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HomeMy WebLinkAbout2024-01-22 PACKET 06.4 (MISSISSIPPI LANDING)STAFF REPORT CASE: PP2024-004 ITEM: 6.4 PUBLIC MEETING DATE: 1/22/24 TENTATIVE COUNCIL REVIEW DATE: 2/21/24 APPLICATION APPLICANT: Rachel Development, Inc. REQUEST: A preliminary plat to be called Mississippi Landing for a residential subdivision that will consist of 377 single-family homes and 18 outlots. SITE DATA LOCATION: Former Mississippi Dunes Golf Course and properties to its west, generally located east or Grey Cloud Drive and north of the Mississippi River ZONING: R-3, Single Family Residential, and R-5, Medium Density Residential GUIDED LAND USE: Low Density Residential, Medium Density Residential, Parks/Open Space LAND USE OF ADJACENT PROPERTIES: CURRENT NORTH: Rural Residential EAST: Rural Residential SOUTH: Mississippi River WEST: Agricultural SIZE: Approximately 172.3 Acres DENSITY: 2.47 units per acre RECOMMENDATION GUIDED Medium Density Res. Trans. Planning Area Mississippi River Parks/Open Space Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION khere Pride and Pr°S�rdy Meet Planning Staff Contact: Emily Schmitz, Community Development Director; 651-458-2874; eschmitz(d)_cottagegrovemn.gov Application Accepted: 12/27/2023 60-Day Review Deadline: 2/25/2024 City of Cottage Grove Planning Division . 12800 Ravine Parkway South . Cottage Grove, MN 55016 Planning Staff Report Mississippi Landing Planning Case No. PP2024-004 January 22, 2024 Proposal Rachel Development, Inc. has submitted an application for a preliminary plat and planned unit development (PUD) for a subdivision consisting of 377 single-family lots. The subject site is lo- cated on the former Mississippi Dunes Golf Course site south of 103rd Street South, east of Grey Cloud Trail South, and adjacent to the Mississippi River. i' . 1 Review Schedule Application Received- December 21, 2023 Application Accepted- December 27, 2023 Planning Commission Meeting- January 22, 2024 Tentative City Council Meeting- February 21, 2024 60-Day Review Deadline- February 25, 2024 Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 2 of 40 Background Site Background The Mississippi Dunes Golf Course property (approximately 200 acres including the old driving range) as it is known today, is located south of 103rd Street and adjacent to the Mississippi River and was maintained as tilled field until the early 1990's when it was mass site graded into a golf course. The course operated from the 1990's until around 2017/2018 when the course closed permanently. The site sat vacant since that time and eventually went into foreclosure. The prop- erty was purchased sometime in 2019 by the current property owner. In November of 2020, the City initiated a Master Plan process evaluating the property and creating a vision for park and open space as well as potential density on the site. The Mississippi Dunes Master Plan was approved by the Council on December 1, 2021. At time the Master Plan was approved by Council, the City submitted an application for a Comprehensive Plan Amendment to align the City's 2040 Comprehensive Plan with the newly approved Master Plan. The Compre- hensive Plan amendment was approved by the Metropolitan Council on August 24, 2022. In December of 2021, Pulte Homes submitted a development application for a Zoning Amend- ment, Site Plan Review, and Preliminary Plat for a subdivision consisting of 312 single-family lots, 8 twin home units, and a 52-unit senior living cooperative. The applications received a recommen- dation of approval from the Planning Commission at their February 28, 2022, meeting and final approvals at the March 16, 2022, City Council meeting; however, the applicant did not move for- ward with the approved project and discontinued their purchase agreement with the property owner. The preliminary plat and site plan review approvals from March 2022 expire in March of 2024. Land Use Background The previous Mississippi Dunes Golf Course site was approved for golf course development in 1992, and at that time the parcel(s) were guided as agricultural/rural residential. In 2011, as part of the City's 2030 Comprehensive Plan update, the golf course site was guided as "Golf Course" while the surrounding properties, aside from the DNR's Scientific Natural Area (SNA), were guided as Transitional Planning Area. The intent of the 2030 Comprehensive Plan update, guiding the Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 3 of 40 Mississippi Dunes Golf Course as "Golf Course", was to differentiate land use for golf courses that have potential for future development, from areas designated for parks and open space. Cottage Grove Future Land Use 2080 Legend cArslnd� hr-A" — .� fors %WON" .I u. Dwg ftO1* r RMm a.eorr t ONO~ NO oraerft«a~ e _ e w.y fr. car �. rrrrBkarer - rn *M Pa.�v r w � na•,.o�nv. r3ass, 2030 Land Use Map In 2018, as part of the 2040 Comprehensive Plan update, the Golf Course was guided as "Tran- sitional Planning Area." Areas guided within Transitional Planning Areas require additional plan- ning efforts to review and establish future land use designations. Given the Golf Course had been closed in 2017, there was the understanding of potential proposals for development of the site and the City wanted to be sure additional efforts of a Master Plan process were completed to provide clear direction for potential redevelopment of the site. Rural Rir� ideatial Low Derr, i y Residential - Medium Derr ity Residential - Parks{Open Space Transition Plenning,4res Jpen Water r 1 StreEt and Raikmd Right-2f-Oe3y 2040 Land Use Map Mississippi Dunes Master Plan In 2020, the City completed the Mississippi River Access Strategy Report identifying the Missis- sippi Dunes Golf Course as the number one priority for public access to the river in Cottage Grove. The City of Cottage Gove initiated drafting of the Mississippi Dunes Master Plan in late 2020 with Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 4 of 40 the hiring of the City's consultant, ISG, to facilitate the master planning process. The Mississippi Dunes Master Planning process included two components- Park Master Plan and Land Use Mas- ter Plan. The Master Planning process focused on being proactive in managing future park, preservation areas, and recreation opportunities ahead of development options. The Master Plan project statement included'. • Capitalize on a unique opportunity to provide additional access to the Mississippi River and water trail network, • Reserve valuable river front area as part of the redevelopment of the site to single- family and medium -density housing, • Provide programming and design to ensure enough open space is reserved for useful, high -quality recreation space and river access where housing and open space benefit each other-, and • Coordinate and collaborate with adjacent landowners including the DNR through the Scientific and Natural Area (SNA) Unit. Upon completion of a draft of the Master Plan, the City held an open house as well as made the draft Master Plan available in an online forum for comments to be submitted. The City adjusted the Master Plan based on feedback from the open house, online forum, and the City Council. Specifically, reducing the area proposed for medium density housing. The final Master Plan was reviewed, and approval was recommended by the Planning Commission on November 8, 2021 (5-0 vote) and final approval of the Master Plan was granted by the City Council on December 1, 2021 (5-0 vote). -_WJ N n } 40 SPMEFAUILY mwsytia 101* ,• 4 � f rr PMT..M�• _ TM• .• �• Mississippi Dunes Master Plan Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 5 of 40 Upon approval of the Master Plan, the City started efforts in coordination with the property owner, State, and County partner to acquire additional land above and beyond the required park dedica- tion as required as part of a development for this site. The City worked with the property owner for purchase of 19.91 acres of land adjacent to the Mississippi River. The City requested and received a funding partnership from Washington County's Land and Water Legacy Program for park land acquisition at Mississippi Dunes. As part of the purchase of the 19.91 acres, the City committed to preservation of these acres as passive open space limiting the permitted infrastruc- ture and maintaining the natural features of the area. As part of the coordination with the County, the City completed a final plat process to create the lot for purchase (Outlot D) and the future lots committed by the property owner to be dedicated and conserved as park and open space. The plat created the following parcels: • A 19.91-acre parcel (Outlot D) the City purchased on June 30, 2023. The City also secured an easement from the property owner for immediate public access to the public open space. • Outlot C which was dedicated to the City by the property owner ahead of a development. • Outlots A and E - The DNR currently has an option to purchase these lots with the property owner. • Outlot B planned for potential future development. Outlot A 35.1 Acres j+ DNR Purchase a� out < 1C4 9L D 104,Acres 10477 6.9 Acres NA I 5.0 Acres NA 2 2.0 Acres INA 3 2.0 Acres Outlot C 9.6 Acres 70525 Out] or E Previously 4.0 Acres Deeded Ill Acres to City DNR Purcha,? Dedication to City Outlot O 19.7 Acres City Purchasetl l Proposed Outlot Map Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 6 of 40 EAW State Statute requires that single-family residential developments within the Metropolitan Urban Service Area (MUSA) with 250 unattached units or greater prepare an Environmental Assessment Worksheet (EAW) prior to development. The purpose of the EAW is to determine if the preparation of an Environmental Impact Statement (EIS) is necessary. The Responsible Government Unit (RGU) for environmental review is typically the unit with the greatest authority over the project. The City of Cottage Grove was determined to be the Responsible Governmental Unit (RGU). SHC, LLC was hired by the applicant to draft the EAW. The topics reviewed in an EAW include existing ground cover, land use, zoning, geology, water resources, wastewater, air quality, noise, ecological resources, hazardous materials, transportation, and traffic. The mandatory EAW was submitted by Pulte Homes for the previously proposed residential de- velopment. The project that was reviewed for potential environmental impact included a total of 499 units, the maximum project density. The draft EAW followed the required process and was published with the Environmental Quality Board (EQB) Monitor for a 30-day public review and comment period on November 23, 2021, and was distributed to relevant governmental agencies at that time and posted to the City's website for public review. The Planning Commission held a public hearing on the Draft EAW at their December 20, 2021, regular meeting and voted to rec- ommend no additional environmental review. The official 30-day comment period for the EAW expired on January 6, 2022. Comments received were collated by category and relevancy by the City of Cottage Grove. The City Council reviewed the comments on February 2, 2022, and from those comments received, determined the EAW, nor any of the comments, raised an issue that would require further review in the form of an Environmental Impact Statement (EIS). The response to comments and the final decision were submitted to the EQB for publication. The current application submitted by Rachel Development, Inc. consists of 377 total units which is within the 499 unit threshold of the previously completed EAW by Pulte Homes. The action items addressed within the EAW will or have been addressed by the developer, previous devel- oper, or the City and will be required to be completed and maintained throughout the project. Notable studies that resulted and have been completed from the EAW include the following: - Rusty Patch Bumblebee Habitat Assessment: The assessment was completed by res Senior Ecologist, John Larson and indicated there was low suitable habitat for the Rusty Patch Bumblebee within the portions of the property that are being developed. - Phase 1 Archaeological Survey: The Phase 1 Survey was completed by Westwood and found no archaeological resources on the property that is proposed for development. How- ever, a contingency plan in the event any archaeological resources are discovered during the construction process had been completed. - Rare Plant Survey: The Rare Plant Survey was completed Midwest Natural Resources, Inc., and resulted in one state -listed plant species being found located outside of the area proposed for development on the acres planned to be sold to the DNR as an expansion of the SNA. No direct impacts were found relating to the plant population. The Developer has received an updated Natural Heritage Review letter from the DNR dated Jan- uary 16, 2024. The letter indicates the DNR reviewed the proposed project to determine if the Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 7 of 40 project has the potential to impact rare species or other significant natural features. The Letter determines the proposed project will not negatively affect any known occurrences of rare features. The proposed project avoidance measures will be adhered to as part of the proposed project. MRCCA (The Mississippi River Corridor Critical Area) The Mississippi River Corridor Critical Area (MRCCA) was created in 1976 to protect the area's natural, cultural, and scenic resources. The City adopted the DNR's updated MRCCA ordinance on December 15, 2021, which provides coordinated land use and planning, and zoning guidelines for development within the critical area. The ordinance is intended to protect existing bluffs, islands, floodplains, and wetlands and to be enforced by local jurisdictions. The proposed project was reviewed against those standards. The development property is located within two MRCCA Districts: • CA -River Neighborhood (RN): o Description. Characterized by primary residential neighborhoods that are riparian or readily visible from the river or that abut riparian parkland. The district includes parks, open space, limited commercial development, marinas, and related land uses. o Management purpose. Managed to maintain the character of the river corridor within the context of existing residential and related neighborhood development, and to pro- tect and enhance habitat, parks and open space, public river corridor views, and scenic, natural, and historic areas. Minimizing erosion and the flow of untreated storm water into the river and enhancing habitat and shoreline vegetation are priorities in the district. The City purchased an additional 19.91 acres to preserve as park, specifically in its natural state, within the CA -River Neighborhood (RN). The property owner is working through the sale of an additional 12 acres to the DNR to preserve as an addition to the SNA given the noted sensitive habitat within this area. • CA -Separated from River (SR) o Description. Characterized by its physical and visual distance from the Mississippi River. The district includes land separated from the river by distance, topography, de- velopment, or a transportation corridor. The land in this district is not readily visible from the Mississippi River. o Management purpose. Provides flexibility in managing development without negatively affecting the key resources and features of the river corridor. Minimizing negative im- pacts to primary conservation areas and minimizing erosion and flow of untreated storm water into the Mississippi River are priorities in the district. The RTC district must be managed in a manner that allows continued growth and redevelopment in historic downtowns and more intensive redevelopment in limited areas at river crossings to ac- commodate compact walkable development patterns and connections to the river. Minimizing erosion and the flow of untreated storm water into the river, providing public access to and public views of the river, and restoring natural vegetation in riparian areas and tree canopy are priorities in the district. Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 8 of 40 The proposed development area within the SR District will be designed to eliminate and direct any current discharge of stormwater into the Mississippi River, given approved plans will re- quire the stormwater to be first captured through a storm sewer system, treated, and controlled through a series of BMPs and treatment cells prior to discharging to the backwaters of the river. The stormwater basins within the site provide three important benefits: • Stormwater Treatment: Runoff from the development will flow into the ponds in rain events. Once the stormwater comes into the ponds, pollutants like sand, grit, and leaves will settle to the bottom. The City will periodically remove these pollutants as part of routine mainte- nance project across the community in accordance with the City's Municipal Separate Storm Sewer Systems (MS4) Permit issued by the Minnesota Pollution Control Agency (MPCA). This process ensures they do not discharge to the Mississippi River. • Volume and Rate Control: The ponds will provide attenuation or flood storage in large rain events. Since stormwater will run off homes and streets in larger volumes and faster than it did in pre -developed conditions, stormwater piping and basins are placed around the development to collect this water and control it. In large rain events, the ponds collect water and allow it to slowly discharge out of the basins after it has been treated. The developer is required to release stormwater from the developed site at a slower rate than it was released in the pre -developed condition. • Stormwater Infiltration: Some of the basins will be dry most of the time as they are intended to allow water to soak into the ground. This design provides groundwater recharge and aids in reducing project runoff. Legend .issippl River Corridor Critical ,Area <CCA Boun.ary 0 and Township b"r daries _gels CCA U1str;cts CA-RPvrr Ngighbgrhood (RN) CA -Rural OD*n Spada (ROS) CAL -River Town Crass-ngs (RTC) CA -Separated From River (SR) CA -Urban Carr (UC) CA -Urban Misrd(UM I Mississippi River Corridor Critical Area Map Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 9 of 40 The districts within the MRCCA ordinance require that primary conservation areas be designated as protected open space quantities meeting the following as a percentage: • A minimum of 20 percent preserved open space within the RN District o The total acreage of the subject property within the RN District is 60.85 acres. Ordi- nance requires 12.17 acres to be preserved. The Developer is proposing 49.14 acres, or 80.8 percent, of land be protected as open space within the RN District. • A minimum of 10 percent preserved open space within the SR District o The total acreage of the subject property within the SR District is 141.39 acres. Ordi- nance requires 10.63 acres to be preserved. The Developer is proposing 64.45 acres, or 45 percent, of land be protected as open space within the SR District. Between the Developer, the property owner, and the City, approximately 110 acres of the original 200-acre golf course area are being preserved as park and/or open space as part of the entire Mississippi Dunes Golf Course redevelopment area. This results in over half of the original acreage of the site being preserved as open space, future active park area and preserved by the DNR. CA - SEPARATED FROM RIVER (SR) CA - RIVER NEIGHBORHOOD (RN) MRCCA Open Space Exhibit Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 10 of 40 The MRCCA ordinance also requires vegetation and land alteration permits. These permits are intended to provide additional levels of protection for the delicate natural habitat within the river corridor. The Developer has submitted detailed erosion, grading and landscaping plans and are in the process of review by City staff, consultants, and agencies. In addition, habitat assessments on the site have been completed. Planning Considerations Comprehensive Plan The development property is currently guided in the 2040 Comprehensive Plan as a mixture of Low Density Residential, Medium Density Residential, and Parks/Open Space. As part of the Master Planning process in 2021/2022, a land use amendment was requested and approved to ensure the land use map within the Comprehensive Plan aligned with the approved Master Plan. Previous Land Use Current Land Use Rural Residential Low Density Residential Medium Density Residential Parksiopen Space Transition Planing Area open water Street and Railroad Right -of -Way In addition to the land use amendment that was approved in 2022, an amendment to the Utility Staging Areas in the 2040 Comprehensive Plan was also approved. During the planning process for the Master Plan, it was determined that water and sanitary sewer services could be extended to serve the proposed site. At the time, the subject site was located outside of the utility staging area and the 2040 Metropolitan Urban Service Area (MUSA) as depicted in the 2040 Compre- hensive Plan. The images below show the previous Utility Staging Areas map and the current Utility Staging Areas map that was approved as part of the March 2022 amendment. Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 11 of 40 MAIM ff.l ',� !�a�i10 Eli /Ill , II // .F`! +%'f � l ys Tl L �.fll�L.o JIB �_ c �'sI �.i/• '42 WIN, 0 Nil • =''I'� CIS I + ~ rl.� The proposed preliminary plat is consistent with the 2040 Comprehensive Plan in the following ways: - The Land Use Map in the 2040 Comprehensive Plan identifies the future land use devel- opment of the subject property as low to medium density residential. The Developer is proposing single-family lots for the subject property, which is consistent with the 2040 Com- prehensive Plan. - The proposed density of 2.47 units per acre is consistent with the Low Density Residential (1-4 units per acre) and Medium Density Residential (5-13 units per acre) land uses. - The proposed development helps provide the City with a diverse mix of housing types that are needed to serve various income levels and stages of life. - The proposed preliminary plat and grading plan are consistent with the given land use designation for this area. Roial Raaidemial Low Density Re Idennal Medium Denelty Reaekrdml ParkslOpen Space Transition Planning Rrea Open Water Street and Railroad RighPof•VJay _ 2040 Comprehensive Plan: Land Use Map Zoning The subject site is currently zoned R-3, Single -Family Residential (1-4 units per acres) and R-5, Medium Density Residential (5-13 units per acre). Density is calculated using net acres, area of Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 12 of 40 the development less area below high-water levels of ponding areas, delineated wetlands, and major road right-of-way. The Developer's proposal, including a Planned Unit Development (PUD), aligns with the current zoning districts and the long-term growth plan for the parcels as outlined in the Comprehensive Plan Land Use Map and Mississippi Dunes Master Plan. The development proposal by Pulte Homes in 2022 included 312 single-family lots as well 60 units provided as age restricted twin homes and a condo building. Given the Rachel proposal includes only single-family homes, the density is averaged across the development area including the medium and low -density zoned areas. The development is proposed at 2.47 units per acre (377 proposed units/172.3 acres — 19.55 (total site acres less area below high-water levels of ponding, delineated wetlands, and major road right-of-way)) averaged across the low and medium density areas, below the permitted 1-4 units per acre in the low -density zoned area and 5-13 units per acre in the medium density zoned area. R1 — Rural Residential R2 - Residential Estate R3 — Single Family Residential I� R4 — Transitional Residential 7 R5 — Medium Density Residential = R6 — High Density Residential Preliminary Plat The preliminary plat, as proposed, depicts a logical development given the performance standards of the zoning district. The plat consists of 377 owner -occupied units varying in lot sizes and prin- cipal structure sizes. Preliminary Plat Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 13 of 40 Proposed Development Outlots The proposed preliminary plat creates 17 outlots throughout the development that are proposed to be owned by various entities in the long term. In addition, 5 lots are being created for parks and open space which are detailed in the park section of this report. The table and image below pro- vide the proposed outlots and the intended long-term ownership of each outlot. Proposed Development Outlots Proposed Development Outlots, Proposed Long -Term Ownership, & Proposed Use Proposed Development Outlot Proposed Long -Term Ownership Proposed Use Outlot A City Future use may be for stormwater treatment. Outlot B City Future use intended for lift station and potentially stormwater treatment. Outlot C Master HOA Entry monument and landscaping. Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 14 of 40 Outlot D City Contains wetlands and stormwater facilities. Outlot E HOA, one of the sub -associations. Primary use is open space for the neighborhood. Outlot F HOA, one of the sub -associations. Primary use is a private park for the neighborhood. Outlot G City Contains wetlands, trails, and stormwater facilities. Outlot H City Contains wetlands, trails, and stormwater facilities. Outlot I City Contains wetlands, trails, and stormwater facilities. Outlot J HOA, one of the sub -associations Entry monument and landscaping. Outlot K Master HOA Entry monument and landscaping. Outlot L Master HOA Entry monument and landscaping. Outlot M Developer Access during construction, long- term HOA owned or potentially deeding land to adjacent property owners. Outlot N HOA or property owners of lots Open space and stormwater draina e area. Outlot 0 HOA, one of the sub -associations Entry monument and landscaping. Outlot P HOA, one of the sub -associations Entry monument and landscaping. Outlot Q City Part of trail system. Zoning Development Standards The Developer is proposing three distinct neighborhoods with differing product types and mini- mum lot widths. The varying neighborhoods consist of minimum lot widths of 40-feet, 52.5 feet, and 65 feet while the R3 Zoning District allows for a minimum lot width of 65 feet. The Developer has proposed the variation in lot sizes as part of their PUD request to support several product types at varying price points to allow for housing opportunities that promote life -cycle housing and meeting the Council's goals of providing several housing opportunities adjacent to the Mississippi River. Number of Units Based on Lot Sizes Minimum Lot Width Number of Lots 40-foot lot width 183 lots 52.5-foot lot width 117 lots 65-foot lot width 77 lots Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 15 of 40 a LOTSTYLE PADSIZE SMALL SF LOTS 30'x55' MEDIUM SF LOTS 40'x70' LARGESFLOTS 52.5'x70' 4 i iAkl�`'�:1 4' � .� _lam• :G �G�. '. IS l�� QL-il - Proposed Lot Widths The development performance standards of the requested zoning district classifications are detailed below. As part of the PUD request, the Developer is proposing varying setbacks for the varying lots. These adjusted setbacks allow for the lots to support varying product types within each neighborhood-, however, the proposed setbacks will continue to provide building separation of 12.5 feet. Lot Development Performance Standards Proposed 40' Proposed 52.5' Lot Proposed 65' Lot Standard Lot Width Width Width Minimum Lot Area 5,000 sf 6,825 sf 8,450 sf Minimum lot width at the 40 feet 52.5 feet 65 feet front setback Minimum side yard 5 feet 6.25 feet 6.25 feet setback, house Minimum side yard 5 feet 6.25 feet 6.25 feet setback, garage Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 16 of 40 Minimum front yard 20 feet 25 feet 25 feet setback Minimum rear yard 20 feet 35 feet 35 feet setback Corner lot setback 20 feet 20 feet 20 feet Maximum Principal 30 feet 35 feet 35 feet structure height Park Land and Open Space A minimum of 10 percent of developable area (areas below the highwater level of ponding areas and right-of-way are deducted) shall be required to be dedicated for new developments to provide residents with public recreation facilities including parks and open spaces as a part of develop- ment projects per City Code Title 10-4-3. The approved Mississippi Dunes Master Plan guides the southerly portion, 45.7-acres of the site for future park and open space. Given the City and the property owner's commitment to preserving the entire area adjacent to the Mississippi River as park and open space, 29.51 acres of the planned park and open space to date has been acquired by the City. Four acres are proposed to be dedicated as part of the pro- posed development and an additional 12.4 acres are proposed to be purchased by the DNR. The projected total area of park and open space the property owner has committed to public open space is approximately 80.8 acres in total, only approximately 19.2-acres (10 percent of the total project area, approximately 200 acres) are required to be dedicated per City Code. The City purchased 19.91 acres of this area in coordination with the County and their Land and Legacy grant funding. As part of the purchase of these acres, the City is committed to preserving this area as passive open space and limited improvements are permitted to be made within this area. The City has submitted an application for habitat restoration of 19.91 acres of conservation area. If approved, it would be a three-year effort to remove invasive, dead, or dying species and repopulate with native prairie, woodland, and wetland species within this open space area. y Outlot City 12.4 Act DNR Pu Outlot D 19.9 Acres City Purchased Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 17 of 40 The property owner deeded Outlot C (9.6-acres), as shown in light green in the image below, to the City prior to development moving forward. s Outlot C 9.6 Acres Previously s d Deeded to City on to The property owner continues to work with the DNR for purchase of 12.4-acres in the southeast corner of the development area as well as Outlot A (35.1-acres, the previous driving range). The DNR has indicated this area of the development site to be the area of highest significance with habitat properties similar to that of the SNA. The DNR purchase of these parcels will provide for safe public access to the southern portion of the existing SNA property that does not exist today. Legal public access from the City's park and open space would be provided to the additional acres purchased by the DNR on the south side of the railroad tracks. The two parcels noted for DNR purchase are shown in orange in the image below. Tea Outlot A ` ©NFi DN Acres h, Purchase G Cuilot B 104,9 Acres l Outlai E 12.4 Acres DNR Purchase Outtot O 19.9 Acres City Purchasetl Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 18 of 40 As part of the development, an additional four acres is proposed to be dedicated to the City as park and open space. The four acre parcel is shown in light green in the image below. NA 3 2.0 Acres Outlot 10525 9.5 Ac 4.0 Acres Previo Proposed Deede Dedication to City Staff is currently in the process of hiring an architect for the proposed building in an effort to amend the park master plan to fit the modified site as proposed in the development proposal. The recre- ational elements within the original master plan will remain, but staff is analyzing what adjustments may be necessary or advantageous with the proposed road realignment and potential site grading changes. The building will be a key focal point for entry and activity of the park, so having a concept plan to steer amendments to the park master plan will allow us to address recreational features, ADA compliance, road, trail, boat launch and supporting landscaping elements of the entire park. t ,'�•rf` yyC' "lj,fr 60NClfT /JR?/:rl�R/ If°Y C. > CAr Preliminary Park Rendering Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 19 of 40 Historical Review — William Cowan House The William Cowan/Okey House located at 10301 Grey Cloud Trail has been identified as a priority site in the City's Historic Preservation Strategy Report. The City's report indicated the structure embodies the distinguishing characteristics of archi- tectural type or style, or elements of design, detail, materials, or craftsmanship. The house was built circa 1850s and is of Greek Revival architecture. A Finding of Significance was completed by the Cottage Grove Advisory Committee of Historical Preser- vation in 1990 and submitted to Minnesota State Historic Preservation Office. At their October 6, 2021, meeting the City Council approved the hiring of New History to assist City staff on planning cases that have a historic preservation component. New History is an ac- credited historical consulting company based in Minneapolis that works with clients throughout Minnesota and the Upper Midwest. New History completed a historical evaluation and provided a professional opinion of significance on the subject property. Research and on -site investigation suggest that the property has experienced significant altera- tions since its original construction. Most noticeably the development of the golf course and addi- tions to the house. These alterations to the property have impacted the integrity and it may no longer be eligible for local or national designation. Current William Cowan House As part of the development application, the Developer is proposing to create an outlot which would include the house and barn. Given the locations relation to the realigned 103rd Street and the proposed lift station location the structure may have to be removed. The City will work with the ACHP and the Developer for documentation of the existing site prior to any activity or alteration of the site. Documentation will include photographs and video prior to the removal of the structure. Following removal of the structure, the Developer has committed to documenting the site and providing a plaque on the site. In addition, further documentation will include photographs, video, and retention of key pieces of the structure. The Developer will be responsible for removal of the structures, sealing of the well and abandonment of any septic infrastructure on the site prior to deeding the parcel to the City. Transportation The County conducted and approved their Southwest Arterial Study in November 2020 for this area of the community, specifically from Highway 61 to Grey Cloud Island. The County's goal was to review alignment options for a County arterial roadway connection from Highway 61 to their future proposed regional park located on Lower Grey Cloud Island. The study identified two potential alignments of 103rd Street through the Mississippi Dunes site and determined the route aligning with the current Grey Cloud Trail to be the most appropriate. With that said, the proposed realignment of 103rd Street at Grey Cloud Trail will be required to be completed as part of this proposed development project. Right-of-way needs for 103rd Street will be coordinated with Washington County considering the future County roadway corridor, similar to the Settlers Bluff development. The development would access off the realigned 103rd Street at the north end of the development as well as Grey Cloud Trail further to the southwest. Both 103rd Street and Grey Cloud Trail north of 103rd Street are Municipal State Aid (MSA) streets and will be designed to MSA standards. Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 20 of 40 The realignment of 103rd Street will also require adjustment to existing driveways for several parcels on the west side of Grey Cloud Trail. The Developer has proposed platting of additional right-of-way and construction of a cul-de-sac which would support the existing two driveway ac- cesses. In addition, with the realignment of 103rd Street, a portion of the existing prescriptive roadway easement will not be needed any longer and therefore, the City will work with the adja- cent property owner on realignment of the existing driveway as well as restoration expectations of the old roadway corridor. The City has reached out to each of these impacted residents to ensure they are aware of the proposed adjustments and will work with them directly through the planning and construction process. Proposed Cul-De-Sac The former applicant (Pulte Homes) conducted a Traffic Impact Study (TIS) to understand the potential impacts to the adjacent roadway networks as part of the development. In the TIS, a no - build scenario was also reviewed for comparison. While the current proposal does include more single-family residential lots than the previous development, the overall total number of units and trips generated are equal to or less than what was proposed in 2022. Therefore, the information provided in the TIS is still valid and can be referenced as part of the proposed development. The Pulte study indicated all seven of the evaluated intersections will continue to operate appro- priately at both build and no build conditions. By 2040, delay is increased but levels of service are still considered to be acceptable. A minimal operational impact on the surrounding roadway net- work and adjacent property owners is proposed, consistent with other developments within the City. Dedicated turn lanes are proposed on 103rd Street into the development. Also, improve- ments to the 103rd Street bridge approach will be made, including flashing bridge height warning signs, flashing stop signs at the bridge, and advance warning "stop ahead" signs with flashers to alert drivers of the unusual stop condition. Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 21 of 40 Street Names Street names will be designated per Washington County's uniform street naming guide. The pro- posed street names, shown below, will undergo a final review by the City's Public Safety Depart- ment to ensure the most efficient emergency response to the area. All street names must be labeled on the final plat. Proposed Street Names Trails and Sidewalks Given the unique location of the development property and the proximity to the Mississippi River and the DNR's SNA area to the east, the Developer placed focus on providing pedestrian acces- sibility throughout the development area and connection to both the adjacent recreational loca- tions and the regional trail corridor existing today along 103rd Street and Grey Cloud Trail. Sidewalk is proposed on one side of public streets within the Mississippi Landing portion of the development which also provides connections to proposed trails within the dedicated and main- tained open spaces of the development. In addition, the proposed development will support a network of sidewalks and trails which will ultimately connect to the Great River Trail as well as future City trails within the future park area. Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 22 of 40 iy f,N J .pr n4 ` seeyyRrs y - r i� �3a Poe su ay~*` —�a- • ■IQO ICI ,asp- � b Legend PrOpOW Naburail liking Trail MississippiDunes Cottage Grove, MN Date, 1/19/2024 Development Area Trail Rendering Tree Preservation City Code Title 11-6-19 requires completion of a tree inventory (all qualifying trees) for the entire project area of a proposed development. Inventories can be completed as an individual tree in- ventory and/or large woodland tract inventory. An individual inventory provides the tree species, diameter inches, and health of each individual qualifying tree on site. A large woodland tract (con- tiguous canopy equal to 7,500 square feet or greater), can be utilized to get an average of the Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 23 of 40 qualifying inches within preserved canopy areas without inventorying each individual qualifying tree. The previous project proposer conducted and completed an individual tree inventory throughout the entire development site which the City accepts as part of the current development proposal on the site. Since the previous development proposal, the City's Tree Mitigation ordinance was updated permitting removal of 25 percent of the overall qualifying inches on a residential devel- opment site and removing any species on the DNR invasive species list as a qualifying tree. Qualifying inches removed above and beyond the permitted removal rate continue to be required to be replaced on site or the City's tree mitigation fee paid ($150 per qualifying inch). Given the ordinance adjustment, the Developer has reevaluated the tree inventory outlining an updated mitigation requirement: Total Inches Existing Permitted Permitted Excess Replacement Qualifying Removal to be Inches Inches Replacement Inches Inches Threshold Removed Removed Removed Rate Required 40,720 25% 10,180 26,839 16,659 50% 8,329 The old driving range area currently Outlot A, is under contract to be sold to the DNR, the City recognizes this will preserve a large number of existing qualifying trees on that site that otherwise may have been removed at such time that site was developed. Credit is proposed to be given to the remainder of the development site for the preserved trees as identified using the woodland tract method outlined in the City's code. The areas of wooded cover have been measured in square feet (532,738 square feet) and divided by the code required proxy of 60: 8,878 preserved inches. kS M r r Woodland Tract Tree Canopy Area Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 24 of 40 The Developer is proposing additional plantings above the minimum required landscape plantings of 132 trees (2,351 caliper inches) within outlots and ponding areas of the development. These proposed additional trees provide credit to the required mitigation inches on the site. In addition to the plantings, the project is preserving the driving range (35.1-acres) which is credited towards the mitigation required. If Outlot A (35.1-acres) is not sold to the DNR, mitigation of inches that are not replaced on the development site (5,978 inches), will be required to be paid by the property owner. Replacement Inches Required Proposed Replacement Inches Woodland Tract (previous driving range) Remaining Mitigation Inches 8,329 2,351 8,878 -2,900 The Developer has agreed to work with the Park and Recreation Department to clean up the area of future park and open space adjacent to the entrance road. Removal of dead, diseased, and trees will be required to be cleaned up on the site. Landscaping City Code requires landscape plantings be installed as a part of single-family development projects within the City. The required plantings per City Code Title 11-3-12 are detailed below. Landscape Lot Performance Standards Standard 60' Lot Width or Less 60' Lot Width or Greater Boulevard Trees 1 per adjacent street 1 per adjacent street Lot Trees 2 per lot 3 per lot, no less than 2 different specie Shrubs 10 per lot 10 per lot In order to ensure survivability and practical planting locations of lot landscaping, the Developer has proposed varying landscaping standards based on lot width. The proposed landscape perfor- mance standards of the requested lot size classifications are detailed in the table below. Proposed Landscape Lot Performance Standards Proposed 40' Lot Proposed 52.5' Lot Proposed 65' Lot Width Standard Width Width Boulevard Trees Every other lot, 1 per Every other lot, 1 per Every lot, 1 per adjacent adjacent street adjacent street street Lot Trees 2 per lot (one can be 2 per lot (one can be 3 per lot ornamental) ornamental Shrubs 5 per lot 10 per lot 10 per lot The Developer has provided a landscape plan identifying boulevard trees and lot landscaping. Boulevard trees are proposed to be reduced to every other lot on the 40' and 52.5-foot-wide lots to avoid overcrowding and reduced impact to streetlights, hydrants, and utilities. This number of boulevard trees was also permitted on the 40-foot-wide lots approved within the Settlers Bluff development. This proposed boulevard tree layout has been reviewed and approved by the City's forester to ensure survivability of the boulevard trees. The larger lots within the development are Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 25 of 40 proposed with a boulevard tree per each lot. All corner lots will be required to have one boulevard tree per street frontage. A condition of approval will require planning department approval of the final landscape plan. Given the Developer is proposing to maintain a large number of existing trees on the site, specif- ically a large number within proposed lots, several lots will not require the total number of rear yard lot trees to be planted given the large number of existing trees preserved on the lots. These lots will require a front yard tree and a boulevard tree: Block 4, Lots 5-13, 16-17, 19-21, 24-27 Block 13, Lots 1-16 Block 14, Lots 1-5, 22, 28-30 Preserved Rear Lot Trees These areas of preserved trees will also provide an additional buffer from adjacent properties in addition to the proposed lot depth. In addition, the Developer is proposing to plant one rear yard tree on lots adjacent to the City - owned parkland. The remaining required trees per the lots listed below, and as shown in the image below, will be required to be planted throughout the development. Block 14, Lots 6-12 Block 16, Lots 1-5, 19-21, 23-27 Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 26 of 40 Stormwater Management Plan Storm sewer will be extended from all streets to the stormwater basins proposed throughout the development. The proposed basin areas require access points, which are to be a minimum of 20 feet wide, to allow for maintenance of the infrastructure in the future. The Developer has depicted these required pond access routes to all proposed ponding areas and will be required to dedicate the accesses as part of the outlot with which the basin resides to the City. The property owners on either side of these access routes will be required to maintain the vegetation to the centerline of the access. The storm sewer system and stormwater management facilities will be designed and constructed to City standards and the City will own and maintain them upon acceptance. The development stormwater runoff will be captured in a network of underground storm sewer pipes that direct the runoff to drainage swales, ponds, and infiltration devices. The front yards and driveways will drain into the street, combine with the street runoff and be captured by drains, or catch basins. Pipe networks connect catch basins to the holding ponds throughout the develop- ment which are shown in red on the image below. As noted in the MRCCA section, the stormwater devices serve to remove pollutants in the runoff such as nitrogen, phosphorus, and eroded soil, and provide controls for the rate and volume of development runoff. Other devices are installed, like skimmers, to aid in ensuring floatable mate- rials are not released downstream from the development storm sewer system. Generally, these stormwater ponds discharge to the infiltration ponds that are shown in green on the image below. The infiltration ponds allow the runoff to soak into the ground. Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 27 of 40 Mississippi Landing Stormwater Management Facilities A wetland delineation has been completed and a wetland buffer identified surrounding the delin- eated wetland areas which will be protected and preserved as part of mass site grading. The wetlands, highlighted above in green, will be located within outlots owned and maintained by the City. The South Washington Watershed District will act as the Local Government Unit (LGU) for administration of the Wetland Conservation Act (WCA). The Developer is proposing to fill minimal areas of the wetland area to the north mainly for the construction of the access road into the development and the realignment of 103rd Street. Wetland Impacts and mitigation will be identi- fied with the preparation of a wetland replacement plan by the Developer. Wetland credits will be obtained from an approved state and federal wetland bank. The preliminary stormwater management plan, dated December 20, 2023, was submitted and reviewed by the City's engineering staff, and their comments are included in a plan review letter dated January 17, 2024. The Developer's engineering consultant will continue to work with the City Engineer and SWWD to address stormwater requirements and provide wetland delineation documentation. Grading As with all new development projects, site grading is necessary to provide on -site stormwater detention, street and building pad elevations, and drainage swales for routing surface water runoff to appropriate storm sewer systems. Each building pad will be graded above the street elevation and at least three feet above the 100-year high-water elevation for adjacent stormwater basins. Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 28 of 40 As noted on the preliminary Erosion and Sediment Control Plan, silt fence will be installed along the perimeter of the grading limits. Part of the grading requirements for the site includes construc- tion of the required ponding for the site. The future City park that will be constructed on the southwest corner of the development will require grading to prepare for a future park building, access road, and associated park areas. The Developer is proposing to rough grade and remove material from this area and spread it within the development. This partnership will result in a cost saving to the Developer as they do not need to haul in the additional fill material, as well as the City at the time of park development. The preliminary grading plan (dated: December 20, 2023) was reviewed by the City's engineering staff, and their review comments are included in the January 17, 2024, memorandum. Additional grading and drainage review will be required upon submittal of an updated plan set. These plans are required to be submitted and approved prior to issuance of a grading permit. Utilities The installation of the on -site utilities, roads, and supporting infrastructure will be privately de- signed and constructed to meet City standards and specifications. The Engineering memo dated January 17, 2024, addresses the connections for the project. Drainage and utility easements are required over all utility connections and infrastructure, not within City right-of-way, allowing the City access to public infrastructure. The proposed development will require a lift station given the lower elevation of the area in com- parison to the Metropolitan Council sanitary sewer interceptor which is the ultimate discharge point for the City's sanitary sewer. Since the lift station would also ultimately serve other surround- ing areas due to elevations, the City and Developer are sharing the cost of design and construc- tion. At this time, the City's consultant is working through the design of the Lift Station plans that would then ultimately be bid and constructed by the Developer. Construction cost share will ulti- mately be determined once bid results have been obtained and percentage -based value can be applied. The lift station and forcemain will be constructed with a discharge point into newly con- structed trunk sanitary sewer installed as part of the City's South District Street and Utility Project near the intersection of Hadley Avenue and 103rd Street. The lift station is proposed to be constructed on Outlot B and will be owned and maintained by the City. -,. --_ OUTLOTA MU PRV a s '�s y 1 BounoTe 1 LIFTY/ Z — STATION & PRV �r C 1,3 a �',BLd'KE1 �_ uTL, oTD Ramat w ..�-•_DU'ito- tl Proposed Lift Station and Pressure Reducing Valve (PRV) Locations Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 29 of 40 Water main will be required to be looped through the site. Two connection points have been iden- tified south of the recently developed Settlers Bluff neighborhood for an 18-inch trunk main and 8-inch water main to be extended along 103rd Street to the development. The 8-inch watermain construction will require acquisition of easement on two parcels along 103rd Street. Due to the low elevation of the site, pressure reducing valves will be required on both the 18-inch and 8-inch water mains. Connection and extension of both water mains will provide the necessary looping to the development for continuous service and fire flow in the event of a damaged pipe segment. Sewer and water extensions to the site will require crossings of the BNSF railway. The Developer will coordinate with BNSF to comply with required utility crossing requirements adjacent to the existing bridge. Monument Signs The Developer is proposing to plat multiple outlots (Outlots C, K, L, O, P, J) to be utilized for potential entry monuments with landscaping. These outlots will be required to be owned and maintained by the HOA. A separate building permit will be required to be secured prior to con- struction of the proposed sign. As part of the PUD flexibility, the Developer has indicated the intent to have 12-foot to 12.5-foot-tall entrant monument signs. In addition, the Developer has submitted renderings of potential entrance monument signs which will ideally utilize limestone from within the project areas. sae E[cVATIVH */ 4 *2 Potential Entrance Monument Sign Rendering I� y � � w MA/NEN7�(+fi4E'E -M/ 1 L/iNUI'NF Entrance Monument Sign Rendering — Cross Section Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 30 of 40 Fencing Any fencing proposed on lots adjacent to the City park will be required to be uniformly designed with uniform color. The developer should communicate that all new property owners of Lots 12- 16, Block 13; Lots 1-12, Block 14; Lots 1-6 and 19-30, Block 16; and Lot 10, Block 17 are required to plan for the installation of fencing with uniform design and color. This will be required to be included in the HOA covenants and provided to the City prior to issuance of a building permit. Architecture The Developer has indicated the intent to create three distinct neighborhoods consisting of at least three builders and various product types and price ranges within the proposed development. The Developer has stated the intent to have Capstone Homes construct product on the 40-foot lots, M/I Homes to construct product on the 52.5-foot lots, and multiple custom builders to con- struct product on the 65-foot lots. The Developer has also stated each HOA Sub -Association will have their own architectural guidelines based on the product that is being constructed. Renderings of the proposed products on each lot size are included below. - ■ol■ ions BEEN Proposed 40-foot Lot Product — Capstone Detached Townhome Proposed 52.5-foot Lot Product — M/I Homes Villas Proposed 52.5-foot Lot Product — M/I Homes Smart Series Home Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 31 of 40 Proposed Potential 65-foot Lot Product Phasing The Developer is proposing construction throughout four phases. The area shown in green below indicates the proposed first phase of the development. As a part of the early dedication by the current owner, an access easement was provided to the parkland along the river to ensure con- sistent public access to the public open space. This easement will be vacated as a part of the first phase of development work and an alternative/permanent access will be provided. The Developer will be required to work with the City to ensure the City -owned parkland and access to the Missis- sippi River are provided at all practical times during development construction. xawrn�r �z AOw L] xwSC e L ] PHAW 3 L xw¢ Proposed Phasing Plan Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 32 of 40 Area Charges and Development Fees Area charges and related development fees for this project will be based on the acreages shown on the final plat. These fees and charges will be accurately adjusted based on the final plat layout and be provided in the development agreement. All fees and charges will be memorialized within the development agreement. Payment to the City will be required at the time the development agreement is fully executed by the City and Developer. Homeowners Association Multiple homeowner's associations (HOA) will be created for the Mississippi Landing develop- ment. The Developer has indicated there will be a master HOA with three sub -associations, one sub -association for each of the three distinct neighborhoods. Each sub -association will be respon- sible and have standards pertaining to the respective neighborhoods, while the master HOA will be responsible for various items throughout the development. Furthermore, the Developer has indicated that the HOA sub -association for the 40-foot-lot neighborhood will be responsible for the maintenance of the lawn and snow removal for each lot. Department Review The proposed project was reviewed by the City's Technical Review Committee at their December 10, 2023, meeting. No additional comments or concerns were brought forth at the review meeting. Public Hearing Notices Public hearing notices were mailed to 32 property owners who are within 500 feet of the proposed subdivision, the DNR, and published in the St. Paul Pioneer Press on January 10, 2024. Recommendation That the Planning Commission recommend that the City Council approve the Preliminary Plat and Planned Unit Development for a subdivision consisting of 377 single-family lots and 18 out - lots to be named Mississippi Landing subject to the following conditions: General Development 1. The Developer and builders must comply with all city ordinances and policies except as may be modified by agreement of the Developer and City staff. 2. All grading, drainage, erosion control, and utilities must conform to the final plans approved by the City Engineer. 3. The Developer receives appropriate building permits from the City, and permits or approv- als from other regulatory agencies including, but not limited to: South Washington Water- shed District, Minnesota Department of Health, Minnesota Department of Natural Resources, and Minnesota Pollution Control Agency, and Washington County. 4. The Developer shall incorporate into the final plat the recommendations, requirements, and evaluations noted in the Bolton & Menk memorandum dated January 17, 2024, subject to modifications by the City Engineer. 5. The Preliminary Plat approval shall be valid for two calendar years after approval or at such time a final plat is approved. Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 33 of 40 6. The Developer shall work with the City to ensure proper documentation of the William Cowan/Okey House, located at 10301 Grey Cloud Trail, prior to any activity or alteration to the structure. If any alterations occur to the structure, an onsite plaque shall be provided and installed by the Developer. 7. The Developer shall be responsible for sealing the well and septic systems serving 10301 Grey Cloud Trail. 8. The Developer shall adhere to any mitigations and commitments as outlined in the EAW. Platting, Land Dedication, and Easements 9. The final plat and the City's approval of the final plat are subject to additional conditions that will be listed in the City resolution approving the final plat and included in the develop- ment agreement. 10. The Developer must enter into an agreement with the City of Cottage Grove for the com- pletion of the improvements required by City ordinances. Once the development agree- ment is completely executed and all cash deposits and payments are paid to the City, the City will release the final plat to the Developer for recording at the Washington County Recorder's Office. 11. A final plat must be recorded with the Washington County Recorder's Office before any building permit can be issued. 12. Outlots A, B, D, G, H, I, Q, and R shall be deeded to the City for utility, stormwater, wetland, and trail purposes. 13. Outlot R and shall be deeded to the City as park dedication prior to the issuance of a building permit. 14. Common mailboxes meeting the approval of the local postmaster are required. 15. Right-of-way shall be platted within Outlot M adjacent to Grey Cloud Trail. Outlot M shall be owned and maintained by the HOA or deeded to adjacent property owners. 16. Outlot F, planned as private park, shall be owned and maintained by the HOA. Vegetation shall be maintained meeting the City's standards. Maintenance standards shall be outlined in the final plat and development agreement. Construction and Grading 17. Developer must apply for and obtain a grading permit from the City prior to beginning any work on the subject site. Grading, Drainage, and Erosion Control plans must be approved by the City Engineer, other necessary permits (i.e. NPDES permit) must be obtained, and a preconstruction meeting must be held prior to issuance of a grading permit. 18. Prior to Council review of the final plat, the Developer must submit for staff review and approval a final construction management plan that includes erosion control measures, Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 34 of 40 project phasing for grading work, areas designated for preservation, a rock construction entrance, and construction -related vehicle parking. All emergency overflow swales must be identified on the grading and erosion control plan. 19. Access to the public park must be maintained throughout the course of the development. Developer must coordinate with City staff to provide a temporary parking area and safe access route throughout the project. 20. Upon completing site grading, an electronic PDF and CAD file of the "As -Built" survey must be submitted to the City Engineer. 21. No tree clearing shall be conducted after April 1 or before November 1. 22. The Developer shall be responsible for coordinating clean-up of the park land adjacent to the park access road. Lot Performance Standards 23. The architectural standards of the development shall be consistent with the following: Mississippi Landing single-family homes (40-foot and 52.5-foot lot width minimum): a. The minimum finished floor area for single-family dwellings is 1,000 square feet. b. The minimum attached garage floor area for single-family dwellings shall be 240 square feet. c. Architectural design is required on all four sides of the principal structure. d. Architectural materials must be varying on the front fagade of the principal struc- ture (shakes, board and batten, brick or stone, accent siding, shutters, window boxes, etc.). Mississippi Landing single-family homes (65-foot lot width minimum): a. The minimum finished floor area for single-family dwellings is 1,200 square feet. b. The minimum attached garage floor area for single-family dwellings shall be 440 square feet. c. Architectural design is required on all four sides of the principal structure. d. Architectural materials must be varying on the front fagade of the principal struc- ture (shakes, board and batten, brick or stone, accent siding, shutters, window boxes, etc.). 24. Principal structure elevation styles shall not be the same on lots that are adjacent to, across from, or diagonal to the subject lot. 25. The Developer shall submit a final plan detailing the transition between adjacent differing minimum lot widths to ensure a sound transition. Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 35 of 40 26. If fencing is installed within the project area, it must be constructed of the same design, materials, and color throughout the development. This applies to fencing installed on Lots 12-16, Block 13; Lots 1-12, Block 14; Lots 1-6 and 19-30, Block 16; and Lot 10, Block 17. 27. The HOA shall be required to maintain the landscaped median within "Road A". Conditions of maintenance shall be described in the Development Agreement. Utilities 28. The Developer is responsible for providing the necessary easements and costs associated with road and utility improvements serving the site. All drainage and utility easements, as recommended by the City Engineer, must be shown on the final plat and dedicated to the City for public purposes. 29. The water utility plan shall conform to the City's water supply and distribution plan. 30. The sanitary sewer utility plan shall conform to the City's sanitary sewer comprehensive plan. 31. All stormwater designs shall meet the intent of the City's Surface Water Management Plan and the SWWD water management plan. 32. The Developer must make all necessary adjustments to the curb stops, gate valves, and metal castings to bring them flush with the topsoil (after grading). 33. The Developer is responsible for construction of a lift station proposed on Outlot B. No permanent or temporary certificates of occupancy shall be issued until the lift station is operational. Streets 34. The street names for proposed public streets shall align with the County's uniform street naming system and be labeled on the final plat. 35. The City's curb replacement policy must be complied with during home building. A bitumi- nous wedge shall be maintained on the street until 90 percent of the homes are constructed in any phase or in three years. Landscaping and Irrigation 36. Irrigation systems installed within City right-of-way are solely the responsibility and risk of the Developer, or individual. The City is not responsible or liable for any damage or costs related to installation, damage, or replacement of lawn irrigation systems placed in the boulevard as a result of City use of or future changes in the right of way. The HOA is responsible for the maintenance of the irrigation system within the boulevard area to the back of the curb and within any outlots. An irrigation plan is required to be submitted and approved prior to the issuance of a building permit. 37. All proposed tree locations on the proposed landscape plan shall be reviewed and ap- proved by the City Forester. Deciduous trees should be located a minimum of 5 feet off any utility pipe. Coniferous trees shall be located a minimum of 15 feet off any utility pipe. No trees shall be located within a storm pond high water level or within the pond access Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 36 of 40 routes. Trees shall not be located so as to interfere with hydrants, street lighting, utilities, and traffic signage. 38. If Outlot A (35.1-acres) is not sold to the DNR, mitigation of inches that are not replaced on the development site (5,978 inches), will be required to be paid by the property owner. 39. The City Forester will mark the location where boulevard trees must be planted and ap- prove the tree species to be planted. The final landscape plan must be reviewed, coordi- nated, and approved by the City Forester. 40. The Developer is responsible for establishing the final grades, topsoil, and seeding of all the lots, outlots, and boulevards within the subdivision. 41. All lots with a 40-foot lot width minimum are required to have two trees and five shrubs installed. 42. All lots with a 52.5-foot lot width minimum are required to have two trees and ten shrubs installed. 43. All lots with a 65-foot lot width minimum are required to have three trees and ten shrubs installed. Lots adjacent to the City -owned parkland shall be required to have one tree and ten shrubs installed: Block 14, Lots 6-12 Block 16, Lots 1-5, 19-21, 23-27 44. Lots on which existing trees are being preserved, no additional rear yard trees are required on the following lots: Block 4, Lots 5-13, 16-17, 19-21, 24-27 Block 13, Lots 1-16 Block 14, Lots 1-5, 22, 28-30 45. The HOA will be required to maintain vegetation within all HOA owned outlots including outlots containing monument signage. 46. Outlots to be deeded to the City: a. Outlot A b. Outlot B c. Outlot D d. Outlot G e. Outlot H f. Outlot I g. Outlot Q h. Outlot R Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 37 of 40 Surface Water Management 47. The lowest opening ground elevations of all structures shall be a minimum of two feet above the emergency overflow elevation, and three feet above adjacent pond high water levels. 48. All emergency overflow swales must be identified on the grading and erosion control plan. Each fall while home building is occurring, emergency overflow elevations shall be sur- veyed to ensure the emergency overflows are properly graded and maintained. 49. All pond access routes shall be sodded. Lots adjacent to pond access routes including trail corridors are required to maintain to the center of these accesses or up to the edge of the trail. Block 2, Lot 11 Block 3, Lots 1, 4 Block 5, Lots 1, 69 Block 6, Lots 1, 26 Block 7, Lot 15 Block 8, Lot 36 Block 9, Lots 1, 18 Block 11, Lots 1-3 Block 12, Lots 1, 18-19, 43 Block 14, Lot 12 Block 15, Lot 1 Block 16, Lot 1 Block 17, Lot 1 Onsite Infrastructure Improvements 50. A street lighting plan must be submitted by the Developer and approved by the City Engineer. 51. The Developer must place iron monuments at all lot and block corners and at all other angle points on property lines. Iron monuments must be placed after all site and right-of- way grading has been completed in order to preserve the lot markers for future property owners. 52. The Developer is responsible for the cost and installation of public land boundary markers at the corners of private properties abutting Outlots as specified in the development review memo from Bolton & Menk. The actual number of park boundary markers will be deter- mined once the final boundary configuration for the Outlots is determined as part of the final plat process. 53. The Developer shall contact the electric, telephone, gas, and cable companies that are authorized to provide service to the property to ascertain whether any of those utility pro- viders intend to install underground lines within the development. Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 38 of 40 54. The Developer is responsible for all street maintenance; upkeep and repair of curbs, boule- vards, and sod; and street sweeping until the project is complete. All streets must be main- tained free of debris and soil until the subdivision is completed. The Developer hereby agrees to indemnify and hold the City harmless from any and all claims for damages of any nature whatsoever arising out of Developer's acts or omissions in performing the obliga- tions imposed upon Developer by this paragraph. 55. The Developer will provide to the City copies of test results, suppliers, subcontractors, etc., relating to the work to be performed by the Developer. The Developer agrees to furnish to the City a list of contractors being considered for retention by the developer for the perfor- mance of the work described in the development agreement. 56. The Developer is responsible for the control of grass and weeds in excess of eight inches on vacant lots or boulevards within their development. Failure to control grass and weeds will be considered a Developer's default and the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City. 57. The Developer is responsible to require each builder within the development to provide a rock entrance for every house that is to be constructed in the development. This entrance is required to be installed upon initial construction of the home, but a paved driveway must be completed before the City will issue a certificate of occupancy for that property. See City Standard Plate ERO-12 for construction requirements. The water service line and shut-off valve shall not be located in the driveway. 58. The Developer will be required to conduct all major activities to construct the public improvements during the following hours of operation: Monday through Friday Saturday Sunday 7:00 A.M. to 7:00 P.M. 9:00 A.M. to 5:00 P.M. Not Allowed This does not apply to activities that are required on a 24-hour basis such as dewatering or bi-pass pumping, etc. Any deviations from the above hours are subject to approval of the City Engineer. 59. The Developer shall weekly, or more often if required by the City Engineer, clear from the public streets and property any soil, earth, or debris resulting from construction work by the Developer or its agents or assigns. All debris, including brush, vegetation, trees, and dem- olition materials, shall be properly disposed of off -site; burying construction debris, trees, and other vegetation is prohibited. Burning of trees and structures is prohibited, except for fire training only. 60. The Developer grants the City, its agents, employees, officers, and contractors' permission to enter the site to perform all necessary work and/or inspections during grading and the installation of public improvements by the Developer. 61. Upon completion of the work, the Developer shall provide the City with a full set of as -built plans for City records and transmitted to the City in a DWG AutoCAD format and pdf format. Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 39 of 40 Developer must also furnish the City with a pdf format of the final plat and four prints of the recorded plat. If the Developer does not provide as-builts, the City will produce them at the developer's expense. 62. The Developer is responsible for completing the final grade on all lots and ensuring all boulevards and yards have a minimum of four inches of organic topsoil or black dirt on them. Placement of organic topsoil or black dirt, sod, and shrubs must not be transferred to homeowners. 63. Adequate dumpsters must be on site during construction of streets, utilities, and houses. When the dumpsters are full, they must be emptied immediately or replaced with an empty dumpster. The Developer is responsible to require each builderto provide an on -site dump- ster to contain all construction debris, thereby preventing it from being blown off -site. It is the responsibility of the Developer to ensure no debris blows on or off site. 64. Adequate portable toilets must be on -site at all times during construction of utilities, road- ways, and houses. At no time shall any house under construction be more than 250 feet away from any portable toilet. Toilets must be regularly emptied. 65. After the site is rough graded, but before any utility construction commences or building permits are issued, the erosion control plan shall be implemented by the Developer and inspected and approved by the City. The City may impose additional erosion control re- quirements if it is determined that the methods implemented are insufficient to properly control erosion. 66. The Developer is responsible for erosion control inspection fees at the current rates. If the Developer does not reimburse the City for the costs the City incurred for such work within thirty (30) days, the City may draw down the letter of credit to pay such costs. 67. All areas disturbed by the excavation and back -filling operations shall be fertilized, mulched, and disc anchored as necessary for seed retention. Time is of the essence in controlling erosion. If the Developer does not comply with the erosion control plan and schedule, or supplementary instructions received from the City, or in an emergency deter- mined at the sole discretion of the City, the City may take such action as it deems appro- priate to control erosion immediately. The City will notify the Developer in advance of any proposed action, but failure of the City to do so will not affect the Developer's and the City's rights or obligations. If the Developer does not reimburse the City for any costs of the City incurred for such work within thirty (30) days, the City may draw down the letter of credit to pay such costs. 68. Dust control measures must be in place to prevent dust and erosion, including, but not limited to daily watering, silt fences, and seeding. The City Engineer may impose reason- able measures to reduce dust at the site. 69. The Developer shall comply with the 1991 Wetlands Conservation Act, as amended. 70. Temporary parking during construction shall be permitted on only one side of the street. No construction parking is permitted on 103rd Street or Grey Cloud Trail. Planning Staff Report — Mississippi Landing Case No. PP2024-004 January 22, 2024 Page 40 of 40 Prepared by: Emily Schmitz Community Development Director Attachments: - Mississippi Landing Preliminary Plat - Mississippi Landing Preliminary Civil Drawings 12/20/2023 - Engineering Review Memorandum 01/17/2024 - EAW Notice of Decision - Natural Heritage Review Letter 01/16/2024 - Habitat Assessment for Rusty Patched Bumble Bee 03/2/2022 - Phase 1 Archeological Study 09/2/2022 - Unanticipated Discovery Plan 05/23/2022 - Rare Plant Survey Report 04/14/2022 - Rachel Development Narrative S 0 w 133HS H3AO3 Ntlld and ONtllb'ld AHVNIWll3Hd I 71053NNIW '3AOd9 3071100 `JNIONVllddlSSISSIW 9 m E -aw& ° -o q F� waoW s MO z ` 3x w¢ a x a3 �w w x o> ¢¢aaa w ¢ o >W 3 ww¢ww a azz �Z�Zz3w' a3x¢ w w¢a¢ wwW¢ w a3cwi '¢z y'¢zWWW¢ ooW¢¢P4 >¢ ¢ or:jr:j w3¢ w o�HH gwq'z'q z¢¢zzgoo5do oP4P4 zzz¢H aaa q xwwww�¢¢oH¢x Wu>4>4��aggWWWWW WWFWw ����axWx�Z��zzz�������� �W wHaaa� zqww o P4P4�x �000W������ owwwww���000wowww�....3Zzczmm '^' 91 b — ZNO OL map mp 1-199 LOGE Pid ...... .o ui.p— ,"IN — 99LH£ CLOL % H1HON M31AH3AO NV'1d NO1111OW30/SNOIl10NO3 DMISIX3 Ntlld and ONtlltlld AHVNIWll3Hd tl1053NNIN '3AOH9 3071100 `JNIONVl lddISSISSIW -r3Ad - - Q i w w w w w w w i w w w w ✓+ LU 66 WLU H 0 am¢�rc c,mr� .. vioc,o c,rcd ac,o �n_ Or Ili = i8,•_ _ . _ _ _ �8 _ 1 — 1i44� '.�., /ir/f 1 Pr 'i4ii' /ie'�i'/'✓'n � II + t -_ _ ' ,'il' _ ���� I ^hI �'i `4�� ..,✓ �4a"�_ aS6,i I'.li� � 'ILr �+ II III -' _ /�11 /,'%%"%nt%pd�=^:;'I'�:;: i// - _ �,I,Ri_S ?' �➢,'\`T�� _ --r..altl+i..?:yi �r';.��'/�-�..���j. ay,r, �� + "A�� +Fy��+yuy'i�� i!. � �Lr-���f_� �+�'e •`�_e•• _ �.� � .�*-�' A j f I /I,',r"^ JJ1__ qY , ilyy/.�.,yT'\A - a',�`,,g�lf • 111�1„'�`+ � �i 'tee r I Il�r - %� I / I `-9L:b — CZOL '0Z yap —P owaP9910CL\,Jd na .wlla�d\sFaays uo \o !P—j is ssi.ry — 9910CL\�ZOL\ % wou , o V M31A NVId NOIlllOW30/SNOIl10NOO DMISIX3 Ntlld and ONtlltlld AHVNIWIl3Hd ViOS31ANIW '3AOH9 30V1100 Q N 3 NIONbI IddISSISSIW e `J 'T I 1 i� �II e •�� �gS chi J ��— ��_ _—��! —1 'r/ /,I IrI, _w-_ —" i i i`� _ l / "_ w _ - -"- Q w yI I f' Q RA Vz Az m � 9�e � a•�r �I ap � J�W= — �� rc ,,i�rili,r, S. 8 M31A NVld NOIlllOW30/SNOIl10NOO DMISIX3 Ntlld and ONtlltlld AHVNIWIl3Hdpo V1053NNIN '3AOH9 30V1100 Q N 3 `JNIONbI IddISSISSIW e m � - r �26 4-1 I IV', ' f - --------_- r i f i O M31A NVld NOIlIlOW30/SNOIl10NOO `JNIlSIX3 Ntlld and ONtlltlld AHVNIWIl3Hdpo LC) ViOS3NNIN '3AOH9 30V1100 Q N 3 `JNIONbI IddISSISSIW e y - r _ r' All m>: �� vV. -" 0 M31A NVld NOIlIlOW30/SNOIl10NOO `JNIlSIX3 Ntlld and ONtlltlld AHVNIWIl3Hdpo ViOS3NNIN '3AOH9 30V1100 Q N 3 `JNIONbI IddISSISSIW e _--- ------ _ __ ; ----- - _ —— _ T -/ Iz 12 8 I , r rrr it I, _ --- -----' 3 M31A NVld NOIlIlOW30/SNOIl10NOO `JNIlSIX3 Ntlld and ONtlltlld AHVNIWIl3Hdpo ViOS3NNIN '3AOH9 30V1100 Q N 3 `JNIONbI IddISSISSIW e n -- - 'r 30 ---` ---- ----------------- ------- ------------------ < li I I a - - - - - - - "---- "-a,. ------ - - --- 1 _ as9T d M31A NVId NOIlllOW30/SNOIl10NOO DMISIX3 Ntlld and ONtlltlld AHVNIWIl3Hd ViOS3NNIN '3AOH9 3071100 Q N 3 NIONbI IddISSISSIW e `J 77 , Z -, X - r -- I I ____ - - ----_- ''_'_ I� `_ ____--_ -. 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Real Solutions. MEMORANDUM Date: 01/17/2024 To: Amanda Meyer, PE From: Mike Boex, PE Subject: Mississippi Landing Plan Review City of Cottage Grove, MN Project No.: ON1.132213 3507 High Point Drive North Bldg. 1 Suite E13O Oakdale, MN 55128 Ph: (651) 704-9970 Bolton-Menk.com This memo summarizes the review of both grading documents and street & utility documents submitted by Alliant, dated 12/20/23 (received 12/22/23). We recognize some of the comments are related to final design and not necessarily a preliminary submittal, however we believe it's prudent to provide those comments prior to final plat submittal. Sheet 1: 1. Final plans should add a note on the title sheet and other applicable sheets stating that the City of Cottage Grove's Standard Specifications for Street and Utility Construction shall govern for all improvements on the project. a. The city specification and details plates will be updated in early 2024 and will be located here: https://www.cottagegrovemn.gov/251/City-Standards 2. Please identify the vertical datum for the project on the title sheet. NAD 83, listed on the title sheet, is a horizontal datum and not a vertical datum. Sheet 3: 3. As final plans are developed, additional removal items should be identified, for example: a. Modifications to the existing fence at 6500 103rd Street, tree impacts due to watermain installation, tree removal due to realignment of 103rd Street, etc. 4. What appears to be an existing driveway easement south of 103rd Street does not appear on the ALTA survey, please confirm that it will be vacated if present. 5. Add a note to provide well sealing records to the City once completed. Sheet 4: 6. Some electrical boxes are noted for removal on the property. Add a note to the removal sheets on the final plans that all existing features such as electrical lines shall be removed from proposed right-of-way or public property, no abandonment will be allowed. H:\COTT\ON1132213\1_Corres\C_To Others\Alliant\2024-01-17\132213 Plan Review 2024-01-17.docx Mississippi Landing Review Page: 2 C i1PPt Q- 7. As depicted elsewhere in this plan, it is anticipated that some rough grading will occur on Outlot R (park area) by the developer. Therefore, all existing hardscape items like trail and parking lot should be removed in its entirety as a result of the proposed grading. a. Trails that are to remain outside of the proposed plat, should be clearly identifiable on other sheets so new and existing trail can be seen in proper context together. Please confirm locations of existing trail have been field verified and are correctly depicted on the plans. 8. Various existing retaining walls and some stairs are noted for removal in areas not designated for improvements. Ensure the removal of wall or stairs leaves existing grades in a way such that stabilization and erosion is not an issue in this area. These areas should be noted for erosion control and restoration on subsequent sheets. Other disturbed areas should be stabilized as well. Sheet 11: 9. Easement widths will be confirmed when plan and profiles are provided for the proposed utilities. Generally, a minimum easement width should be twice the pipe depth centered over the pipe, or 10' (min.) on each side of the pipe, whichever is greater. a. For example, the easement for the 18" watermain along Outlots A and B, as depicted on sheet 61, should be 20-ft minimum. 10. Please review the existing Settlers Bluff and Mississippi Landing plats east of the railroad and depict both right-of-way and all drainage and utility easements clearly; it appears some linework is missing. 11. Open Space sign locations were provided by the Parks Department and are attached to this memo. On final plans, depict these signs on a separate signage plan for the entire project. C i1PPt 1 i' 12. In the rear yards of Block 1, clearly label the width of the proposed drainage and utility easement. Sheet 15: 13. Outlot M: Please provide the 90-ft right-of-way on Grey Cloud Trail like the rest of the project. Sheet 22: 14. Outlots: for clarity, identify which are HOA and which are city outlots: a. A, B: City b. C: HOA b. D: City c. E, F: HOA d. G: City e. H: The area west of the trail should be a separate outlot owned by the HOA, the remainder to the east will be city Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 3 f. I: City g. J, K, L, N, 0, P: HOA h. M: HOA or others (not public) i. Q: City j. R: City 15. Sidewalk locations: a. Please place the sidewalk on the opposite side of Road C (generally north and west) i. Stop Road C sidewalk at Road D, do not place on the cul-de-sac portion. b. Please place the sidewalk on the opposite side of Road D (south side). This will require the driveway to be flipped on Lot 6 Block 13. c. Please place the sidewalk on the opposite side of Road H (generally south and west) i. Sidewalk along the Road H Cul-de-sac should be extended to connect to the proposed trail. d. Remove the proposed sidewalk on the Road K cul-de-sac. Sheet 23: 16. Road A with median: a. Please provide 20-ft face to face on each side of the median. 17. Sections of Grey Cloud Trail and 103rd Street indicate B624 curb and gutter on the right side of the section. On final plans, please identify on the sections where curb and gutter is proposed (with station ranges) so it is clear what the typical section is at various locations. 18. As previously discussed, no bedrock will be allowed within 1-ft of subgrade (bottom of class 5). Please note on the plans that in areas of bedrock, a 1-ft minimum sand section over bedrock will need to be placed. 19. In the submitted comment response memo, it was stated that a 5-ft minimum horizontal distance at a 6H:1V maximum slope will be provided immediately adjacent to a pedestrian facility if adjacent slopes are steeper than 4H:1V. Please detail this out or identify where this is noted. 20. Confirm the bridge clearance sign height of 12'-6". The existing sign on 103rd Street depicts 10'- 4". Sheet 24: 21. Sections of realigned Grey Cloud Trail (Approx. Sta. 5-6, 30-31) indicate B624 curb and gutter in various locations. Explain why curb was placed in the various areas. a. During final design, evaluate the slopes off the edge of proposed Grey Cloud Trail near station 30+00 and the need for curb and guardrail. It also appears there are various types of existing curb and gutter in this area; please review and identify existing curb type so it can be matched or an appropriate transition be made. Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 4 i. B624 appears on these plans, there is B412 by the existing guardrail, and surmountable (perhaps D412) on the east side of Grey Cloud Trail near station 31. ii. Removal limits on Sheet 3 don't match the proposed curb on Sheet 24. 22. It appears the shoulder is depicted differently on the section of Grey Cloud Trail northwest of 103rd Street vs the other rural sections. Please construct similar to 103rd Street. The cross sections on Sheet 23 do not depict a difference. 23. Due to existing trucking patterns, change the southwest radius on 103rd/Grey Cloud Trail to 40-ft min. 24. Road A: Construct concrete curb and gutter to the end rads at 103rd Street. 25. Road C: Construct D428 curb in all locations (no B618 except at typical radius locations). 26. Curb under the railroad bridge shall be 4" curb (13424). a. Extend the curb on the south side of the road and west of the railroad 90-ft from the bridge, approximately to station 21+00. 27. Final plans shall include intersection details to clarify drainage patterns and grades for all street intersections (e.g. grades around radii, where crown of street will be carried through or warped, etc.). The need for valley gutters will be reviewed once intersection details and drainage areas are provided, but typically valley gutters are placed when longitudinal grades are less than 2%. a. For example, a valley gutter should be depicted across Road B at the intersection with Road A, due to the proposed longitudinal grade of 0.75%. Please check all other intersections. City detail STR-16 should be referenced in the plans. 28. Signs: a. Mississippi River Trail (MRT) signs should be updated for the 103rd Street realignment: i. Eastbound Grey Cloud Trail approaching 103rd: Add MRT sign with left arrow ii. Westbound 103rd Street approaching Grey Cloud Trail: Add MRT sign with right arrow iii. Salvage and reinstall the adopt a road and MRT sign at approximately station 23+75, on the south side of 103rd Street. 1. An additional MRT sign should be placed on Grey Cloud Trail near station 1+00 for westbound traffic. b. Directional lane signs: i. Northbound Grey Cloud Trail approaching Road A: Left and Thru/Right placed at approx. 27+35 ii. Southbound 103rd Street approaching Road A: Left and Thru/Right placed at approx. 22+70 c. No Parking: i. Add no parking signs on 103rd and Grey Cloud Trail, and into development on Road A to Road B. Space every 200-If. Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 5 d. Median on Road A: Keep right signs will be needed on both sides of the median with an R4-7C (24x30) & OM1-2 (18x18) below. e. Bridge Height: a warning sign indicating the bridge height with an "ahead" sign below should be provided for eastbound traffic near station 23+75, matching the existing signage for westbound traffic. f. Due to the reverse curve on Grey Cloud Trail approaching 103rd Street, a stop ahead warning sign should be placed near station 3+20. g. Speed Limit: i. Add curve warning signs for 30 mph Grey Cloud Trail curves approaching 103rd and add a 30 mph speed limit sign into development on Road A. Similarly, a 30 mph sign should be placed on Road E as traffic enters the development. h. There is an existing "Restricted Bridge" sign on Grey Cloud Trail just south of the existing 103rd Street intersection. This sign should be salvaged and reinstalled and placed just south of the realigned intersection. i. Add X4-5 snowplow markers on the end of each rural to curb and curb to rural transition. See city detail STR-7. 29. Pavement markings: a. Pavement markings are not needed for shared thru/right lanes, only needed for dedicated turn lanes. b. Final plans will need to note pavement marking colors, thickness, and materials. This will be reviewed during final design. i. For example, a double -yellow centerline should be placed on realigned Grey Cloud Trail from 103rd Street to the tie-in near station 6+25, with a gap at the intersecting public street cul-de-sac. ii. All pavement markings to be ground -in multi -comp on Grey Cloud Trail & 103rd Street 30. Entrance monument: Please keep the monument 10-ft off right-of-way to preserve room for private utilities immediately behind right-of-way. At a minimum, drainage and utility easement should continue through the front of the outlot to match adjacent lots and compliment potential private utility installations. This comment applies to all other outlots adjacent to right- of-way on the project. 31. Streetlight locations: Place lights at the locations indicated in the figure attached to this memo. 32. Sidewalk on Road A should be turned 90-degrees with a pedestrian ramp into Road A near the end rads of the 103rd Street intersection. Similarly, sidewalk should be extended on Road E and terminated at the Road E/Grey Cloud Trail intersection in the same manner. Sheet 25: 33. Road E: Construct concrete curb and gutter to the end rads at Grey Cloud Trail. Sheet 26: 34. Trail E: for potential snow removal, please remove the sharp changes in direction at Trail F. It would be preferred to continue Trail E straight at the intersection with Trail F. Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 6 ShPPt 7R- 35. Trail A & C: line up the trail crossing of Road G. a. Pavement markings will be required for the trail crossing: Provide two 12" wide transverse solid white pavement markings (paint) separated by the width of the trail (8') b. Signs should be placed on the back side of the crosswalk (W11-2 30x30 & W16-7P 24x18). c. The above comments also apply to the trail crossing of Road F and Trail E onto Road H. d. For clarity, please note on the plans that any pavement marking will need to be applied in a temporary manner on the interim streets (prior to final wear course), and permanent markings applied when the wedge is removed and the final wear course is placed. Sheet 30: 36. The Developer shall provide a detailed plan to maintain access to the City Park Preserve throughout construction activities. Short periods of time where the preserve cannot be accessed may be acceptable, however detail shall be provided that describes the length of time and the reason for the inability to maintain access. a. A temporary gravel parking lot shall be provided for potential users of the city park outlot. The lot should provide parking for 10 vehicles minimum and be accessible south of Road E. A natural trail should be provided from the parking area through the park outlot and to the remaining existing trails in the City Park Preserve. c. Staff will provide additional detail for the parking area and natural trail as the Developer verifies phasing and access plan. 37. Barricades and future street extension signs shall be provided per city standard details STR-31 and STR-32 near the south end of Road E and the temporary gravel parking area. Final location will be determined during final design. 38. Trail B should connect to the existing trail in the park preserve to the east. The trail should be placed 20-ft min. off of the rear of the proposed lots. There are limits to new trail that can be constructed in the preserve area and that work will need to be coordinated with City staff. ShPPt11- 39. Trail E: the city needs a 20-ft minimum outlot width for maintenance as it connects to Road H. 40. The trail network within the City Park Preserve is being reviewed. Further direction from the City Parks Department will be provided. Several modifications are as follows: a. Trail D should not encroach onto Lot 10 Block 17 at all, keep trail in outlot. b. Trail D should provide a 20-ft outlot between Lots 1&2 Block 17 and the park preserve area. As shown, the trail is too close to the preserve. c. Anew trail segment should connect the existing trail that terminates at the rear lot line of Lot 30 Block 16 and Trail D at the Road H cul-de-sac. Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 7 ShPPt 37- 41. Grading Note 4: Change City of Dayton to Cottage Grove. Note 5 should be modified as well. 42. Grading Note 10: In public right-of-way or Outlots, 6" (min.) of topsoil shall be placed. 43. Retaining wall notes: please clarify if there are proposed retaining walls on the project, none were observed. Sheet 34: 44. Plans should carefully identify all EOF locations with direction arrows for review. For example, there appears to be an EOF near the southern radius of Road A at the 103rd Street intersection that is not labeled. All other locations should be checked for accuracy. For example, on Sheet 35 there is an EOF labeled between Lots 40 & 41 Block 5 that is lower than the right-of-way elevation. If true, the right-of-way elevation should be labeled as the EOF. 45. When possible, it is desirable for an EOF to align with a trail or pond access route as there is a wider outlot or easement to maintain. Evaluate if the proposed EOF between Lots 2 & 3 Block 3 can be relocated (it appears the EOF will be on either side of the proposed street low point anyway). 46. Ensure pond high water levels are contained within the proposed outlots and do not encroach onto adjacent lots or right-of-way. a. Additional spot elevations should be provided during final design to ensure the HWL of Pond 6 does not spill into the future county right-of-way. 47. Grading within greenspace should be 2% minimum for drainage. As final plans are developed please ensure conformance. The ditch along the 103rd Street low point near station 22+50 does not appear to meet this standard. Sheet 35: 48. Final plans shall include a grading plan with all lot corner elevations labeled, including undisturbed wooded areas, in order to better understand the expectations for existing drainage patterns. 49. Freeboard Standards: a. For stormwater facilities with emergency overflows, the low adjacent grade elevation for all new structures must be a minimum of 3 feet above both the peak surface water elevation for the 100-year precipitation event and 2 feet above the emergency overflow elevation of any immediately adjacent new stormwater basin. For backyard and side -yard conveyance and temporary ponding areas, there must be at least 1 foot between the overland overflow elevation and the low adjacent grade elevation of the adjacent structure. i. It appears Lot 28 Block 5 does not meet this requirement. Verify all other locations. 50. The easement on Lot 11 Block 4 and associated storm sewer in the yard: Please evaluate if the yard can be graded to drain to the street and the proposed storm structure eliminated. Perhaps the street grade could be adjusted slightly to accommodate this. Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 8 a. If the structure can't be removed and is located at a low point, an EOF should be labeled here as well. 51. Lots 5-17 Block 4: a. Existing drainage occurs outside of the proposed drainage and utility easements in the wooded areas to remain undisturbed. In order to preserve the existing drainage patterns, drainage and utility easement should be enlarged to encompass these areas. b. Anytime drainage from one lot passes across another, the location of drainage shall be encompassed by drainage and utility easement. c. The above comments apply to Lots 20-27 Block 4 as well, both inside and outside of the undisturbed areas. d. Please review all other areas within the development for conformance. 52. All backyards should provide a minimum 20-If of backyard at a maximum 10:1 slope. For example, it appears Lot 4 Block 4 has a 3:1 slope off the rear of the pad. Please review all lots. Sheet 38: 53. Refer to the profile of Trail A on Sheet 49. Evaluate ways to eliminate the 8% grade from a horizontal s-curve adjacent to ponds. Perhaps the pond shapes could be revised and trail straightened out where steeper grades are necessary. china+ An. 54. We understand the scope of improvements within the city park and the conceptual grading is still a work in progress. Therefore, it was not reviewed at this time. 55. For clarity, since there appears to be some additional grading required in the area behind Lots 9- 10 Block 14 to the disturbance limits, it is requested to add notes to grade the area to drain and add the intended existing tie-in spot elevations along the disturbance limits line like the other lots adjacent to it. 56. All existing ash trees within the city park should be removed by the developer. Sheet 42: 57. Access to Pond 1: a. Remove the hatched access between Lots 18 & 19 Block 2 since a 20-ft wide outlot was not provided. Since an access route is provided from the east, this secondary access is not required. 58. Pond Liner note (sheets 42-46): a. State that the liner shall have a maximum permeability of 1x10-6cm/s and a minimum thickness of 12", unless more restrictive measures are recommended by the geotechnical engineer due to the presence of bedrock. A recommendation shall be provided to the city by the geotechnical engineer where bedrock is present; for example Braun has recommended a 2' liner over bedrock in the past. 59. Weir wall thickness and reinforcement requirements will be reviewed and provided during final design, and once all stormwater requirements have been met. Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 9 china+ AA- 60. Pond 6: Utilize the adjacent pedestrian ramp for the pond access from Road A and widen the pedestrian ramp and approximately 9-ft of sidewalk to 8-ft in this location. 61. Infiltration Basin 2: Connect the pond access on the west side of the basin to Trail E. Sheet 47: 62. 103rd Street: The design speed should be 40 mph. a. The sag curve with a K=37 should be revised to K=64. 63. Please obtain a 2.0% maximum grade for first 100-feet approaching an intersection. a. Grey Cloud Trail approach to 103rd: The approach distance is measured from the vehicle stop location to the location where the grade exceeds 2.00%, therefore the 2% grade should be lengthened approximately 21-feet. 64. Road C: ensure sag k-values are 37 minimum. china+ A52- 65. Please obtain a 2.0% maximum grade for first 100-feet approaching an intersection. a. Please improve the Road I approach to Road H. Sheet 49: 66. Please depict trail stationing in plan view so the profiles can be reviewed more easily. It appears the intent is to generally keep trail grades to 5% or less which is preferred to meet ADA standards. However, please review and evaluate if some trail grades can be adjusted (e.g. the 5.5%on Trail E). 67. Please work to limit the length of 8% grades to 200-If maximum when possible. 68. On final plans, please depict vertical curves on trail profiles (e.g. Trail C). Sheet 59: 69. Erosion Control General Note 1: City ordinance limits work activity to 7am-7pm Monday through Friday, and 9am-7pm on Saturday. china+ Fn- 70. As previously noted, utility notes should be revised to reference the City of Cottage Grove's Standard Specifications for Street and Utility Construction, as those should apply to the entire project area and not just right-of-way. This comment also applies to Sheet 70. 71. Please indicate if any proposed HOA outlots or the entrance median will be irrigated. The City prefers individual services to each area being irrigated rather than installing irrigation conduit crossings across public streets. a. Irrigation services shall conform to SER-12 and SER-13. Please note that the service shall be 4" DIP with a gate valve. Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 10 ShPPt 61 72. The plans reference "forcemain by others see separate plans for details." The lift station plans are being prepared by others, and the forcemain sizes will be provided but the developer's final plans should depict the forcemain construction and connection to existing facilities. a. Like a sanitary drop structure, the city will require that the forcemain discharge manhole be lined in accordance with the city standard specifications. 73. Casing under railroad: a. 18" watermain: i. Based on the most recent edition of the BNSF Utility Accommodation Manual, a 32" casing is the minimum size required for an 18" DIP watermain. The most common casing size, based on locally available tunneling equipment would be a 36" steel casing. Depending on soil conditions at the specific crossing location, a 42" casing size may be warranted to allow removal of obstructions (nests of cobbles or boulders). There is currently not enough geotechnical data near the proposed railroad crossing location to confirm the tunneling method. The closest boring indicates that bedrock is present at approximately 7 feet below grade. An adjacent boring, ST-103, show fine grained alluvial soils that are loose and wet. We recommend that a geotechnical drilling program be developed to allow for a more complete understanding of the local geology and use that information to design a suitable trenchless crossing. b. 8" Watermain: To meet the railroad's requirements, it appears an 18" minimum casing is required. An 18" casing is an unusual size for trenchless equipment, and we would recommend upsizing the casing to a 24" casing. As with the 18" watermain crossing, there is not sufficient information to finalize the size of the casing and the proposed tunneling method. At a minimum, a soil boring should be drilled in the tunnel launch and receiving pits. If soft soils are present, a third boring should be drilled at the toe of the railroad embankment to confirm if any supplement support methods were used to support the railroad embankment which could hinder the success of the tunneled crossing. When conducting the geotechnical investigation work, the soil should be sampled at 2.5' intervals and preferably continuous sampling through the tunnel zone. When bedrock is encountered, it should be cored to a minimum of 5 feet below the proposed casing to confirm the quality/competency of the rock and also confirm the bedrock encountered is not a segment of bedrock floating in the adjacent alluvial soils. Cohesionless soils should have sieve analysis performed to confirm grain size and ability to dewater and/or stabilization methods. Cohesive soils should be tested for unconfined compressive strength using a pocket penetrometer. d. If bedrock is encountered, the tunnel design will need to consider minimum bury depth below the track, ditches and private utilities in the railroad ROW. Also, consideration will need to be given whether to lower the alignment into the bedrock to provide minimum burial depths and consistent tunneling conditions. Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 11 74. A watermain loop is needed to serve the development. A single point of service exists along Road A at the entrance to the development and a break would shut off all homes. Provide a secondary loop from the 18" dead end on Grey Cloud Trail to Road C. In doing this, the proposed 8" main across the 103rd Street right-of-way at Road A could be omitted. a. Provide a hydrant near the end of the 18" main. 75. The 8" PRV should be located in an outlot behind Lot 1 Block 1. Please revise the lot depth of Lot 1 Block 1 to 125-feet to create an outlot between the lot and the 103rd Street right of way. See the attached watermain layout. 76. The fire marshal will review hydrant coverage on the final plans. 77. Valve locations will be reviewed on final plans. 78. PRV Locations: please refer to the watermain layout drawing attached to this memo. A sample PRV detail will be provided for reference. 79. An 18"x18" tee should be provided on the 18" main just south of the proposed Grey Cloud Trail cul-de-sac. This will allow the watermain to be extended north in the future. 80. Outlot C will be a private outlot and storm pipe appears to encroach into the outlot. Please indicate how to resolve: a. Provide adequate separation from the outlot following previous easement width guidance, or: b. Provide drainage and utility easement over Outlot J and enter into an agreement similar to the median landscaping stating that if the pipe needs to be maintained, the city will not be responsible for removing or replacing landscaping or monument signage. Sheet 69: 81. The 8" watermain on the south side of 103rd Street should connect to the east of where it's depicted on the submitted plans. Attached is a record plan for the Settler's Bluff development. A tee was installed around station 26+20 and is pointing south, the new watermain should connect at this location. a. A hydrant should be placed on the south side of the road before the bend across 103rd Street. b. Removals should be depicted for the watermain across 103rd Street. On final plans, note how traffic will be maintained during construction. 82. It appears the table is out of date, for example there is not a pipe segment from MH-60 to MH58 on the plans but it is listed on the table. No further review of the table was performed. 83. If a drop structure is utilized, please be aware the structure will need to be 5'-diamter and lined per city standard detail SAN-4. Sheet 71: 84. On final plans, all new storm structures shall have structure numbers (some structures being built over existing pipe are not labeled). On the final storm sewer schedule on sheet 78, a column should be added to identify which city detail should be followed for each proposed structure, such as STO-5. Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 12 85. Explain the purpose of the pipe under Grey Cloud Trail from FES-2601 to FES-2600. Evaluate if FES-2601 be connected to the pipe segment directly to the south; this could possibly save pipe and reduce an additional crossing of the future county road. 86. Avoid placing storm pipe behind the curb as that location typically conflicts with streetlight bases, signs, and boulevard tree plantings. This may require structures to be moved or additional structures to be added; storm manholes can be used as necessary if catch basins aren't needed for drainage. For example, storm sewer falls behind the curb at the Road A/Road B intersection, and is behind the southern curb line of Road C. For the example on Road C, the storm pipe would be in conflict with the light pole foundation. This comment applies to all sheets. 87. It would be preferred to place MH-1501 at the edge of right-of-way where it's more accessible in the boulevard vs. on a 3:1 slope. 88. Access routes: during final design ensure access routes are graded around outlet structures such that a 10-ft route is passable with a maintenance vehicle. As depicted, OCS-2201 is in the bench and is not traversable. This comment applies to all pond outlets and routes. Sheet 73: 89. It would be preferred and likely more cost effective to connect CB-503 to CB-504 and have one pipe crossing of Road H. Sheet 75: 90. Due to the available room in the public outlot, please keep the proposed storm pipe from OCS- 1902 to MH-1901 off the rear lot lines, a minimum separation distance equal to the depth of the pipe. This appears it can be accomplished by shifting MH-1091 to the west. 91. MH-1301: There is 6-ft between trail and lot line so it would be preferred to center the structure in available green space vs. placing it on the lot corner. 92. CB-1101: It would be preferred to locate this structure in Outlot so that is could not get fenced in and is always accessible. ShPPt 7h- 93. Outlot J will be a private outlot and storm pipe appears to encroach into the outlot. Please indicate how to resolve: Provide adequate separation from the outlot following previous easement width guidance, or: b. Provide drainage and utility easement over Outlot J and enter into an agreement similar to the median landscaping stating that if the pipe needs to be maintained, the city will not be responsible for removing or replacing landscaping or monument signage. ShPPt 7R- 94. Similar to the previous guidance on easement widths, ensure the storm pipe near MH-1802 provides enough separation to the park preserve area. Sheet 79: 95. Sheet 79, which contains the storm sewer schedule, is incorrectly labeled as Sheet 78. 96. PP and RCP limits: Please refer to the following restrictions and update limits accordingly. Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 13 a. All pipe segments connected to flared end sections or outlet structures shall be reinforced concrete pipe. b. All pipe segments within public right of way shall be reinforced concrete pipe. 97. Since the city standard specification only refers to RCP storm sewer pipe, a project -specific addendum will be provided for use with this project outlining requirements of the proposed PP pipe. 98. All structures shall be a minimum 2'x3' catch basin or 4'-dia. manhole structure per the city standard detail plates, no 27" structures allowed. A column should be added to the table to identify which city detail applies to each structure. 99. The table appears out of date and does not match what's shown in the plans (e.g. the table depicts a pipe from OCS-2201 to FES-2200 but the plans show a culvert pipe from FES-2200 to FES-2600 (FES-2200 is the upstream structure). No further detailed review of the table was performed. a. Pipe outlets to wet ponds should be placed at the NWL and have design velocities of 6 fps or less. Pipe outlets into filtration basins or other overland discharge should have design velocities of 4 fps or less. i. The pipe to FES 1600 appears too steep in the table on Sheet 79, as do pipes to FES-2100, FES-2200, FES-2400 (although some of these structure numbers do not match what is in the plans). Sheet 80: 100. It is understood the developer is working with the LGU on a Wetland Replacement Plan Application. Please copy the city on all correspondence and submittals. Sheet 81: 101. Yellow text is difficult to read, please revise. Sheet 84: 102. The plans depict numerous boulevard trees along Road A adjacent to Outlot G & Outlot D. Trees should be placed no more frequently than the lots to the south, in this case approximately 75-ft apart. 103. Ensure boulevard trees are not planted on property lines. 104. For the 40' and 52.5' lots, ensure boulevard trees are planted on every other lot. 105. One boulevard tree shall be planted on each street frontage (2 for corner lots) a. Lot 25-26, Block 5 b. Lot 22-23, Block 12 c. Lot 54, Block 5 d. Lot 1, Block 11 e. Lot 8, Block 9 f. Lot 19, Block 11 g. Lot 36, Block 8 h. Lot 1, Block 2 Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 14 106. Update the plan to include rear yard trees, or explain why no rear yard tree is present on the following lots: a. Lot 28, Block 16 b. Lots 1-5, Block 14 107. It is understood that a maintenance agreement will be created and the HOA will be responsible for the landscaping within the entrance median in city right-of-way. The density of boulevard plantings and landscape blocks in the Road A right-of-way at the development entrance (Sheet 92) is greater than is typical. These plantings should be incorporated into the maintenance agreement like the median plantings. It should be acknowledged that some of the proposed landscaping may be lost should a future right -turn lane be constructed on Road A to 103rd Street. b. Entrance monument: some trees are located in the city outlot. Either the HOA outlot should be expanded to encompass the landscaping or the additional trees should be removed from the city outlot. Sheet 88: 108. Lot 1-7 Block 12: based on bedrock elevation noted on Sheet 42 (731) within Pond 2, as well as bedrock at TP-44 (742.5,) bedrock may be approximately 2' below finish grade and may impact tree planting locations. A certified arborist should review tree locations and species based on the proposed conditions of each tree. Sheet 92: 109. Sheets 92 and 93 are misnumbered as Sheet 94. 110. No trees should be located within a storm pond's 20-ft access route, and no coniferous trees within 5' of the 20' pond access route. There are coniferous trees too close to the pond access route near the monument sign. Please review the planting restrictions identified later in this memo and ensure they are applied to the entire plan. a. A detailed review of the planting restrictions will be performed on the next submittal. Sheet 94: 111. Landscape Note #6: The warranty period shall be 2-years for any landscape item in public right-of-way or public outlot, per city City's Standard Specifications (Section 32-93-05). Please add a note that the city standard specification shall govern for improvements on public right-of- way or public property. 112. The City Forester will review the landscape plan for details related to tree species and planting locations. List the following restrictions on the plan such that they can be adhered to during installation and ensure they are applied to the proposed plan: a. Deciduous trees should be located a minimum of 5' off any utility pipe. b. Coniferous trees should be located a minimum of 15' off any utility pipe. c. No tree should be located within 10' of a hydrant or 15' from a streetlight. d. No trees should be located within a storm pond HWL. Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 15 e. No trees should be located within a storm pond's 20-ft access route, and no coniferous trees within 5' of the 20' pond access route. f. No coniferous trees within 20' of a proposed sidewalk/trail. g. No deciduous trees within 5' of sidewalk/trail/driveways. h. Trees should not be planted within drainage and utility easements Boulevard trees and trees within City outlots should conform to the attached approved species list. Please review species list and locations. For example, River Birch Maples must be single stem and Maple trees must be limited to private outlots/lots. 113. Replace landscaping details with city standard details LAN-1, LAN-2, and LAN-3 for use on public property. 114. The 40'-Lot planting detail appears incorrect and should be modified to match the landscape plan and comments above. Stormwater Comments: 115. HydroCAD: Reports: Existing HydroCAD Reports were not included in the stormwater narrative appendix. Please include existing conditions HydroCAD reports in future submittals. Storage: Many of the ponds include separate dead storage and live storage tabulations of elevation, area and volume. This approach seems to cause the model to output incorrect surface areas in the pond summary tab. For example, 25P Pond 1 output (reprinted below) indicates that the surface area at the NWL starting elevation is 21,524 sf—which is double the actual value of 10,760 sf. The surface area at the HWL 739.89 is listed as 36,964 sf—which is also too high due to double counting of the NWL surface area. Please consider deleting the dead storage input data to correct the surface area calculations and output and also please verify that the model results for stage, storage and flow are correct. Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 16 o Pend 25P: POND 1 - PORN - 1DC-yr Summary: Hyzi'rogrsph 6ischarge Storage Events Sizing Inflow Area = 9.409 ac, 45.97% Impervious, Inflow Depth = 4.50" for 100-yr event Inflow = 63.77 cfs 12.18 hrs, Volume= 3.531 of Outflow = 7.98 cfs 12.64 hrs, Volume= 3.531 af, Atten= 87%, Lag =27.7 min Primary = 7.98 cfs 12.64 hrs, Volume= 3.531 of Routedto Pond 17P : POND 2 Routing by Dyn-Star-Ind method, Time Span= 0.00-200.00 hrs, dt= 0.05 hrs 12 Starting EIev=736.00° Surf.Area=21,524sf Storage=22,978 cf Peak EIev= 739.89' @ 12.72 hrs Surf.Area= 36,964 sf Storage= 91,941 cf (68,963 cf above start) Plug -Flaw detention time= 170.8 min calculated for 3.003 of (85% of inflow) Center -of -Mass det. time= 85.4 min ( 885.5 - 800.1 ) Volume Invert Avail.5torage Storage Description #1 732.00' 22,978 cf DEAD STORAGE [Prismatic} Listed below (Recalc) #2 735.00' 99,788 cf LIVE STORAGE (Prismatic} Listed below (Recalc) 122,755 cf Total Available Storage Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic -feet) (cubic -feet) 732.00 1,900 0 0 733.00 4,478 3.229 3,229 734.00 5,508 4,993 8,222 735.00 6,622 6,065 14,207 736.00 10,760 8,691 22,978 Elevation Surr.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic -feet) Ccubic-feet) Click any item for help 736.00 10,764 0 0 738.00 16,126 26,890 26,890 739.00 23,592 19,859 46,749 741.00 29,447 53,039 99,788 c. Curve Numbers: Previous comments: Curve numbers of 52 are used in the HydroCAD model for proposed conditions grass. Section 6.1.2 of the Surface Water Management Plan recommends a CN value of 61 for site pervious areas. Please use a CN value of 61 for proposed conditions site pervious areas or explain why a CN 61 is not appropriate. Response of Alliant: 'Based on the geotechnical report, the site is predominately considered A soils. For grassed areas with A soils, HydroCAD suggests a curve number of 39. Because the existing conditions must assume pervious areas do not have a curve number less than 52, we did not find it appropriate to assume that the pervious curve number should decrease. We have identified in the stormwater report that the pervious areas will continue to have a curve number of 52, because both the ground cover and underlying soil will remain the same." The City Surface Water Management Plan Section 6.1.2 explains: For the areas within the City containing primarily HSG A soils, the CN values within Table 6.1 for certain land use types (Bluff/Ravine, Park/Open Space, Rural Residential and ROW) may be lowered to reflect soils with a higher infiltration rate. However, it is assumed that the pervious surfaces for more urban land use types (Urban Residential and Commercial/Industrial) containing primarily HSG A will actually generate runoff depths similar to that of HSG B soils, due to factors such as: Compaction of the soil surface layer during construction Placement of topsoil and sod to retain soil moisture and promote healthy turf establishment • Efficiently graded lots, limiting the amount of runoff allowed to pool on the Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 17 landscape and infiltrate. The CN values presented in Table 6.1 should be adjusted for site specific conditions based on the site percent impervious surface, as necessary. Generally, these calculations should assume a CN value of 61 for site pervious areas. The MPCA Stormwater Manual advises: "Soils at construction sites are generally compacted as a result of excavation, mixing, stockpiling, equipment storage, and equipment traffic.... The two most common methods for alleviating compaction are soil ripping (also called subsoiling or tilling) and addition of organic matter... Compacted layers typically develop 12 to 22 inches below the surface when heavy equipment is used. Conventional cultivators cannot reach deep enough to break up this compaction. Subsoilers (rippers) can break up the compacted layer..." 1 It seems appropriate to use a lower curve number of 52 for areas of wetland buffers, parks, open space, and rail and highway rights of way. CN 61 should be used for pervious areas in residential and other development areas where mass grading and compaction are likely. 116. Outlet Control Structure Drawings: a. Sheet 42: Pond 1 OCS 1902 is a 5' diameter MH with a weir at elevation 936. The HydroCAD model lists this weir as 4.5 feet long. Please adjust the plans and model to be consistent. b. Sheet 42: Pond 2 detail includes a typo, the EOF profile is listed as "933" and should be corrected to "733". c. The Pond 2 15" RCP equalizer pipe listed on Sheet 78 with inverts of 729—which is 2 feet higher than the NWL of 727. Please set pipe inverts so pipe is below the NWL. d. The Pond 2 OCS includes a 6" orifice at elevation 727. The weir top elevation is not listed. Please list the weir top elevation above the HWL of 732.14 for consistency with HydroCAD. e. Sheet 43: The Pond 7 OCS 2001 Detail should be revised to correct the orifice elevation to the NWL of 716.5. Please also include the top of weir elevation of 719.0 for consistency with HydroCAD. f. Sheet 44: Please include a detail of OCS 1601 for Pond 613 (WB-01D). g. Sheet 44: Please include a detail of OCS 1403 for Pond 5P (WB-01A) h. Sheet 44: Please make corrections to the Pond 6 OCS Detail for consistency with the HydroCAD model, including changing the OCS ID number from 1403 to 2201, adding a 6" orifice at elevation 711, correcting the NWL and pipe invert elevations to 711.0, and extending the top of the weir above the HWL of 715.1. i. Sheet 46: The infiltration profile and OCS detail in the lower left are mislabeled, and should probably be revised to reflect "Infiltration 4." j. Sheet 46: The Infiltration 3 OCS detail in the lower right is mislabeled, and should probably be revised to reflect "CBMH 1805" rather than "1705." 117. Volume Control: The proposed project will increase impervious areas by 34.68 acres. The 1" volume control requirement for this impervious area is 125,901. Four infiltration basins are proposed for volume control including a combined potential treatment volume of 126,864 cubic feet. Only 28.2 acres of the 139.E-acre site drains to the infiltration basins and only 10.7 acres lhttps://stormwater.pca.state.mn.us/index.php/Alleviating compaction from construction activities Accessed 1-05-2024 Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 18 of impervious surfaces of the 34.68 acres of increased impervious (30.9%). Please work to provide additional volume control and/or explain why full treatment is not feasible. HCAD ID Basin Potential Infiltration Volume Provided (cf) HCAD Drainage Area (acres) HCAD Impervious Area (%) Impervious Area (acres) 1" Runoff from Impervious Surfaces (cu ft) 30P Infiltration 1 77751 23.587 40.65% 9.59 34805 26P Infiltration 2 12022 1.141 22.13% 0.25 917 28P Infiltration 3 28379 1.765 22.13% 0.39 1418 24P Infiltration 4 8712 1.733 29.00°% 0.50 1824 126864 28.23 1 10.73 38964 118. Infiltration Basins: a. Four proposed infiltration basins will provide most of the infiltration on site (Infiltration basins 1, 2, 3 and 4). Multiple borings and test pits were put down near each infiltration basin. Please show the soil classifications within the borings shown on the infiltration profile drawings on Sheets 44 through 46 to demonstrate the soil types and depths to bedrock in support of the proposed 0.8 in/hr. design infiltration rates. b. Pretreatment: Please add a sump to MH 1801 as additional pretreatment of Infiltration Basin 1 or explain why this is not feasible. c. The HydroCAD model simulates infiltration (0.8 in/hr.) within seven basins along Grey Cloud Trail and 103rd Street (113, 2P, 313,713, 9P, 10P, and 29P). Please show these infiltration basins in the plans and provide additional information on soils, pretreatment and maintenance to demonstrate that long term successful infiltration is practical, or if long term infiltration is not practical remove infiltration from simulation of those basins. 119. Storm drain outlets: Previous comments and responses stated that flared end sections would be placed at the NWL. Recent guidance from the Dept. of Labor and Industry calls for storm drains to outlet at elevation of the NWL plus the water quality treatment volume. 120. SWPPP: The SWPPP was reviewed using an MPCA Construction Stormwater Permit checklist. Please update the SWPPP to include additional information such as: • Identify the person knowledgeable and experienced who will oversee the implementation of the SWPPP • Identify the entity (name or title) responsible for performing future Operations and Maintenance (O&M). • Include documentation for all trained individuals. • Location of areas where construction will be phased to minimize duration of exposed soil areas. • Include tabulated quantities of erosion control BMPs • Areas of steep slopes (3:1 and greater) • List name of trained inspector identified in 21.2.b • Identify how rainfall amounts will be gathered. • List BMP maintenance requirements and 24 hour timeframe. Bolton & Menk is an equal opportunity employer. Mississippi Landing Review Page: 19 • Add note on sediment deposits and deltas • Add note regarding removal of tracked sediment • Add note on permanent stormwater BMPs inspection • Add note limiting exterior vehicle and equipment washing • Add note on securing portable toilets • Add notes on temporary sediment basins requirements. 121. Please demonstrate that runoff to the neighboring property from Lots 1-3 Block 13 is not increased in the developed condition. 122. Limestone below ponds: The city would like a written recommendation from a geotechnical engineer as it relates to the proposed pond locations relative to bedrock. The geotechnical report by Braun Intertec dated 12-19-2023 states that: "We understand the City of Cottage Grove, in conjunction with the stormwater manual, allows construction of infiltration stormwater ponds when there is a minimum 10 feet of soil separation from the proposed pond bottom to limestone bedrock surface. We further understand if there is less 10 feet of separation from the bottom of ponds to the bedrock surface, infiltration is not permitted, and stormwater basins require placement of a clay liner. This geotechnical evaluation does not constitute a review of site suitability for stormwater infiltration or evaluate the potential impacts, if any, from infiltration of large amounts of stormwater." It appears that the 10-foot separation recommendation is in fact from Braun's earlier report dated April 8, 2021 (reprinted below): "Also, we generally do not recommend stormwater storage or treatment areas be constructed within about 10 feet of bedrock surfaces due to possible karst type features which could lead to pond bottom failures. Various types of pond liners could be considered in high elevation bedrock areas." Please have Braun confirm they have reviewed the proposed development plans and concur with the approach, and document it in the final report to Rachel Development. 123. Filtration Testing: Post -construction testing of filtration rates within the basin, or post - construction records of water level measurements within the basin, will be required to verify that design filtration rates and drawdown periods will be met. 124. NPDES Construction Stormwater Permit: When the disturbed area of development exceeds 1 acre, an NPDES Construction Stormwater Permit is required. Please provide a copy of the permit when it is received. 125. Models and CAD Files: Please note that digital copies of the final version stormwater models (HydroCAD) and shapefiles or CAD drawings of existing and proposed drainage areas are to be submitted to the city once the review and revision process is complete. Bolton & Menk is an equal opportunity employer. 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O o LO O w 2o. m m Boulevard Tree Planting List 2020 Overstory Northern Pin Oak- Quercus ellipsoidalis Red Oak- Quercus rubra White Oak- Quercus alba Swamp White Oak- Quercus bicolor St. Croix Elm- Ulmus americans 'St. Croix' New Horizon Elm- Ulmus 'New Horizon' Accolade Elm- Ulmus davidiana var. japonica Morton' Skyline HoneVlocust- Gleditsia tricanthos var. inermis 'Skycole' HackberrV- Celtis occidentalis River Birch- Betula nigra (SINGLE STEM ONLY) Yellowwood- Cladrastis kentuckea Kentucky Coffeetree- Gymnocladus dioicus London Planetree- Platanus x acerifolia Tuliptree- Liriodendron tulipifera Understory Japanese Tree Lilac- Syringe reticulate 'Ivory Silk' Spring Snow Crabapple- Malus 'Spring Snow' Ironwood- Carpinus caroliniana FINDINGS OF FACT AND RECORD OF DECISION FORMER MISSISSIPPI DUNES GOLF COURSE ENVIRONMENTAL ASSESSMENT WORKSHEET Cottage Grove Washington County, MN February 2022 TABLE OF CONTENTS I. ADMINISTRATIVE BACKGROUND......................................................3 II. RESPONSE TO COMMENTS..............................................................3 a. Agency Comments and Responses.................................................5 b. Citizens Comments and Responses...............................................27 c. Public Hearing Testimony, Comments and Responses .......................53 III. FINDINGS OF FACT..........................................................................58 a. Project Description......................................................................58 b. Corrections to the EAW................................................................58 IV. DECISION REGARDING NEED FOR ENVIRONMENTAL IMPACT STATEMENT...................................................................................59 a. Type, Extent, and Reversibility of Impacts.........................................59 b. Cumulative Potential Effects of Related or Anticipated Future Projects....59 c. Extent to which the Environmental Effects are Subject to Mitigation by Ongoing Public Regulatory Authority............................................59 d. Extent to which Environmental Effects can be Anticipated and Controlled as a Result of Other Environmental Studies .......................60 V. RECORD OF DECISION.....................................................................62 ATTACHMENT 1. COMMENTS RECEIVED ATTACHMENT 2. IMPAIRED WATERS MAP ATTACHMENT 3. REVISED TRAFFIC IMPACT STUDY ATTACHMENT 4: NEW HISTORY REPORT ON WILLIAM COWAN/HERB FRITZ HOUSE FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 2 Findings of Fact and Record of Decision I February 2022 RESPONSE TO COMMENTS, FINDINGS OF FACT AND RECORD OF DECISION FORMER MISSISSIPPI DUNES GOLF COURSE ENVIRONMENTAL ASSESSEMENT WORKSHEET COTTAGE GROVE WASHINGTON COUNTY, MINNESOTA ADMINISTRATIVE BACKGROUND The City of Cottage Grove (the "City") is the Responsible Governmental Unit for this project, and PulteGroup ("Pulte") is the Project Proposer. An Environmental Assessment Worksheet (EAW) has been prepared for this project (`Proposed Project") in accordance with Minnesota Rules Chapter 4410. The EAW was developed to assess the potential impacts of the project and other circumstances to determine if an Environmental Impact Statement (EIS) is needed. The EAW was filed with the Minnesota EQB and circulated for review and comments to the required EAW distribution list. A "Notice of Availability" for the initial EAW was published in the EQB Monitor on November 30, 2021. A Notice of Availability and Press Release were published in the Saint Paul Pioneer Press and on the City of Cottage Grove website. These notices provided a brief description of the project and information on where copies of the EAW were available and invited the public to provide comments that would be used in determining the need for an EIS for the Proposed Project. The EAW was made available for public review at Cottage Grove City Hall, the City of Cottage Grove website, and the Conservation Library at 300 Nicollet Mall in Minneapolis. In addition, the City held an optional public hearing for the EAW on December 20, 2021. All comments received during the EAW comment period were considered in determining the potential for significant environmental impacts. Comments received during the Comment Period can be found in Attachment 1 of this document. RESPONSE TO COMMENTS The public review period for the Former Mississippi Dunes Golf Course Environmental Assessment Worksheet (EAW) began on November 30, 2021 and was closed on January 6, 2022. The following responses were prepared to address questions and comments received during the public review period. The following agencies provided comment letters, organized alphabetically: Friends of Minnesota Scientific & Natural Areas Friends of the Mississippi River Metropolitan Council Minnesota Department of Natural Resources (MnDNR) Minnesota Office of the State Archeologist (OSA) Minnesota Pollution Control Agency (MPCA) Minnesota State Historic Preservation Office FORMER MISSISSIPPI DUNES GOLF COURSE - EAW Findings of Fact and Record of Decision I February 2022 National Park Service Washington Conservation District Washington County The following citizens, resident and private business provided comment emails and letters, organized alphabetically: Biron, Tyler (citizen) Dobozenski, David (citizen) Grams, Adam (citizen) Krauss, Oriana Rueda (citizen) Monjeau-Marz, Corinne L. (citizen) Matter, Bonnie (citizen) O'Boyle, Sharon (citizen) Schwartz, Barb (citizen) Schwen, Bill (citizen) Smith, Christopher (citizen) Tiefenbruck, Grant (citizen) Williams, Cole (citizen) Whaley, Brett (citizen) Zimmer Environmental Improvement (private business) A copy of each email/letter is included within Attachment 1. Consistent with state environmental rules, responses have been prepared below for all substantive comments received during the comment period. The following citizen and resident comments were provided at the Public Hearing held December 20, 2021, organized alphabetically: Matter, Bonnie (citizen) O'Boyle, Sharon (citizen) FORMER MISSISSIPPI DUNES GOLF COURSE - EAW Findings of Fact and Record of Decision I February 2022 AGENCY COMMENTS AND RESPONSES FRIENDS OF MINNESOTA SCIENTIFIC & NATURAL AREAS Comment: "... we notice an inconsistency between the text and Figure #5 Concept Sketch Plan. The text includes a plan to sell - 12 acres of land adjacent to the Grey Cloud SNA to the DNR in accordance with the City's master plan (Figure #4). However, the Concept Plan Sketch of Pulte Homes (Figure #5) shows the lots for detached homes placed right up to the current boundary of the SNA. " Response: The Project Proposer has entered a purchase agreement with the current property owner and has not closed on the subject property. As part of the due diligence process and negotiations, the Project Proposer is working with the Minnesota Department of Natural Resources who has indicated that they would like to purchase approximately 12-acres of the most ecologically significant area adjacent to the Scientific Natural Area. A purchase agreement between the Project Proposer and MnDNR has not been executed and therefore the area is not shown on the Concept Plan. The Concept Plan represents the maximum development scenario if an agreement cannot be reached with the MnDNR or if the MnDNR does not close on the subject 12-acres. FRIENDS OF THE MISSISSIPPI RIVER Comment: Item 10: Geology, Soils, and Topography/Land Forms and Item 11: Water Resources ■ "The site's slope towards the river suggests that without mitigation, subsurface water runoff will move towards the river. Slope stability, water volume through the site, and impacts to neighboring sites from this water movement need to be carefully studied." ■ "The EAW should include Minimal Impact Design Standards as a mitigation strategy for the potential project impacts to water resources. Mitigation should include a plan to incorporate stormwater treatment areas throughout the project area to treat water as closely to its source as possible, reducing the risk of harm from subsurface water movement. It will not be very feasible to pipe stormwater from one end of the site over to the other, so the project should not direct all stormwater to just one to two treatment areas as shown in Figures 4 and 5. " Response: Comment noted. The Project Proposer will be required to manage surface and stormwater on -site in compliance with the requirements and standards of the City and the Watershed District. Extensive stormwater and surface water modeling is a requirement of the Land Use Application process, and such modeling must include appropriate mitigative design components that demonstrate compliance with the requirements and standards (as shown on Table 6 Required Permits and Status). The use of Minimal Impact Design Standards as well as evaluation of decentralized ponding were evaluated as part of the engineering site design process. Regardless the of the final design, the Project Proposer must comply with the City's adopted standards that require all stormwater and surface water to be managed to comply FORMER MISSISSIPPI DUNES GOLF COURSE - EAW Findings of Fact and Record of Decision I February 2022 with both quantity and quality standards as detailed in Item #11(b)(ii) of the EAW. The engineering design of the surface water and stormwater management systems include ponding, pipes and vegetative buffers that all contribute to the overall function of the system. Comment: Item 11: Water Resources ■ "This area of the Mississippi River has high chloride levels. To mitigate harm from increased roadways and road salting in and around the project area, all chloride runoff should be captured on site. The project should also include a salt management plan to limit use of road salt on both public roadways and private driveways and sidewalks." Response: Comment noted. New potential sources of chloride associated with the development include the roadways, driveways, and sidewalks during winter months where snow and ice removal are necessary. The Project Proposer has stated that the Homeowner's Association will not use salt as part of its management of community sidewalks or common areas managed by the HOA. The MnDNR suggests review of the factsheet prepared by the University of Minnesota that identifies ways for homeowners to optimize their water softener salt use'. However, any water softener releases are directed into the sanitary sewer system and treated at an off site regional wastewater treatment site. The City will also consider and review the information provided about how other communities are addressing high chloride levels2. The City will consider ways to make the factsheet and other educational resources provided by the DNR available to homeowners. The Project Proposer will prepare a salt management plan for the maintenance and management of private driveways and sidewalk that will be incorporated into the homeowner covenants which will incorporate the factsheets by reference. The City has a chloride management system that is intended to carefully manage the use of salt on local roadways. All City plow trucks are equipped with a computerized system, Cirus Spread Smart, that has set "prescriptions" for the placement of salt. The system utilizes road temperature, classification of roadway, and type of salt to place pre -determined amounts of salt on the roadway. Each truck is linked to a computer at Public Works that uploads salt usage to allow for detailed tracking for each storm event. This system will be calibrated to the Project area and will consider the proximity of the roadways to the Mississippi River. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "The EAW must demonstrate the project's full compliance with the federal Endangered Species Act. The EAW should also include stronger analysis of rusty -patched bumble bee' habitat needs, construction timing, and protective practices that can be undertaken as mitigation strategies." ■ "Bird Species in Greatest Conservation Need, including the endangered Henslow's sparrow, are documented to be present at the Mississippi Dunes site (not simply in the vicinity). Public Bird records by experienced birders document these rare birds' consistent presence. These birds are known to be 1 The factsheet can be accessed at https://www.wrc.umn.edu/sites/wrc.umn.edu/files/umnresidentialbmps_final.pdf 2 Resource can be access at https://www.wrc.umn.edu/communitywatershed-scale FORMER MISSISSIPPI DUNES GOLF COURSE - EAW Findings of Fact and Record of Decision I February 2022 very sensitive to habitat `patch size" and edge conditions for reproductive success. The proposed project will undoubtable reduce the birds' habitat area and likely harm their already -fragile populations." "The EAW should include more mitigation strategies to protect these [bird] species. Additional mitigation strategies could include timing vegetation removal and grading outside of the birds' nesting season, arranging the site plan to enable as much contiguous habitat as possible, and employing an ecologist to design vegetation that doesn't further degrade adjacent habitat at the SNA by creating improper edge conditions on the Mississippi Dunes property." ■ "This section should also state that the project's vegetation management practices must be fully compliant with the City's Mississippi River Corridor Critical Area (MRCCA) ordinance." Response: Comment noted. As stated in Item 13.d. of the EAW, the Project Proposer must work with a qualified ecologist to develop a survey plan that is acceptable to the Minnesota Department of Natural Resources. The developed survey plan will be tailored to the existing site conditions and an acceptable development and construction plan, including appropriate mitigative strategies, will be developed to the satisfaction of the MnDNR. The Project Proposer will be required to follow the agreed to survey plan and site development and construction plan developed with the MnDNR and will be required to follow the City's MRCCA ordinance. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "The EAW should also include a plan to mitigate impacts of increased human visitorship at the neighboring SNA due to the addition of hundreds of residents next to the SNA. An increase in off -trail human traffic in the SNA could be particularly harmful because of the site's fragile geology and rare plant species. Mitigation could include design elements (such as the plaiting home lots, adding trail connections, and using fencing or other barriers) to block egress to the SNA outside of existing trails.' Response: Comment noted. The MnDNR is the owner of the SNA and is aware of the Proposed Project. The SNA is planning to purchase property from the Project Proposer to expand the SNA. The Project Proposer does not have authority to regulate the use or implement any mitigation regarding number of visitors to the SNA. Comment: Item 14: Historic Properties ■ "It is reasonable to believe that the Mississippi Dunes project area may also contain archaeological resources given its proximity to these documented sites [Grey Cloud Island]." ■ 'As noted in the draft EAW's correspondence with the State Historic Preservation Office, the majority of archaeological sites in the state have not been recorded. A lack of documented resources on the project site should not be taken as an assurance that such resources do not exist' FORMER MISSISSIPPI DUNES GOLF COURSE - EAW Findings of Fact and Record of Decision I February 2022 Response: Comment noted. The subject property was highly disturbed, including mass grading, to develop the golf course in 1995. Given the disturbed nature of the site the City does not believe a Phase I Archaeological reconnaissance study is warranted in the disturbed areas. The City will require the Project Proposer to include a reference within the construction contingency plan regarding proper steps the contractor must take if anything is found on -site once site work commences. On Figure 5 of the EAW the area that is planned as open space, natural area, and park adjacent to the Mississippi River is the area that may not have experienced significant alterations during the golf course construction. A Phase I Archaeological Survey will be completed within any development areas that have not previously been disturbed. Comment: Item 15: Visual ■ "We disagree that "there are no scenic views or vistas identified in the City's MRCCA plan". The Public River Corridor View from Hazen P. Mooers Park will be affected by this project. Mississippi Dunes is clearly visible in the photo of this view included in the City's MRCCA plan. The Public River Corridor View from the Grey Cloud Dunes SNA may also be affected. A visual analysis of the project's impacts to these views should be conducted as part of this EAW and appropriate mitigation strategies employed.' "The goal of mitigation should be to preserve a view as similar to the existing view as possible, prioritizing vegetative screening and minimizing the visibility of new structures. Per the DNR, strategies to mitigate visual impacts can include: o Using building materials that blend in with natural surroundings, such as green or brown materials o Placing the long axis of structures perpendicular to the river o Reducing the bulk of structures, such as by using flat roofs or reduced roof pitches o Increasing setbacks from the river" Response: Comment noted. No scenic views or vistas are identified on the Proposed Project site as identified on Figure 10 Location of Public River Corridor Views, MRCCA Plan Chapter incorporated into the City's 2040 Comprehensive Plan. Development of the Project will protect the entire riverway frontage as open space, park and natural area. Views from the river to the Proposed Project site will be limited given the proposed open space and natural area use on the river frontage that extends a minimum of 300-feet from the OHWL which is consistent with the mitigative strategy identified in the comment letter "Increasing setbacks from the river." METROPOLITAN COUNCIL Comment: ■ "The staff review finds that the EAW is complete and accurate with respect to regional concerns and raises no major issues of consistency with Council policies. An EIS is not necessary for regional purposes. " FORMER MISSISSIPPI DUNES GOLF COURSE - EAW Findings of Fact and Record of Decision I February 2022 Response: Comment noted. MINNESOTA DEPARTMENT OF NATURAL RESOURCES (MnDNR) Comment: Item 6: Project Description ■ "...Avoidance and survey requirements will need to be met before any grading of the site or tree removal can proceed. Species -specific work exclusion dates and survey timeframes will affect the timing of construction. Please consult with the Endangered Species Environmental Review Coordinator..." Response: Comment noted. As noted in Item 13.d. of the EAW the Project Proposer will work with a qualified ecologist to develop a survey plan that is acceptable to the MnDNR. Comment: Item 6: Permits and Approvals Required ■ "Table six should also note that a DNR Takings Permit maybe necessary if state -listed threatened and endangered species will be impacted as the result of this project' ■ "Table six should note the need for the developer and/or the City of Cottage Grove to obtain a DNR Water Appropriation Permit should there be a need for construction dewatering of water (either surface or ground water) in volumes exceeding 10, 000 gallons per day, or one million gallons per year. " Response: Comment noted. The Table has been updated to identify the DNR Takings Permit and DNR Water Appropriation Permit that must be obtained if necessary. Comment: Item 9: Land Use ■ "We appreciate the effort on the part of the City of Cottage Grove to protect the open space along the Mississippi River Corridor by creating a park to maintain habitat and enable the public's access to the river. " ■ "The EAW should provide additional information to discuss whether the project complies with the requirements of the Mississippi River Critical Corridor Area (MRCCA) plan and zoning regulations." ■ "The DNR supports the development of a park that will allow the community to access and engage with the Mississippi River and the unique ecosystem of the area. Please include the SNA in trail planning in order to ensure that trail locations meet the management needs of all parties and that encroachment onto the SNA is prevented." FORMER MISSISSIPPI DUNES GOLF COURSE - EAW Findings of Fact and Record of Decision I February 2022 Response: Comment noted. As noted in Item 9, the Proposed Project is located entirely within the MRCCA overlay district, and the proposed development area is generally within the Separated from River (CA -SR) sub- district. Given the Proposed Project location within the MRCCA overlay, the Project is subject to the City's ordinance adopted in December 2021. A full review for compliance with the ordinance will be completed with the Land Use Application process as required and shown on Table 6. Comment: Item 10: Geology, Soils and Topography/Land Forms ■ "Part of the project area is located in a region prone to surface karst feature development. This was confirmed by project borings that encountered soft limestone bedrock near the surface. Great care should be taken to avoid releasing any pollutants in this area that could quickly reach groundwater. We appreciate that care will be used in locating stormwater features. We recommend that site grading also avoids exposing karst prone bedrock." Response: Comment noted. The Project Proposer will develop a grading plan that avoids exposing karst-prone bedrock. The City, and the Project Proposer, understand that karst conditions may occur in areas with underlying limestone which includes the Project site. Limestone underlies much of the Twin Cities Metropolitan Area, including in the City of Cottage Grove. The City is not aware of any known sinkholes or similar occurrences within the City but understands that adequate due diligence on the site is critical to ensure that the final design and engineering of the Project is responsive to the site -specific geological conditions. As indicated in EAW item 10, a Preliminary Geotechnical Evaluation Report was prepared by the Project Proposer and based on the outcomes of that report additional analysis and study of the site is planned by the Project Proposer. The Project Proposer will work with the City to determine the most appropriate mitigation and site design through the permit and approval process. Such mitigative strategies, may include, but are not limited to following the guidelines outlined in the Minnesota Pollution Control Agencies "Minnesota Stormwater Manual" that provides specific guidance for karst areas. Comment: Item 11: Water Resources ■ "Please note that if the private wells are not going to be used, then they are required to be sealed rather than capped." Response: Comment noted. Comment: Item 11: Water Resources ■ "The planned increase in impervious surfaces will also increase the amount of road salt used in the project area. Chloride released into local lakes and streams does not break down, and instead accumulates in the environment, potentially reaching levels that are toxic to aquatic wildlife and plants. Consider promoting local business and City participation in the Smart Salting Training offered through the Minnesota Pollution Control Agency." FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 10 Findings of Fact and Record of Decision I February 2022 Response: Comment noted. The City will consider participation in the Smart Salting Training offered through the Minnesota Pollution Control Agency. The City will also review the sample ordinance provided by MnDNR regarding chloride use. The Project Proposer has stated that the Homeowner's Association will not use salt as part of its management of community sidewalks or common areas managed by the HOA. As previously noted, the City has a chloride management system that is intended to carefully manage the use of salt on local roadways. All City plow trucks are equipped with a computerized system, Cirus Spread Smart, that has set "prescriptions" for the placement of salt. The system utilizes road temperature, classification of roadway, and type of salt to place pre -determined amounts of salt on the roadway. Each truck is linked to a computer at Public Works that uploads salt usage to allow for detailed tracking for each storm event. This system will be calibrated to the Project area and will consider the proximity of the roadways to the Mississippi River. Comment: Item 11: Water Resources ■ "The DNR recommends that stormwater be used for irrigating the landscaping...' Response: Comment noted. The Project Proposer will explore the feasibility of using stormwater for irrigation of landscape on the Proposed Project site post -development. Comment: Item 11: Water resources ■ "We recommend using BWSR-approved, native seed mixes for seeding stormwater features, project landscaping, and soil stabilization. Due to the proximity to the SNA, please make sure that all seed mixes are free of noxious weeds and invasive species.' Response: As stated in Item 13(d) the Project Proposer will seed all stormwater management areas using the BWSR or MnDOT native seed mixes and will be free of noxious weeds and invasive species. Comment: Item 11: Water Resources "Stormwater from the development should not be directed towards or allowed to pool on the current or future SNA." Response: All stormwater and surface water management must be managed on the Proposed Project site to comply with the City and South Washington Watershed District rules. Stormwater will not be directed or allowed to pool on the current or any future land owned by the SNA. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) FORMER MISSISSIPPI DUNES GOLF COURSE - EAW Findings of Fact and Record of Decision I February 2022 "This section mentions the previous agricultural and golf course uses of parts of the project area, but fails to identify that the area planned for development is mapped as a Minnesota Biological Survey (MBS) Site of High Biodiversity Significance as well as a DNR Native Plant Community (NPC). Despite the previous uses and disturbance, sections of the project area within the golf course were left intact and may yet contain rare plants and valuable wildlife habitat." "The project proposes to avoid impacts to the Rusty -patched bumble bee, Leonard's skipper, Regal fritillary and the Monarch butterfly by completing the vegetation disturbance early in the 2022 season. Due to the potential need for plant surveys during the growing season, these mitigation measures are unrealistic. Permanently converting even degraded grassland to impervious surfaces will remove habitat within the project area and should be considered a long-term impact. Because the Rusty - patched bumble bee is a federally -listed as endangered, please coordinate with the U.S. Fish and Wildlife Service regarding mitigation for long-term impacts to this species." ■ "The summary of DNR's requirements should mention that tree/shrub removal is prohibited from April through August 15th to avoid impacting endangered bird species that have been documented in the direct vicinity of the project. Please coordinate with DNR if this is not feasible as bird surveys may be necessary prior to disturbance." Response: Comment noted. As identified in Item 13(d), and in response to the MnDNR NHIS correspondence letter dated November 19, 2021, the Project Proposer has hired a qualified ecologist to work with the MnDNR to develop a site survey process that will comply with the requirements of the MnDNR Land Use Fish and Wildlife Service. The Project Proposer intends to work with the MnDNR to establish a reasonable process for survey and eventual site development and construction. Appropriate permits, including any required DNR Takings Permits will be obtained. Comment: Item 16: Air ■ "If water is taken from the Mississippi River for controlling dust, then the use of more than 10, 000 gallons of water in a day must be approved under a DNR Water Appropriation Permit' ■ "Please do not use products that contain chloride for dust control. " Response: Comment noted. Appropriate Permits will be obtained as previously noted. The Project Proposer will not use products that contain chloride for dust control during the site development and construction process. Comment: Item 18: Transportation ■ "The railroad corridor runs through the SNA directly adjacent to the project area is owned and operated by BNSF Railway. Please include them in any planning that involves railroad crossings." FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 12 Findings of Fact and Record of Decision I February 2022 Response: The Project Proposer is working with the BNSF Railway to obtain proper permits for crossing of the railroad right of way. All appropriate permits will be obtained as part of the site development process. MINNESOTA OFFICE OF THE STATE ARCHEOLOGIST Comment: Item 14: Historic Properties ■ "... there are no previously recorded archaeological sites, archaeological site leads, or burials within the proposed project area. However, the project is situated with a district replete with archaeological and cemetery sites and is adjacent to the Mississippi River. Therefor a phase I archaeological reconnaissance conducted by a qualified archaeologist is recommended." Response: Comment noted. The subject property was highly disturbed, including mass grading, to develop the golf course in 1995. Given the disturbed nature of the site the City does not believe a Phase I Archaeological reconnaissance study is warranted in the disturbed areas. The City will require the Project Proposer to include a reference within the construction contingency plan regarding proper steps the contractor must take if anything is found on -site once site work commences. On Figure 5 of the EAW the area that is planned as open space, natural area, and park adjacent to the Mississippi River is the area that may not have experienced significant alterations during the golf course construction. A Phase I Archaeological Survey will be completed within any development areas that have not previously been disturbed. MINNESOTA POLLUTION CONTROL AGENCY (MPCA) Comment: Item 7: Cover Types ■ "The cover types listed in the table under Item 7 do not seem to portray the existing site conditions accurately. For example, under open space, zero acres are listed. It would seem that a golf course would have a significant amount of open space." Response: The land cover types were obtained from the Minnesota Land Cover Classification System (MLCCS) shapefile prepared by the Minnesota Department of Natural Resources (MnDNR). The City acknowledges that open space or natural areas may exist within the footprint of the former golf course; however, the MnDNR prepared portions of the MLCCS using aerial analysis that identified the manicured golf course (impervious surface) as the dominant land cover. The EAW Guidelines provided by the Minnesota Environmental Quality Board (EQB) establish the MLCCS as an appropriate publicly available data set to prepare the response to EAW Item 7. The MLCCS classified the subject site as predominantly 5-10% impervious which correlates to the landscape/lawn coverage associated with the golf course. FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 13 Findings of Fact and Record of Decision I February 2022 Comment: Item 8: Permits and Approvals Required ■ "It maybe necessary to obtain a Sanitary Sewer Extension Permit from the MPCA prior to construction.' Response: Table 6: Required Permits and Status has been updated to include the Sanitary Sewer Extension Permit, to be obtained if necessary. Comment: Item 11: Water Resources "This section mentions the additional work and utilities that must be extended to serve the Project, but there are no details about that work in the EAW. There was a mandatory EAW completed for the Cottage Grove South District Trunk Sewer earlier this year. If that sewer needs to be extended again for this Project, a separate mandatory EAW may be required. This related work, and whether a mandatory EAW is needed for the extension of the sewer to this site, needs to be discussed in more detail." Response: The Subject Project does not require the extension of the Cottage Grove South District Trunk Sewer. Any future extension of the South District Sanitary Sewer past the Phase 1 completed in 2021 would be contained within the City's approved Business Park AUAR boundary. Comment: Item 11: Water Resources ■ "The Project proposes disturbance of 110 acres of the 164-acre site and will discharge stormwater to the Mississippi River, which has construction -related impairments. Because the Project will disturb 50 or more acres, the Stormwater Pollution Prevention Plan (SWPPP) will need to be submitted for review and approval by MPCA prior to obtaining National Pollutant Discharge Elimination System/State Disposal System (NPDES/SDS) Construction Stormwater Permit (CSW Permit) coverage.' Response: Comment noted. Table 6 in the EAW identifies that a SWPPP is required. Comment: Item 11: Water Resources "The EAW mentions three existing storm water ponds on the site to be utilized for rate control. The EAW also mentions use of infiltration basins for volume control unless not feasible and that the City allows the ability to use off site mitigation credits to meet volume control requirements if onsite Best Management Practices (BMPs) are not possible. The EAW does mention the presence of hydric soils and karst features at the site that may prohibit infiltration but also discusses use of filtration and bio filtration areas for meeting volume control requirements. However, filtration may not be considered to be a method of volume control by the CSW Permit." ■ "The Proposer is strongly encouraged to consider opportunities upgradient of hydric areas for bioinfiltration and use of green infrastructure practices to reduce stormwater runoff and provide climate FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 14 Findings of Fact and Record of Decision I February 2022 resilience to increasing rainfall. Consider also reducing pervious surfaces contributing to runoff by constructing narrower streets or using pervious pavements. Pervious pavements would also help to reduce need for winter salting and resulting chloride pollution from the new development. " Response: Comments noted. The City, and the Project Proposer, understand that karst conditions may occur in areas with underlying limestone which includes the Project site. Limestone underlies much of the Twin Cities Metropolitan Area, including in the City of Cottage Grove. The City is not aware of any known sinkholes or similar occurrences within the City but understands that adequate due diligence on the site is critical to ensure that the final design and engineering of the Project is responsive to the site -specific geological conditions. As indicated in EAW item 10, a Preliminary Geotechnical Evaluation Report was prepared by the Project Proposer and based on the outcomes of that report additional analysis and study of the site is planned by the Project Proposer. The Project Proposer will work with the City to determine the most appropriate mitigation and site design through the permit and approval process. The Project Proposer will implement BMPs in its site development activities and will explore opportunities to use pervious pavements and other best practices in the development post construction. The plan for stormwater management will be developed to address and consider the recommendations as noted, and will refer to the guidelines outlined in the Minnesota Pollution Control Agency's "Minnesota Stormwater Manual3. Comment: Item 12: Contamination/Hazardous Materials/Wastes ■ "The Project is located in an area of Washington County near areas that have extensive groundwater contamination from multiple sources. Furthermore, these are located in areas where the groundwater is highly vulnerable to contamination from the surface because there is relatively little overlying fine-grained protective soil material." Response: Comment noted. The City and Project Proposer understand that this area is in a sensitive area known to have extensive groundwater contamination. All structures must be served by municipal water services to ensure a safe water supply. Further, mitigative measures must be incorporated into the site development process to ensure that post -development conditions do not further exacerbate or contribute further to the known groundwater contamination. The Project Proposer will coordinate with the MPCA on safe handling and disposal of any contamination and hazardous materials found on the site prior and during construction. Comment: Item 12: Contamination/Hazardous Materials/Wastes ■ "Please note that golf courses have the potential for contamination from past pesticide use (including mercury) and from past storage and handling of pesticides and fertilizers." s https://stormwater.pca.state.mn.us/index.php/Main_Page FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 15 Findings of Fact and Record of Decision I February 2022 ■ "The operation of heavy equipment in and near lakes, streams and wetlands obligates the project proposers to develop a plan for managing fuels and lubricants, including a plan of action to implement in the event of spills. The Project proposer and their contractors should be prepared to respond to spills and to recover and contain spilled material as quickly and thoroughly as possible." Response: Comment noted. The Project Proposer will develop a construction contingency plan for development of the Proposed Project site. The Construction Contingency Plan must include and address the action to be taken if areas of significant contamination are identified, as well as include a plan for the management of fuels and lubricants and plan of action to implement in the event of spills. The Project Proposer will coordinate with the MPCA on safe handling and disposal of any contamination and hazardous materials found on the site prior and during construction. MINNESOTA STATE HISTORIC PRESERVATION OFFICE Comment: Item 14: Historic Properties ■ "Due to the nature and location of the proposed project, we recommend that a Phase I archaeological survey be completed.' Response: Comment noted. The subject property was highly disturbed, including mass grading, to develop the golf course in 1995. Given the disturbed nature of the site the City does not believe a Phase I Archaeological reconnaissance study is warranted in the disturbed areas. The City will require the Project Proposer to include a reference within the construction contingency plan regarding proper steps the contractor must take if anything is found on -site once site work commences. On Figure 5 of the EAW the area that is planned as open space, natural area, and park adjacent to the Mississippi River is the area that may not have experienced significant alterations during the golf course construction. A Phase I Archaeological Survey will be completed within any development areas that have not previously been disturbed. NATIONAL PARK SERVICE Comment: Item 7: Cover Types ■ "Table 5 states there will be an increase of 27.8 acres of open/natural space, not including a single acre before the development. This is misleading as the majority of the 164 acres has become more natural since it has been vacant. Incorporating established natural cover types into the development's design would be better than demolishing this established habitat. This is especially true on the western side of the development where dry tall grasses and forests tie into the Grey Cloud Dunes Scientific and Natural Area (SNA). These established natural areas should be preserved as natural extensions of the SNA." FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 16 Findings of Fact and Record of Decision I February 2022 Response: The land cover types were obtained from the Minnesota Land Cover Classification System (MLCCS) shapefile prepared by the Minnesota Department of Natural Resources (MnDNR). The City acknowledges that open space or natural areas may exist within the footprint of the former golf course; however, the MnDNR prepared portions of the MLCCS using aerial analysis that identified the manicured golf course (impervious surface) as the dominant land cover. The EAW Guidelines provided by the Minnesota Environmental Quality Board (EQB) establish the MLCCS as an appropriate publicly available data set to prepare the response to EAW Item 7. The MLCCS classified the subject site as predominantly 5-10% impervious which correlates to the landscape/lawn coverage associated with the golf course. The Golf Course use is the most recent use and study of the land for development has been underway since the golf course was shuttered prior to the 2018 season. As stated in Item 6(c) of the EAW, the Project Proposer is working with the MnDNR on the purchase of approximately 12 acres of land on the eastern side of the Project area where the most significant natural areas abut the Grey Cloud Dunes Scientific Natural Area (SNA). Comment: Item 11: Water Resources "We would like more attention brought to the fact that this stretch of the Mississippi River, and the Mississippi Dunes site, are also part of the Mississippi National River and Recreation Area (NRRA). Congress established the Mississippi NRRA in 1988 to preserve, protect, and enhance the significant values of the Mississippi River Corridor in the Twin Cities metropolitan area. The Mississippi NRRA shares a boundary with the Mississippi River Corridor Critical Area (MRCCA), and we appreciate that the proposed development will adhere to updated MRCCA ordinances being adopted by the City of Cottage Grove. The national significance of this stretch of the Mississippi River and its resources should be included in this section." Response: Comment noted. The Proposed Project Site is within the Mississippi National River and Recreation Area (NRRA), and the NRRA boundary is consistent with the MRCCA boundary. The NRRA is a federal designation that is further supported by the MRCCA. The NRRA has designated this area as an area of critical concern and seeks to protect the Mississippi River. The City adopted the MRCCA ordinance in December 2021 which is consistent with, and supports, the requirements of both the NRRA and MnDNR. The Proposed Project will be required to comply with the regulations and standards of the City's adopted MRCCA ordinance. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "Stating that the heavy use of pesticides and herbicides will decrease is misleading since there has been no active management at the site. Disturbance of the natural spaces and addition of a housing development will likely increase this level of activity from present use. Buffers around sensitive areas should be implemented to prevent conflicting uses from the development and should be encouraged FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 17 Findings of Fact and Record of Decision I February 2022 wherever possible. Drift and runoff from chemicals and fertilizers from lawn care could impact habitat on the neighboring SNA given the proximity of housing to the SNA. " Response: Comment noted. The use of the site through 2017 was for a golf course, and the majority of the Proposed Project site was heavily landscaped and manicured. The golf course included the heavy use of pesticides and herbicides that often affects the land for several years after application. The continued use of the site as a golf course would have resulted in the continued heavy use of pesticides and herbicides. After the closure of the golf course it was assumed that the use of the site would transition to either housing or some other development type that would not include heavy use of herbicides and pesticides. As indicated in previous responses, the Project Proposer is working with the MnDNR to sell approximately 12 acres of land adjacent to the SNA to further protect and enhance the SNA. Additionally, the entire river frontage will be protected as open space, park land and natural area as shown on Figure 5: Concept Plan of the EAW. The land adjacent to the Mississippi River as well as the potential expansion of the SNA will provide a buffer between the proposed development and these sensitive natural areas. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "Buffering would also decrease other negative impacts from human use like erosion from increased foot traffic in natural areas and wildlife harassment from pets and humans. While the SNA is open to the public, it is not a public park that is designed to handle significant human activity, especially given the sensitive habitats located at Grey Cloud Dunes SNA. Housing placed on the boundary will likely increase human use and degradation of the significant natural resources of the SNA." Response: Comment noted. The Project Proposer will be cognizant of the distinction that the SNA is not a public park. No paved trails or other direct connections between the housing and/or lots will be provided from the Proposed Project development to the SNA. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "We recommend that the City of Cottage Grove follow the recommendations in the Natural Heritage Review from the MN Department of Natural Resources in Appendix B. There are several rare species found within the search area for the Mississippi Dunes site. A qualified surveyor should conduct a habitat assessment prior to construction to prevent any damage to the rare and sensitive resources. " Response: Comment noted. The Project Proposer will follow the recommendations as stated in the NHIS Review contained in Appendix B of the EAW. In compliance with the recommendations, Item 13(d) clearly states that the Project Proposer will hire a qualified ecologist to develop a Survey Plan for the site to conduct the habitat assessment. FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 18 Findings of Fact and Record of Decision I February 2022 Comment: Item 15: Visual ■ "We disagree with the assessment that there are no scenic views or vistas identified in the MRCCA plan. There are two Public River Corridor Views (PRCV) within the immediate area of the Mississippi Dunes site. One is located at Hazen P. Mooers Park that overlooks the southern portion of the Mississippi Dunes site and the north east portion of Grey Cloud Island. Set back of the development will decrease the impacts to this PRCV. The other PRCV is from the Grey Cloud Dunes SNA. While there are no overlooks or established trails in the SNA, the elevated and open bluffs of the SNA provide striking views of the natural areas around the SNA. Removal of vegetation for the development will impact the natural views from the SNA. Maintaining existing vegetation and the addition of vegetation within the housing development may reduce impacts from the SNA's PRCV.' Response: Comment noted. No scenic views or vistas are identified on the Proposed Project site as illustrated on Figure 10 Location of Public River Corridor Views, MRCCA Plan Chapter incorporated into the City's 2040 Comprehensive Plan. Development of the Proposed Project will protect the entire riverway frontage as open space, park and natural area. The Project Proposer is working with the MnDNR on the purchase of approximately 12 acres that will further extend the SNA along the eastern boundary of the site. Vegetation within this area will be protected and maintained. WASHINGTON CONSERVATION DISTRICT Comment: Item 6: Proiect Description ■ "The Project Proposer's Concept Sketch Plan (Appendix A Figure 5) has not been inserted at a legible resolution, does not include a legend or key to features, and does not appear to include the 12-acre addition to Grey Cloud Dunes SNA. Please provide a revised Concept Sketch Plan for interpretability and agreement with the proposed Master Plan." Response: Comment noted. Figure 5 Concept Plan appears legible in the package reviewed. A separate figure has been uploaded to the City's website for reference. The Concept Plan does not identify the approximately 12-acres of land to be purchased by the MnDNR because a formal purchase agreement has not been executed. The Concept Plan represents the maximum development scenario if an agreement cannot be reached with the MnDNR. Comment: Item 7: Cover Types ■ 'Although a large portion of the site has been disturbed and is now dominated by non-native cover types, correspondence with the Minnesota DNR located in Appendix B notes the possibility of existing and intact native plant communities in isolated areas. Further survey work is needed to identify areas containing rare or sensitive natural features." FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 19 Findings of Fact and Record of Decision I February 2022 Response: Comment noted. As stated in Item 13.d. of the EAW, the Project Proposer must work with a qualified ecologist to develop a survey plan that is acceptable to the Minnesota Department of Natural Resources. Comment: Item 9: Land Use ■ "WCD encourages the Project Proposer to maximize the amount of restored or undeveloped natural space within the project area to protect and enhance the scenic, ecological, cultural, and recreational value of the corridor. The Project Proposer should describe the steps that will be taken to protect Priority Conservation Areas (PCA's), including bluff and shoreline impact zones, significant existing vegetation stands, or native plant communities." Response: Comment noted. The Project Proposer is working with the City of Cottage Grove, the MnDNR and other agencies to determine the areas of highest priority and developed the Concept Plan in response to the City's adopted Master Plan. Further technical details regarding bluff and shoreline impact zones, setbacks, etc., will be reviewed and evaluated as part of the Land Use Application process. Comment: Item 10: Geology, Soils and Topography/Landforms ■ "The Project Proposer states there are no known sinkholes, limestone formations, or karst conditions within the site, though there are several known formations in the area (Figure 14 of the EAW). The Preliminary Geotechnical Evaluation Report found near -surface, "highly weathered" limestone bedrock and near -surface groundwater features at multiple boring locations across the site. More information is needed to evaluate potential impacts to surface and groundwater features in areas that will be disturbed.' Response: Comment noted. The City, and the Project Proposer, understand that karst conditions may occur in areas with underlying limestone which includes the Project site. Limestone underlies much of the Twin Cities Metropolitan Area, including in the City of Cottage Grove. The City is not aware of any known sinkholes or similar occurrences within the City but understands that adequate due diligence on the site is critical to ensure that the final design and engineering of the Project is responsive to the site -specific geological conditions. As indicated in EAW item 10, a Preliminary Geotechnical Evaluation Report was prepared by the Project Proposer and based on the outcomes of that report additional analysis and study of the site is planned by the Project Proposer. The Project Proposer will work with the City to determine the most appropriate mitigation and site design through the permit and approval process. Comment: Item 11: Water Resources ■ "In Section 11.a.i The Project Proposer states, "Segments of the waterway are identified on the MPCA 303d Impaired Water List, but Moers Lake, Grey Cloud Channel and Grey Cloud Slough are of 3 not listed on the Impaired List which are the waterbodies within 1-mile of the Project Area" (Page 17 of the EAW). The segment of the Mississippi River between Upper St Anthony Falls and the St Croix River is FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 20 Findings of Fact and Record of Decision I February 2022 listed for several impairments, including nutrients and TSS, PFOS, PCBs, and mercury. This segment of the Mississippi River is inclusive of Grey Cloud Channel, Grey Cloud Slough, and Mooers Lake. Discussion of these impairments must therefore be identified and discussed in this section. A 2015 study completed by the Metropolitan Council found high chloride (CI) concentrations in Pool 2 of the Mississippi River near Grey Cloud Island. The Project Proposer should address new potential sources of chloride associated with development (e.g. road salts or water softener brine) and propose measures for reducing chloride usage and preventing chloride contamination of wetlands and/or receiving waterbodies." Response: Comment noted. The information provided in this comment does not align with the information available on the Minnesota Pollution Control Agency (MPCA) Impaired Water List and through the mapping portal. The EAW Guidelines indicate that the MPCA's 303d Impaired Water List is the appropriate resource to use for the response to Item 11.a.i. (See Attachment 2). The information shown on the map is consistent with the response prepared in Item 11.a.i., and no impaired waters are located within 1-mile of the Project's southern boundary. New potential sources of chloride associated with the development include the roadways, driveways, and sidewalks during winter months where snow and ice removal are necessary. The MnDNR suggests review of the factsheet prepared by the University of Minnesota that identifies ways for homeowners to optimize their water softener salt use4. However, any water softener releases are directed into the sanitary sewer system and treated at an off site regional wastewater treatment site. The City will also consider and review the information provided about how other communities are addressing high chloride levels5. The City will consider ways to make the factsheet and other educational resources provided by the DNR available to homeowners. The Project Proposer has stated that the Homeowner's Association will not use salt as part of its management of community sidewalks or common areas managed by the HOA. As previously noted, the City has a chloride management system that is intended to carefully manage the use of salt on local roadways. All City plow trucks are equipped with a computerized system, Cirus Spread Smart, that has set "prescriptions" for the placement of salt. The system utilizes road temperature, classification of roadway, and type of salt to place pre -determined amounts of salt on the roadway. Each truck is linked to a computer at Public Works that uploads salt usage to allow for detailed tracking for each storm event. This system will be calibrated to the Project area and will consider the proximity of the roadways to the Mississippi River. Additionally, the Proposed Project must obtain the following: • MPCA's Construction Stormwater Permit Requirements • South Washington Watershed District (SWWD) rules, including wetland buffer requirements, and the SWWD Watershed Management Plan 4 The factsheet can be accessed at https://www.wrc.umn.edu/sites/wrc.umn.edu/files/umnresidentialbmps_final.pdf 5 Resource can be access at https://www.wrc.umn.edu/communitywatershed-scale FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 21 Findings of Fact and Record of Decision I February 2022 • City of Cottage Grove's Surface Water Management Plan and Grading, Filing and Excavation Ordinances. Each of these permits includes a list of specific and detailed stormwater quality and quantity requirements that must be complied with as part of the design. Some of the regulations applicable to the Proposed Project are more stringent due to the location and geography of the site. The Project Proposer must meet all of the regulations and obtain all necessary approvals and permits as detailed in Table 6 of the EAW. Comment: Item 13: Fish, Wildlife, Plant Communities, and Sensitive Ecological Resources ■ "Section 13a-b of the EAW provides an NHIS summary of "rare species or significant natural features" documented within 1-mile of the project area. This section also identifies endangered, threatened, or special concern species documented on site or likely to occur nearby. This list is by no means exhaustive (as noted in Appendix B), and there are many other Species in Greatest Conservation Need that are known to occur in the area, including dickcissel, bobolink, American kestrel, eastern meadowlark, and others (as documented by the `Grey Cloud Dunes SNA Bird Checklist' and eBird reports for Grey Cloud Dunes SNA). Further survey work is needed to assess the presence/absence of sensitive ecological features within the project site and to assess the risks associated with site development." Response: Comment noted. As stated in Item 13(d) of the EAW, the Project Proposer must work with a qualified ecologist to develop a survey plan that is acceptable to the Minnesota Department of Natural Resources. Comment: Item 14: Historic Properties ■ "The Project Proposer acknowledges the site's proximity to several historic structures and archeological sites via MNSHPO correspondence located in Appendix B. These sites include the NRHP-listed Schilling Archaeological District (STN: 21 WA1) and Michaud-Koukal Mounds (21 W42), Grey Cloud Town Site (21 W448), and the NRHP-listed Grey Cloud Lime Kiln site. Past archeological surveys of the Spring Lake/Grey Cloud Island area have revealed many other historically significant sites along the corridor, some dating as far back as the Early Woodland period (Fleming et al 2018; Anfinson 2003). The Washington Conservation District supports further investigation (with reference to Appendix B of the EAIM by the SHPO and Tribal Historic Preservation Offices to fully assess the project area's potential to contain sites with historic or archeological significance." Response: Comment Noted. The subject property was highly disturbed, including mass grading, to develop the golf course in 1995. Given the disturbed nature of the site the City does not believe a Phase I Archaeological reconnaissance study is warranted in the disturbed areas. The City will require the Project Proposer to include a reference within the construction contingency plan regarding proper steps the contractor must take if anything is found on -site once site work commences. FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 22 Findings of Fact and Record of Decision I February 2022 On Figure 5 of the EAW the area that is planned as open space, natural area, and park adjacent to the Mississippi River is the area that may not have experienced significant alterations during the golf course construction. A Phase I Archaeological Survey will be completed within any development areas that have not previously been disturbed. Comment: Item 15: Visual ■ "Light pollution is another environmental impact worthy of consideration for this project given the site's adjacency to Grey Cloud Dunes SNA and other natural areas. Light pollution has the potential to disrupt nesting and mating patterns for many wildlife species. The Project Proposer should address how the lighting plan may be designed to mitigate impacts to wildlife, particularly migratory bird species." Response: Comment noted. All proposed lighting of the proposed Project must follow the City's adopted lighting standards. The park, open space and natural area adjacent to the Mississippi River will be publicly owned property and a lighting plan will be developed once uses within the areas are established. 10. WASHINGTON COUNTY Comment: Item 10: Geology. Soils and Topography/Landforms ■ 'As stated in the EAW, near -surface, highly -weathered limestone bedrock (7-18 feet below surface) and near -surface groundwater features (2-19.5 feet below surface) are present at the project site. Although there are no known karst features at the project site, the previously mentioned site features indicate the potential for groundwater impacts and should be considered and monitored closely during project implementation." Response: Comment noted. The City, and the Project Proposer, understand that karst conditions may occur in areas with underlying limestone which includes the Project site. Limestone underlies much of the Twin Cities Metropolitan Area, including in the City of Cottage Grove. The City is not aware of any known sinkholes or similar occurrences within the City but understands that adequate due diligence on the site is critical to ensure that the final design and engineering of the Project is responsive to the site -specific geological conditions. As indicated in EAW item 10, a Preliminary Geotechnical Evaluation Report was prepared by the Project Proposer and based on the outcomes of that report additional analysis and study of the site is planned by the Project Proposer. The Project Proposer will work with the City to determine the most appropriate mitigation and site design through the permit and approval process. Comment: Item 11: Water Resources ■ "...additional analysis is needed related to potential chloride (CI) sources and mitigation measures including reducing and preventing CI contamination of wetlands and other receiving waterbodies. " FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 23 Findings of Fact and Record of Decision I February 2022 Response: Comment noted. New potential sources of chloride associated with the development include the roadways, driveways, and sidewalks during winter months where snow and ice removal are necessary. The Project Proposer has stated that the Homeowner's Association will not use salt as part of its management of community sidewalks or common areas managed by the HOA. The MnDNR suggests review of the factsheet prepared by the University of Minnesota that identifies ways for homeowners to optimize their water softener salt use6. However, any water softener releases are directed into the sanitary sewer system and treated at an off site regional wastewater treatment site. The City will also consider and review the information provided about how other communities are addressing high chloride levels'. The City will consider ways to make the factsheet and other educational resources provided by the DNR available to homeowners. As previously noted, the City has a chloride management system that is intended to carefully manage the use of salt on local roadways. All City plow trucks are equipped with a computerized system, Cirus Spread Smart, that has set "prescriptions" for the placement of salt. The system utilizes road temperature, classification of roadway, and type of salt to place pre -determined amounts of salt on the roadway. Each truck is linked to a computer at Public Works that uploads salt usage to allow for detailed tracking for each storm event. This system will be calibrated to the Project area and will consider the proximity of the roadways to the Mississippi River. The City will also review the sample ordinance provided by MnDNR regarding chloride use. Comment: Item 11: Water Resources ■ "All wells located during project construction shall be sealed according to Minnesota Department of Health regulations to mitigate potential groundwater contamination.' "There are four known Subsurface Sewage Treatment Systems (SSTS) within the project area, there are possibly others. All septic systems, tanks, or components on the property must be identified and properly abandoned. A county permit for septic system abandonment is required and a Minnesota Pollution Control Agency abandonment form must be submitted to the Washington County Department of Public Health and Environment. " Response: Comment noted. Any wells found that have not been sealed, will be sealed according to the Minnesota Department of Health regulations. All septic systems, tanks, and components will be properly abandoned. Table 6 is corrected to reflect that the permit must be obtained. Comment: Item 12: Contamination/Hazardous Materials/Wastes 6 The factsheet can be accessed at https://www.wrc.umn.edu/sites/wrc.umn.edu/files/umnresidentialbmps_final.pdf 7 Resource can be access at https://www.wrc.umn.edu/communitywatershed-scale FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 24 Findings of Fact and Record of Decision I February 2022 'All solid and hazardous waste, including waste resulting from historic use stock piling of material and/or remnants of the club house that burned down must be removed from the property, and managed at an appropriately permitted waste disposal facility.' Response: Comment noted. Comment: Item 12: Contamination/Hazardous Materials/Wastes ■ 'A State Superfund project adjacent to the project site was not identified in the Environmental Assessment Worksheet. According to a data search in the "What's in My Neighborhood" interactive map, property east of the redevelopment site now owned by the Minnesota Department of Natural Resources was historically used for disposal of wastes from refinery operations, including solid waste, asphalt and barrels containing asphalt, oil emulsion, and calcium carbonate." Response: Comment noted. Figure 11. MPCA "What's in My Neighborhood?" Map, Appendix A of the EAW identifies the Ashland Oil -Cottage Grove Site which is identified as an Investigation and Cleanup Site. Comment: Item 12: Contamination/Hazardous Materials/Wastes ■ "The Minnesota Department of Agricultural became aware of high levels of certain heavy metals in golf courses from normal, legal use of certain herbicides and fungicides use. As stated in the EAW, the primary past use of the project area for a golf course included heavy pesticide use to manage the manicured greens and fairways. The potential for contamination should be considered around the boxes, greens and near pesticide mixing, loading and storage areas." Response: Comment noted. Comment: Item 18: Transportation ■ "... there are differences between Figure 4 and Figure 5 in the way that the north access location ties into the surrounding transportation system. The county prefers the configuration depicted in Figure 4 as we feel it can accommodate an interim access with a realigned Grey Cloud Island Trail, and be the best long-term design for the future arterial route. When considering the location of this access, please note that sight lines are reduced the farther north it is proposed to be located, and it will be imperative to ensure that sight lines are adequate." Response: Comment noted. The final proposed roadway alignment is reflected in Figure 4 in the EAW. Comment: Item 18: Transportation FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 25 Findings of Fact and Record of Decision I February 2022 "The county is interested in learning what any remnant property in the northwest corner of the site is proposed for, and would be interested in any opportunity to access that area for drainage when the future county arterial is built. Alternatively, given the scope of change in drainage patterns associated with the proposed project, Washington County would like to partner on a regional drainage opportunity to accommodate the increased runoff that will be generated by the future county arterial and the proposed development. " Response: Comment noted. Comment: Item 18: Transportation ■ "The county appreciates the role that the connections between the Mississippi River Trail Bikeway, Central Greenway, and Community Trails will play in establishing those connections, as well as the City Code requirement for eight -foot -wide pedestrian trails on streets with blocks longer than 900-feet. With bicycle and pedestrian facilities proposed for the future arterial route, the county will be interested in an opportunity to review and provide comment on the Concept Plan once it is updated to meet this standard to ensure that adequate, non -motorized public access to the park assets is provided." Response: Comment noted. The City will coordinate with Washington County during the Land Use Application process to review the preliminary plat including the proposed trail system throughout the Project. Comment: Item 18: Transportation ■ "The results of the coordination between the City and county identified 180 feet of right-of-way to be dedicated with the project. The county is satisfied with that amount of right-of-way and expects it to be dedicated with the project." Response: Comment noted. FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 26 Findings of Fact and Record of Decision I February 2022 CITIZEN COMMENTS AND RESPONSES 11. BIRON, TYLER (CITIZEN) Comment: Item 9: Land Use ■ "Will you PLEASE not allow the medium density housing.... which is apartments or townhomes?... proposed on 103rd st s. It would be directly across the road from our property. If we have to accept this development and all the people, noise, lights, etc that are going to come with it could you at least not allow this in the development plan a give my family and a buffer? Response: Comment noted. The Proposed Project has not been approved and is subject to the City of Cottage Grove's Land Use Application process as identified in Table 6. A public hearing will be held to review the Proposed Project and public testimony will be considered in the approval process. 12. DOBOZENSKI, DAVID (CITIZEN) Comment: Item 20: Other Potential Environmental Effects ■ 'Are they going to clear cut all the trees, so they can level the land for water and sewer lines... Response: The development area of the Potential Project site will be mass graded to install both public and private improvements. Public improvements will include the installation of roadways and water and sewer lines. Areas not within the development area, including some of the open space and natural area along the southern property line as shown in Figure 5 will largely retain the existing vegetation. Comment: Item 11: Water resources ■ "If our wells are affected or contaminated is the City or developer responsible. " Response: The City is aware that some existing wells in the area have been contaminated by regional chemical discharges. As part of the Proposed Project, an uncontaminated City potable water main will be brought to the area to serve the new homes. In the future, if desired by neighbors, the potential exists to connect to City water. The Proposed Project is not anticipated to cause or affect the existing wells in the area and appropriate mitigation efforts will be implement regarding chloride and storm water runoff. Due to the proximity of the Project site to the Mississippi River, the storm water quality/quantity rules for this project are more stringent than standard stormwater rules. Comment: Item 11: Water Resources FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 27 Findings of Fact and Record of Decision I February 2022 ■ "Per your map the storm water is run into the freshwater spring creek that runs from the railroad track on the east to the river on the west. The creek was dam to make the ponds. Did the DNR & So. Washington Watershed ok this plan?" Response: As indicated on Table 6 in the EAW, the Project Proposer must submit a full stormwater management and erosion control plan for review and approval by the City of Cottage Grove and the South Washington Watershed District (SWWD). All appropriate permits must be obtained prior to the commencement of site work. Comment: Item 18: Transportation ■ "When they realign Grey Cloud Trail & 1031d Street, who will pay for it. We just paid to have Grey Cloud Trail rebuilt." Response: The Project Proposer is working with the City of Cottage Grove and Washington County on the realignment of Grey Cloud Trail through the northwest corner of the site. The realignment shown on Figure 5. Concept Plan through the Project site will be paid for, and is the responsibility of, the Project Proposer. 13. GRAMS, ADAM (CITIZEN) Comment: Item 6: Proiect Description ■ "Page 6. Section 6. Project Description, Subpart b: "The amount of open space to be included in the area is yet to be determined. Any improvements to publicly dedicated open space will be at the discretion of the governmental organization with ownership of the area and such potential future improvements are outside the scope of this EAW."This statement seems ambiguous. If the area is part of the project area, should it also be considered as part of a "complete project? Response: Comment noted. Figure 5 Concept Sketch Plan is a concept plan and not full engineering plans for the Proposed Project. As noted in Table 6 of the EAW, the Project Proposer must apply for several Land Use Applications including Preliminary and Final Plat that will identify the exact acreages of each uses. The Project Proposer is working with the City of Cottage Grove and the MnDNR to identify the exact location and size of the park, open space and natural area associated with the Project. It is the Project Proposer's intention to sell land to the City and MnDNR. How the agencies use the land purchased is outside of the control of what the Project Proposer can control. As such, the areas identified as open space, park or natural area are outside the scope of this study. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 28 Findings of Fact and Record of Decision I February 2022 ■ "What is the plan to protect the adjacent SNA plant and animal habitats? Specifically the rusty patch bumblebee. Does this align with the recommendations with the DNR?" Response: Construction and development activities will be confined to the Proposed Project site and will not encroach into the adjacent SNA. As stated in Item 13.d. the Project Proposer will hire a qualified ecologist to develop a survey plan for the Proposed Project site that is acceptable to the MnDNR. The survey plan will address the species identified by the US Fish and Wildlife Service, including the Rusty Patch Bumblebee. The site development and construction plan will be informed by the survey plan. Comment: Item 18: Transportation ■ "The road for the development that will be off of Grey Cloud Trail S seems to keep changing locations, has an environmental impact been done to those residents and the enclosed environment surrounding where these roads will be placed." Response: Comment noted. The final access road locations will be established through the Land Use Application process that must be reviewed and approved by the City of Cottage Grove. All proper permits, including access permits, must be obtained prior to the commencement of any site work. Comment: Item 11: Water Resources ■ "This project will be within the geographic boundaries of Cottage Grove's MS4 Permit (MS400082). The permittees Wasteload Allocations (WLA) are assigned by TMDL reduction requirements in the table below... In addition to the MS4 requirements below, the Lake Pepin TMDL will also assign a TP load reduction, but that won't take effect until 2025 (1 think). The EA makes no mention of the municipal stormwater impacts associated with the NPDES permit or plan to address the increased TP and TSS loading being exported from this project after project completion. The MNLCS states that the current predominant land cover in the project area is currently tall dry grasses, forest, and shrubland landcover, which will most likely be replaced with tungrass, and impervious surface, which would/could have a higher yield of TP and TSS." Response: The Proposed Project must obtain the following: • MPCA's Construction Stormwater Permit Requirements • South Washington Watershed District (SWWD) rules, including wetland buffer requirements, and the SWWD Watershed Management Plan • City of Cottage Grove's Surface Water Management Plan and Grading, Filing and Excavation Ordinances. Each of these permits includes a list of specific and detailed stormwater quality and quantity requirements that must be complied with as part of the design. Some of the regulations applicable to the Proposed Project are more stringent due to the location and geography of the site. The Project FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 29 Findings of Fact and Record of Decision I February 2022 Proposer must meet all of the regulations and obtain all necessary approvals and permits as detailed in Table 6 of the EAW. Comment: Item 11: Water Resources ■ "The project doesn't recognize any impaired waters within 1-mile of the project boundary, with Moers Lake, Grey Cloud Channel, and Grey Cloud Slough being the only water bodies within 1-mile. While this is technically true when considering the stream line -work distance from the project boundary, these water bodies are hydraulically directly connected to the Mississippi River Main stem, that any impact on these water bodies would be as if having the same impact on the Mississippi River (AUID 07010206- 814, Upper St. Anthony Falls to St. Croix R), which is designated as impaired." Response: Comment noted. The EAW acknowledges the connected nature of the water features adjacent to the Proposed Project site in Item 11. As noted in Item 11.i. given that the surface waters are connected, it states that the SWPPP prepared for the site must include all additional stormwater Best Management Practices (BMPs) for discharges to impaired waters since the runoff from the Project Area ultimately drains to the Mississippi River which includes segments on the 303d impaired list. Comment: Item 11: Water Resources ■ 'Although the project boundaries are not within and wellhead protection area, or Drinking water supply management areas (DWSMAs), there is a large DWSMA and Wellhead protection area that borders the project directly to the north. What is the EAW report and response to that?" Response: Comment noted. The City will coordinate with the Project Proposer on the extension of the municipal water supply system to the site and will follow any necessary rules and regulations if the system will be impacted by the DWSMA. 14. KRAUSS, ORIANA RUEDA (CITIZEN) Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "The natural habitat for wildlife should be considered as a delicate resource to help reduce climate change, for the many ecosystem goods and services a healthy ecosystem like that can provide, and for the enjoyment of residents. Only half of the houses proposed should be allowed, or not at all if possible. We need to be consequential and understand that we depend on nature 100%, there is no planet B, and we need to protect nature whenever possible if we are to survive. Even though the area is a former golf course, if left alone to regenerate, these beautiful dunes can easily regain native plants and animals from around the area. The amount of impervious surfaces being increased from 4.4 to 47.8 is excessive, and the amount of wooded, grassland and wetland areas should be left as it is, not decreased as proposed on Table 5." FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 30 Findings of Fact and Record of Decision I February 2022 ■ "In my opinion, adequate space is not being given for the natural ecosystem to regenerate, reproduce and sustain the amount of plants and animals currently existing in the area. 1 request much less parking, paved and lawn areas and significantly more (at least 50% of the total area) areas with native plants that are not mowed and are left undisturbed, and the establishment of several pollinator gardens. " Response: Comment noted. The Project Proposer must apply for several Land Use Applications where the specific site details including landscape plan with plant schedule will be reviewed for compliance with the City's ordinances and recently approved Master Plan for this property. The Land Use Application process will include review of the number of units, impervious surface coverage, stormwater management and landscape plan. This process will include a public hearing where the City will solicit public testimony regarding the Proposed Project. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "Given that the site is in the "High Potential Zone" for the Rusty Patched Bumble Bee and other important pollinators, no insecticides or pesticides should be used at all.' Response: Comment noted. Comment: Item 18: Transportation ■ "I also wanted to highlight that the two small wetland areas that may be impacted depending on the final alignment of the County Road and of the main entrance road into the neighborhood certainly need to meet strict mitigation plans, as they are part of the Mississippi River watershed. If nothing else, at least leave undisturbed the adjacent undeveloped land of approximately 17.8 acres mentioned on the "Infrastructure and Project Area Improvement section". A full site grading is about the worst thing that can be done to an area like this. I request it is only done in areas where it is absolutely necessary. " Response: Comment noted. The Project Proposer will be required to prepare a wetland replacement and mitigation plan and obtain all appropriate permits from the City and the South Washington Watershed District (SWWD). Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ 'According to the following paragraph: "This Project will meet the City's objectives identified in the Master Plan that includes providing diverse, sustainable housing choices and options while providing protection of important natural resources and amenities along the Mississippi River that are consistent with its MRRCA plan and ordinances. " where exactly are the protections for natural resources?" ■ "The proximity of the proposed area to a Scientific Natural Area (SNA) also concerns me and many other residents around the area. A development of these dimensions would certainly have a negative impact FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 31 Findings of Fact and Record of Decision I February 2022 on the "high -quality vegetation and habitat" found in and around the SNA and the Mississippi river. The area being adjacent to the Mississippi River also highlights the importance of this area as a natural corridor for a wide variety of wildlife. This is part of the reason why this area is so ecologically important and there are a lot of concerned residents and organizations opposing this project. The effects of this project could affect important rare and threatened species such as the Northern Long Eared Bat, the Rusty -patched Bumble Bee, and the Monarch butterfly, which should be aggressively protected." Response: Comment noted. As shown on Figure 5 Concept Sketch Plan a minimum of 25-acres is planned for permanent protection as park, open space or natural resource area. The Project Proposer and the MnDNR are working on an agreement for the sale of an approximately 12-acre piece of land in the southeast corner of the site to expand the SNA and further protect the natural resources in this area of the site. Finally, the Project Proposer will hire a qualified ecologist to prepare a survey of the property that is acceptable to the MnDNR. The process will ensure that the construction and site development activities are completed consistent with the recommendations of the MnDNR. 15. MONJEAU-MARZ, CORINNE L. (CITIZEN) Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "It is the entire property that should be protected and preserved as a scenic park and wildlife refuge, and not just a sliver of it." Response: Comment noted. As described in the EAW and as shown on Figure 5 of the EAW, a minimum of 25- acres is planned to be protected as park, open space and natural area. The Project Proposer is working with the MnDNR to add approximately 12-acres of land to the adjacent SNA. 16. MATTER, BONNIE (CITIZEN) Comment: Item 9: Land Use ■ "It appears there is only one way in and out of this residential development sand there is `potential" for one more — both on the north side of the development — to serve the needs of 499 residences. This does not seem like a very good plan. In an emergency, what if the evacuation plan?" Response: As shown Figure 5. Concept Sketch Plan in Appendix A of the EAW there are two access road connections into the new development from Grey Cloud Trail South. The road network internal to the Proposed Project site is interconnected to ensure two access locations are provided to residents in the new neighborhoods. Comment: Item 9: Land Use FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 32 Findings of Fact and Record of Decision I February 2022 ■ "Parcels 3, 5, 2 and 4 — What is the distance (and what is the required distance) between the railroad tracks and the residences. Are there building standards for residences and railroad tracks? Currently 37 trains per day go through this areal Is there potential for increased rail traffic in the future? What is the potential for fires from rail sparks in hot, dry summers." Item 16: Air ■ "Railroads are also notorious for starting fires in the summer. Might want to add that to a mitigation plan.' Item 20: Other Potential environment effects ■ "Potential fires in the summer around the railroad tracks from train sparks." Response: Comment noted. As shown on Figure 5 of the EAW the closest lot is setback approximately 50-feet from the BNSF railroad right-of-way and 100-feet from the railroad track. The City of Cottage Grove establishes the required setback from all property lines including the railroad right-of-way. It is unknown whether BNSF will increase rail traffic in the future. Minnesota State Statute 219.57 requires any company operating a railroad to use on each locomotive engine a spark arrester that the master mechanic shall inspect each time before leaving the groundhouse. It is the responsibility of BNSF to train its employees and monitor the active rail lines during the dry season in accordance with the requirements of the statute. It should be noted that there is a long history of homes being constructed adjacent to railroads without serious conflicts or issues. Comment: Item 9: Land Use ■ 'Assumption: [Parcel] 2 (Exception) refers to SNA property. Please confirm that assumption is correct. If it's something else, please advise what it is.' Response: The Exception Parcel is identified on Figure 3 of the EAW. Project Parcels and is labeled as "Exception." This parcel is privately owned and is not a part of the SNA. It is not proposed for development as part of the Proposed Project. Comment: Item 9- I and Ilse 'Add. This development is near railroad tracks and a 3.5 million square foot NorthPoint Logistics Center which will have a major impact on traffic both vehicular and rail and possibly, increased rail traffic.' Response: Comment noted. The presence of the BNSF railroad tracks are referenced in Items 6, 9, and 17 of the EAW. It is noted that the Proposed Project site is located southwest of the NorthPoint Logistics Center which the City approved in December 2021. The Traffic Impact Study prepared for the Proposed Project has been updated to include the NorthPoint Logistics Center and is provided as Attachment C. FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 33 Findings of Fact and Record of Decision I February 2022 Comment: Item 10: Geology. Soils and Topography/Land Forms ■ "Does this mean the karst areas could become "active" if enough water entered the limestone bedrock? And what kind of pond liners and barriers will be used and how long do they last and what type of impact will they have on that environment? And who is responsible for maintaining the replacement schedule?" ■ "Sounds like there might be karst impacts in the area. Yes? Or No? Response: The City, and the Project Proposer, understand that karst conditions may occur in areas with underlying limestone which includes the Project site. Limestone underlies much of the Twin Cities Metropolitan Area, including in the City of Cottage Grove. The City is not aware of any known sinkholes or similar occurrences within the City but understands that adequate due diligence on the site is critical to ensure that the final design and engineering of the Project is responsive to the site -specific geological conditions. As indicated in EAW item 10, a Preliminary Geotechnical Evaluation Report was prepared by the Project Proposer and based on the outcomes of that report additional analysis and study of the site is planned by the Project Proposer. The Project Proposer will work with the City to determine the most appropriate mitigation and site design through the permit and approval process, and will refer to the guidelines outlined in the Minnesota Pollution Control Agency's "Minnesota Stormwater Manual.$ Comment: Item 10: Geology, Soils and Topography/Land Forms ■ "Where is "329 Chaska silt loam 8.0 acres" on the Figure 5. Concept Sketch Plan" Response: Figure 12. NRCS Soil Classifications Map in the EAW identifies the geographic area of the soil classifications. The 329 Chaska silt loam area is identified in purple on the exhibit. This soil classification area generally corresponds to the area of delineated wetlands on the north portion of the site. Comment: Item 10: Geology. Soils and Topography/Land Forms ■ "Concern in this section is with increased rainfall and runoff and the ability for the city services to handle over time and/or ability to handle extreme weather events. Mississippi Dunes should remain undeveloped to help mitigate future extreme weather events. Impervious surfaces will increase substantially with this development, the 3.5 million square foot NorthPoint logistics center, the roads as well as the additional residential and commercial/industrial traffic that will be generated by both and they all flow down the slope to the river." Item 11: Water Resources ■ "How will the city ensure that runoff (heavy rains, melting snow) from both this development and the 3.5 million square foot NorthPoint Logistics Center et al can be contained during extreme weather events and prevent damage to the Mississippi River? This development removes the natural river buffer and 8 https://stormwater.pca.state.mn.us/index.php/Main_Page FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 34 Findings of Fact and Record of Decision I February 2022 filter. Will look forward to seeing and very robust SWPPP and not just a "meets minimum requirements. " ■ "It is now stated that "the Project is located within a karst area". Confirmed? This is really not good. Have these people ever experienced a sink hole?? Look forward to a very robust SWPPP Plan. And mitigation plan should something happen where something got "overlooked." Who is responsible? The homeowner? Not insurable. " ■ "Many impervious surfaces are being added — houses, buildings, pavement, roofs, sidewalks, driveways, et al — this will not improve how runoff and stormwater are managed in the Project Area.' Response: Comment noted. The Project Proposer is required to prepare a stormwater management and erosion control plan and SWPPP for the Proposed Project. The stormwater plan and SWPPP must comply with the requirements of the City, South Washington Watershed District (SWWD) and MPCA. As noted in Item 10 no active karst locations have been identified on the site. The stormwater management plan must be developed with consideration of the geologic formations and must locate stormwater features in areas of the site with adequate separation to the limestone bedrock or such features may require pond liners or other methods that create a barrier between the stormwater features and the bedrock. All appropriate permits must be obtained prior to the commencement of site work. (Table 6 in the EAW). The Proposed Project must obtain the following: • MPCA's Construction Stormwater Permit Requirements • South Washington Watershed District (SWWD) rules, including wetland buffer requirements, and the SWWD Watershed Management Plan • City of Cottage Grove's Surface Water Management Plan and Grading, Filing and Excavation Ordinances. Each of these permits includes a list of specific and detailed stormwater quality and quantity requirements that must be complied with as part of the design. Some of the regulations applicable to the Proposed Project are more stringent due to the location and geography of the site. The Project Proposer must meet all of the regulations and obtain all necessary approvals and permits as detailed in Table 6 of the EAW. Additionally, the Proposed Project does retain a minimum 300-foot vegetative/natural resources and park buffer between the Mississippi River and the development area (Figure 5 in the EAW). Comment: Item 11: Water Resources ■ "Is the referenced 8.2 acres of wetlands Parcels 3 and 5? Is that the High Density Senior Housing Building? Does that make sense? Doesn't make sense to put concrete slab on a wet area that is subject to freezing in cold climate and, therefore, causing the foundation to crack." ■ 'Are the referenced "stormwater infiltration basins" referenced on Figure 5 the "Delineated Wetlands" called out on the map in the High Density Residential Senior Housing area? If not, advise location of stormwater infiltration basins." FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 35 Findings of Fact and Record of Decision I February 2022 Response: As shown on Figure 5 of the EAW a small area of wetland impact is proposed to cross the wetland with a roadway to access the proposed Senior Living building. The proposed Senior Living Building will not be located on or in a wetland. The proposed building(s) will be required to meet all wetland setbacks and follow all buffers as regulated by the South Washington Watershed District (SWWD). The locations of infiltration basins will be determined through the Land Use Application process. Comment: Item 11: Water Resources ■ "How will those foundations holdup with vibration from the 37 trains passing through daily and the Minnesota freezing and thawing." Response: Comment noted. The proposed homes will be setback a minimum of 200-feet from the railroad tracks. There are no adverse impacts to the structures anticipated as a result of the active BNSF railroad. Comment: Item 11: Water Resources ■ "In this development, mitigation should be an absolute requirement/ Purchase of offsite mitigation credit is NOT an option. Figure out how to fix it or don't do it." ■ "It is time to stop referring to "minimum standards.' Development is occurring near the Mississippi River. Robust measures should be implemented to ensure that the River is not impacted in a negative way by this development OR the 3.5 million square foot NorthPoint Logistics Center and all it will bring.' Response: Comment noted. The Project Proposer is required to meet the minimum requirements of all regulatory agencies having jurisdiction or authority over the Proposed Project. It should be noted that some minimum requirements will be greater on this site and that the objective is for stormwater mitigation to occur on site. This EAW does not address or include any mitigative response of the NorthPoint Logistics Center. Comment: Item 11: Water Resources ■ "What/where is the plan?" [comment referring to the wetland mitigation and replacement plan] Response: The Project Proposer must prepare a wetland mitigation and replacement plan prior to the commencement of any site work. This Plan is developed as part of the Land Use Application process which proceeds after the completion of the EAW. The South Washington Watershed District (SWWD) is the Responsible Government Unit (RGU) for administering the wetland conservation act and will be responsible for review and approval of the wetland mitigation and replacement plan. As demonstrated in FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 36 Findings of Fact and Record of Decision I February 2022 Figure 5, the Project Proposer will protect the majority of the wetlands as part of the Project and will follow all required buffers and setbacks for those wetlands protected as required by the SWWD. Comment: Item 17: Noise ■ "Those who live by rivers know that sound carries — especially in the winter. It's interesting that seniors would be put in buildings next to the railroad tracks ... If additional trains or railroad spurs into the logistics center are added, there will be increased noise as the cars are humped together. Quality of life would be negatively impacted. Maybe downright miserable.' ■ "How will this noise by mitigated? List the train schedule times. Provide potential for additional trains or train spurs in the future. How many are anticipated? The logistics center developer will know based on their history. Do trains only run between certain times? Do the semis, truck -trailers, delivery vans, autos for the logistics center only operate between 7 AM and 7 PM? How will the noise levels be mitigated for the residents living in the development?" Response: Comment noted. The railroad is an existing condition and new residents of the Proposed Project will be made aware of its existence through disclosure statements to home buyers. The traffic route of the NorthPoint Logistics Center is not anticipated to pass the Proposed Project, and no adverse noise impacts to the Project are anticipated from its development. Comment: Item 18: Transportation ■ "S2 Traffic Solutions might have been unaware of the 3.5 million square foot NorthPoint Logistics Center and it's accompanying semi, truck -trailer, delivery van and car traffic that will dramatically increase the traffic in this area and on these streets. The traffic study provided is not relevant. This traffic study should be redone and updated with relevant estimates that can be provided by the developer of the NorthPoint Logistics Center." 'Again, this traffic study needs to be updated. Hadley, Grey Cloud Trail South, 100th Street, 103rd Street — all of these traffic figures will be dramatically impacted by the NorthPoint Logistics Center semi, truck - trailer, delivery van and car traffic. This will also affect the residential development. It's also unrealistic to expect that all of these users (including the semis) will drive 5 miles out of the way south to get to the roundabout on Keats (19) and then exit onto 61 and go 5 miles north to get back to where they started and head towards 4941694. They will be taking Hadley to Grey Cloud Trail through St. Paul Park and over to the 70th Street exit. This whole thing is going to be one major problem. And then add to that, sitting at railroad crossings waiting for the trains to move through. This is an accident waiting to happen.' "SSTS should redo the traffic study to incorporate the changes with the NorthPoint Logistics Center traffic estimates. The study provided is out-of-date and not relevant." FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 37 Findings of Fact and Record of Decision I February 2022 Response: Comment noted. The Traffic Impact Study included in the EAW was prepared using the general Industrial land use category from the 2040 Comprehensive Plan. The NorthPoint Logistics Center was approved in December 2021 and specific development plan for the area is now known. The Traffic Impact Study has been updated to reflect the approved NorthPoint Logistics Center project and is provided in Attachment C of this response package. Comment: Item 18: Transportation ■ "It's not enough parking. In the winter, cars are not allowed to park on the street in Cottage Grove. And an expectation for one parking spot for the senior building is ridiculous. Some day people will be able to visit each other again. Throw parties. More parking (or less housing) is required. Where are visitors supposed to park? What do residents with two cars do for parking? And with the water tables, it's certain there will be no underground garage/ Will there even be garages for the senior buildings? There is no bus service in this area. Residents will need to have cars to get to the grocery store or the doctor. This is very poorly thought through.' Response: Comment noted. The City Code establishes the required number of parking stall per unit by use type. The City of Cottage Grove requires 1.5 spaces per unit of Senior Citizen Housing. The Proposed Project must demonstrate compliance with the required number of parking stalls that will be determined when the final number units and architectural plan are reviewed during the Land Use Application process. It is expected that parking will be accommodated through a combination of below grade and surface parking options. Extreme caution has been given to the design and placement of the proposed buildings to ensure all buildings are constructed to avoid conflicts with the water table. Comment: Item 18: Transportation ■ "This is an assumption that should not be made. Provide the source for this information. "[referring to the Senior Living Building being served through Metro Mobility] Response: Comment noted. The information was obtained from the City of Cottage Grove 2040 Comprehensive Plan. Comment: Item 19: Cumulative Potential Effect ■ "There is a 3.5 million square foot NorthPoint Logistics Center and it's accompanying daily semis, truck - trailers, delivery vans and cars that will impact this area and its residents. There are 37 trains that run on these tracks daily. The tracks are right next to the development. No indication of how this will be mitigated or if there is the potential for increased rail traffic. There are numerous issues identified throughout this feedback/comment to the EAW. Is anyone listening? Looking forward to responses." FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 38 Findings of Fact and Record of Decision I February 2022 Response: Comment noted. The Traffic Impact Study included in the EAW was prepared using the general Industrial land use category from the 2040 Comprehensive Plan. The NorthPoint Logistics Center was approved in December 2021 and specific development plan for the area is now known. The Traffic Impact Study has been updated to reflect the approved NorthPoint Logistics Center project and is provided in Attachment C of this response package. The November TIS, as well as the updated TIS, reflects that specific improvements to the roadways are required to adequately mitigate the traffic generated by the Proposed Project. There is a long history of homes being adjacent to railroads without serious conflicts or issues. Comment: Item 20: Other Potential Environment Effects ■ 'At the end of the day, you're messing with Mother Nature. Wonder who wins?" Response: Comment noted. 17. O'BOYLE, SHARON (CITIZEN) Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ 'All Sand would need to be removed from the acreage as well as all of the existing trees which would be devastating to the Environment and the Wildlife habitat." Response: The City evaluated the land area adjacent to the Mississippi River during the Master Plan process and identified several areas to be preserved as park or open space. The areas the City identified as highest value are located within the area identified on Figure 4 and Figure 5 of the EAW adjacent to the Mississippi River. The area shown is approximately 25-acres. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ 'Every "mitigation" proposed by the Housing Developer and the EAW would be disastrous regarding the Environment and Climate Change." Response: Comment noted. The proposed mitigation contained in the EAW is intended to offset the potential negative impacts to the environment as a result of the Proposed Project. Mitigation includes implementation of BMPs, conducting ecological surveys to determine areas of significant habitat, and requiring all necessary permits to be obtained. FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 39 Findings of Fact and Record of Decision I February 2022 Comment: Item 18: Transportation and Item 11: Water Resources ■ 'Any additional traffic from any size of a Housing Development would have a Negative impact on both the current residents of Cottage Grove and the surrounding Communities. The EA states that there would be an additional 4, 000 vehicle road trips per day. Which is based on 2 people/ household, which I believe is underestimated. There is also an underestimation regarding water usage and sewer usage - also based on 2 people/ household." Response: Comment noted. The average persons per household is based on the unit -mix of the Proposed Project, as well as demographic information provided by the Metropolitan Council. Water and sewer usage assumptions are based on actual historical use within the City. Comment: Item 14: Historic Properties ■ "There is a Historical house located on the property and a barn. The house has been used as a rental but could be used to promote the Park.' Response: Comment noted. Comment: Item 9: Land Use ■ "The EA brings up the pros and cons. The land usage must remain Open Space to become a Park that would benefit the Community, the current residents, surrounding Communities and future generations of children. " ■ "Climate Change is an indisputable FACT. We MUST preserve what Open Spaces we have left' Response: Comment noted. 18. SCHWARTZ, BARB (CITIZEN) Comment: Item 11: Water Resources ■ "The phosphorous levels for the river are at a peak level currently. Who monitors this? What is the mitigation plan if the levels exceed the upper limit? The EA states the water would eventually enter the river after flowing through segments of the designated Critical Area. Since adjacent areas are considered critical it is even more vital that the phosphorous does not end up in the river." Response: Comment noted. The Minnesota Pollution Control Agency (MPCA) in coordination with the Minnesota Department of Natural Resources and the Watershed Districts monitor phosphorous and other FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 40 Findings of Fact and Record of Decision I February 2022 contaminant loaded in the State's water bodies. The Proposed Project is required to meet all City and South Washington Watershed District (SWWD) requirements for stormwater management on the site which establishes requirements for quality and quantity control. (See Item 11.b.ii. of the EAW) Comment: Item 10: Geology. Soils and Topography/Land Forms ■ "The topography is not favorable for development. The limestone is aging and decomposing. Water hastens the process. The mitigation suggested seems tenuous at best, e.g. using children's pool material to keep this from happening in this large area. Will all the aging limestone in the area surrounding the dunes be mitigated to avoid travelling sink holes and karsts? Will buyers be fully informed?" ■ "There is a karst on the north side of the area that is indicative of the problem. It can collapse causing a sinkhole. They also emit CO2. This is proof that the limestone is thinning as are the depth samples taken. A workable protection plan seems imperative. Would the City be libel if sink holes occurred? Will buyers be informed of this possibility?" Response: Comment noted. The City, and the Project Proposer, understand that karst conditions may occur in areas with underlying limestone which includes the Project site. Limestone underlies much of the Twin Cities Metropolitan Area, including in the City of Cottage Grove. The City is not aware of any known sinkholes or similar occurrences within the City but understands that adequate due diligence on the site is critical to ensure that the final design and engineering of the Project is responsive to the site -specific geological conditions. As indicated in EAW item 10, a Preliminary Geotechnical Evaluation Report was prepared by the Project Proposer and based on the outcomes of that report additional analysis and study of the site is planned by the Project Proposer. The Project Proposer will work with the City to determine the most appropriate mitigation and site design through the permit and approval process and will refer to the guidelines outlined in the Minnesota Pollution Control Agency's "Minnesota Stormwater Manual.9 Comment: Item 18: Transportation ■ "Thirty-seven trains pass through daily. There could be derailments and/or leakage of transported substances. The EAW does no address what is being transported. Were decibel measurements taken? Noise pollution seems like a certainty. How will children and pets, both populations known to stray, separate from admomissions." Response: Comment noted. The train is an existing condition and pre -dates the Proposed Project. All future homeowners will be aware of the train, the frequency of trips, sounds associated with train tracks and that the trains will transport a variety of substances and materials. Railroads are a common and known commodity for home buyers. 9 https://stormwater.pca.state.mn.us/index.php/Main_Page FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 41 Findings of Fact and Record of Decision I February 2022 Comment: Item 11: Water Resources ■ "What is off -site mitigation credit? If it allows loosening regulations a la Quid Quo Pro,/ am against such permission.' Response: Comment noted. Comment: Item 11: Water Resources ■ "are there any situations in which the existing well head could be compromised due to this development? If there is an extended drought, Could the well head be compromised? PlanB?" Response: Comment noted. No. The Proposed Project cannot compromise the existing well or water supply. Comment: Item 20: Other Potential Environmental Effects ■ "If there is a threatening weather event, chemical spill etc., where can people with slab bases go for cover? How quickly can buyers evacuate given the exiting limitations?" Response: Comment noted. Citizens in apartment buildings, townhomes, or condominium, residents with a slab on grade home will seek shelter either in a strong commercial structure (malls, libraries, etc.) or in an interior room without windows. In the event that residents need to leave their homes due to an emergency, two main ingress/egress access locations connect the neighborhood to Grey Cloud Trail S that provide access to the greater region. Comment: "The EAW does not address the amount of CO2 emissions that can be expected. It does not state the amount of CO2 that would be absorbed if there were less impervious surfaces. The TIMES states this runoff is the primary source of pollution of rivers and 8% of lakes. Urban Heat Islands form impervious surfaces creating pockets or islands of high solar heat. Impervious surfaces would/could have a higher yield of TP and TSS." Response: Comment noted. Comment: ■ "While the intent of the EAW is neutrality, neither for nor against development, it is biased. It only gives attention to the impact of the project, not the impact of land preservation.' FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 42 Findings of Fact and Record of Decision I February 2022 ■ "The Master Plan runs until 2040. Shouldn't the EAW address the projected impact of climate change for this area?" ■ The EAW inserted documentation dating back to 2013 as if still current. Shouldn't this be updated. Situations could have changed over this span of time." Response: Comment noted. The purpose of the EAW is to review a Proposed Project for potential environmental impacts. The Minnesota Environmental Quality Board (EQB) provides the EAW template form that was last updated in 2013 which is documented in the upper left corner of the EAW. The current form includes 20 Items that must be addressed. The subject property is located in an area designated as part of the Metropolitan Urban Service Area (MUSA) where the Metropolitan Council requires suburban densities because regional infrastructure has been designed to serve the area. Comment: Item 11: Water Resources ■ "If flooding becomes an issue with climate change, rainwater combines with sewers and the raw sewage could escape into the water. Is there a flood plan? If a drought occurs the shallow back waters have an algae bloom resulting in a stench, and low oxygenation for fish and wild -life. None of these realistic concerns were addressed.' Response: Comment noted. The Project Proposer is required to prepare a stormwater management plan that addresses the 2, 10 and 100-year flood events. The stormwater and erosion control plan must be reviewed and approved by the City and South Washington Watershed District (SWWD). Shallow back waters is an existing condition. Comment: Item 11: Water Resources ■ "The EAW does not address how municipal storm water impacts in conjunction with the NPDES permit. What is the plan for the increased TP and TSS loading being exported from this project after project completion?" Response: There are specific design requirements that the Project Proposer must meet before obtaining approvals/permits related to stormwater, NPDES, and erosion control. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "... Given the sensitivity of the area, the close proximity of the SNA, and native plant and animal communities that exist, that more information on potential impacts be considered..." FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 43 Findings of Fact and Record of Decision I February 2022 Response: Comment noted. As stated in Item 13.d. of the EAW the Project Proposer will hire a qualified ecologist to prepare a survey plan of the site acceptable to the MnDNR. As part of the survey process the Project Proposer will work with the MnDNR on any required permitted, mitigation and construction/site development activities. 19. SCHWEN, BILL (CITIZEN) Comment: Item 11: Water Resources ■ "Ina 50 or 100 year rain event, where is all this new runoff going to be stored?" Response: The Project Proposer is required to demonstrate compliance with the City and South Washington Watershed District (SWWD) standards as stated in Item 11 b.ii. The City and SWWD standards require peak flow rates after development to not exceed pre -development peak flow rates for the 2-year, 10-year and 100-year events. Comment: Item 9: Land Use ■ "...the housing numbers and density are too high for this property and that river pollution will be difficult or impossible to avoid without plan modifications.' Response: Comment noted. As stated in Item 9 of the EAW, a comprehensive plan amendment is required and will consider the proposed density of the Project and determine if it consistent with the City's development goals and the Metropolitan Council's density standards. The Project Proposer must demonstrate compliance with the City and SWWD standards as part of the Land Use Application process. Comment: Item 18: Transportation ■ 'Also, hard to imagine is danger of them heading home, down what the locals call `dead-man's-hill'. Even with our very low traffic volume, 3 people have died hitting that bridge since I moved here. With the forecasted increase in traffic, how many more will die or suffer serious injury? Another problematic issue with the master plan is noted in figure 4 of the EAW. That diagram places the main access to the development just beyond the railroad bridge. Significant rush hour congestion there is guaranteed..." Response: Comment noted. The Project Proposer is working with the City and Washington County on determining safest access into the Proposed Project. The location of the access points was determined based on spacing guidelines and sight lines. These locations are studied in the Traffic Impact Study (TIS) provided in Appendix C of the EAW. FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 44 Findings of Fact and Record of Decision I February 2022 Comment: Item 18: Transportation ■ "Consider a fire in a multistory elderly retirement building where a hook and ladder fire truck has to drive into St Paul Park to avoid the 104" bridge on 103rd Street' Response: Comment noted. The Project Proposer is working with the City and Washington County on determining safest access into the Proposed Project site for all residents of the Proposed Project. The final location will be identified in the plans reviewed during the Land Use Application process. 20. SMITH, CHRISTOPHER (CITIZEN) Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "The EAW fails to identify and discuss the state endangered Blanchard's Cricket Frog..." ■ "The EAW fails to identify and discuss the state threatened Blanding's Turtle...' Response: Comment noted. The NHIS did not identify the Blanchard's Cricket Frog or Blanding's Turtle within the vicinity of the Proposed Project. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "The EAW fails to do its due diligence in respect to the federally endangered rusty -patched bumble bee..." ■ "The EAW fails to discuss tree clearing timing and tree clearing impacts to protected bats, including the federally protected northern long-eared bat, (Myotis septentrionalis) (hereafter NLEB), protected birds (i.e., Migratory Bird Treaty Act), and bald eagles (i.e., Bald and Golden Eagle Protection Act)." "The EA references "Attachment B" on page 30 and states that, "Mitigation suggested will be followed to the extent possible...' (emphasis added). Following applicable federal law is not optional. Assuming the project relies on the Final 4(d) Rule for the NLEB to achieve compliance (though this is not clear, there is no statement in the EA about how the project will follow federal law related to this species), the EA should discuss in detail, what steps will be taken to avoid and minimize impacts to NLEB... " ■ "The EAW fails to mention and discuss proposed impacts to migratory birds in the context of the proposed project occurring within the Mississippi River Twin Cities Important Bird Area..." ■ "The EAW fails to address foreseeable indirect effects of the proposed action on state and federal threatened and endangered mussels..." FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 45 Findings of Fact and Record of Decision I February 2022 ■ "The EAW insinuates that the prior property use, as a golf course, somehow precludes the possibility of these rare species from occurring on site and/or somehow creates a net benefit via the conversion of the area to residential development. Yet, the EAW provides no tangible data or support to back up this assertion. EAW fails to adequately acknowledge high quality habitats still present on the site. " ■ "The EAW fails to address DNR habitat assessmenVendangered plant survey requirements provided in the DNR NHIS letter." Response: Comment noted. As stated in Item 13(d) of the EAW, the Project Proposer must work with a qualified ecologist to develop a survey plan that is acceptable to the Minnesota Department of Natural Resources. The developed survey plan will be tailored to the existing site conditions and an acceptable development and construction plan, including appropriate mitigative strategies, will be developed to the satisfaction of the MnDNR. The Project Proposer will be required to follow the agreed to survey plan and site development and construction plan developed with the MnDNR and will be required to follow the City's MRCCA ordinance. Comment: Item 19: Cumulative Potential Effect ■ "The EAW fails to discuss / address reasonably foreseeable cumulative effects associated with increases in impervious surfaces, increases in salt and other deicing products, increases in roadkill (including turtles), and other similar impacts that may affect terrestrial and/or aquatic organisms (e. g., endangered mussels)." Response: Comment noted. As stated in Item 19.c. of the EAW based on the available information and existing planning efforts, there are no known cumulative environmental impacts that cannot be effectively mitigated provided proper permitting and development processes are followed. This includes proper mitigation associated with stormwater management (impervious surface), runoff (increases in salt, etc.), and impacts that may affect terrestrial or other aquatic organisms such as the endangered mussels. Comment: Item 20: Other Potential Environmental Effects ■ "The project proposer fails to address reasonably foreseeable maintenance needs associated with a residential development of this type...' Response: Comment noted. Comment: Item 15: Visual ■ "The EAW fails to discuss Artificial Light at Night (ALAN) impacts..." FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 46 Findings of Fact and Record of Decision I February 2022 Response: Comment noted. The Proposed Project will be required to comply with Section 11-6-8 of the City's Zoning Ordinance. Review of the lighting plan will be performed as part of the Land Use Application process. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "Rare snakes, turtles, birds, and small mammals occur in the project area. The proposed project commits to following all erosion control BMPs, but it's not clear in the EAW that the project will require the use of erosion control materials that reduce the risk of wildlife entanglement and/or microplastics. This should be explicitly addressed." Response: Comment noted. As stated in Item 13.d. bullet 4 of the EAW the Project Proposer will use erosion control products that have biodegradable netting as recommended by the MnDNR. Comment: Item 8: Required Permits and Status ■ "The proposed project is anticipated to require DNR authorization and/or permits. Note that per the "Cooperative Agreement between the Minnesota Department of Natural Resources and U.S. Fish and Wildlife Service," DNR may not issue permits that, "(1) has a substantial lethal potential for an endangered species, or (2) has a substantial potential for inhibiting the procreative ability of an endangered species...' Response: Comment noted. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "The EAW states that the conversation of the property from a golf course to a residential development will result in fewer pesticides being applied. The EAW provides no evidence to support this assertion, nor does the EAW mention that the golf course has been closed for many years, and presumably few if any pesticides have been utilized on the property in recent years. The EAW fails to discuss the fact that commercial applications of pesticides are done by licensed applicators, whereas many residential applications are done by the homeowners themselves, and that these homeowners are rarely licensed." Response: Comment noted. The golf course use was terminated at the end of 2017. Since 2018 the site has been studied for redevelopment. Several resources are available from the Minnesota Department of Agriculture (MDA) and the Minnesota Pollution Control Agency (MPCA) that indicate the use of pesticides and herbicides can remain on the property for several years especially in area of high use (generally greens and tee boxes) as well as in areas where the products were stored. FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 47 Findings of Fact and Record of Decision I February 2022 Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "The EAW fails to discuss that a DNR "MBS Site of Biodiversity Significance" will be destroyed by the proposed project." Response: Comment noted. The information available from the MnDNR regarding sites with Biodiversity Significance is dated from 1987-1989 for the Proposed Project site and identifies a patch of potential significance in the north central portion of the site and the southeastern portion of the site. This data pre- dates the development of the golf course in 1995, which heavily disturbed the area identified in the northcentral portion of the site. The area in the southeastern corner is the area that the MnDNR is interested in purchasing and adding to the adjacent SNA. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "The EAW fails to discuss that Friends of the Mississippi River and DNR have tried to acquire portions of the site to conserve state and globally significant natural resources presence (e.g., remnant prairie, globally imperiled species). Many of these important natural resources will be lost/destroyed by the proposed project. Public ownership of portions of the proposed project area for the purposed of conversation are in the public interest." Response: Comment noted. As stated in Item 6, 9 and 13 of the EAW the Project Proposer is working with the City and the MnDNR on a plan to protect the entire Mississippi River frontage for a combination of park, open space and natural area. Further, the Project Proposer is working with the MnDNR on the protection of approximately 12-acres on the southeaster edge of the site to be added to the SNA. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "The EAW fails to adequately address the foreseeable increase in use of adjacent SNA that will result from construction of a large residential development immediately adjacent to the property. In addition, residential developments sharing an unprotected border with a protected natural area is known to increase the invasion of the natural area by non-native plants and animals, lawn maintenance chemicals and poisons and yard management practices..." Response: Comment noted. The Project Proposer does not have regulatory authority to manage the use of the SNA but is working collaboratively with the MnDNR on a sale of land to expand the SNA. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "The EAW fails to analyze the project's impacts in the context of the project's occurrence within an identified "Critical Area" established under Minnesota Rules, Section 6106.0160 and City ordinance. The FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 48 Findings of Fact and Record of Decision I February 2022 EAW mentions the presence of a City Ordinance, but the proposed action, as presented, appears to violate both state law and the local ordinance." Response: Comment noted. The "Critical Area" is the Mississippi River Critical Corridor Area (MRCCA) which is addressed in Items 9, 11, and 15 and is geographically shown on Figure 7 of the EAW. It is noted throughout the EAW that the Proposed Project is subject to the MRCCA rules and the City's adopted MRCCA ordinance. Comment: Item 8: Permits and Approvals Required ■ "The EAW fails to discuss the foreseeable need for local variances to deliver the proposed project. It's assumed, absent discussion in the EAW to the contrary, that the project proposer will require numerous variances to deliver the proposed project — including variances related to the Mississippi River Corridor Critical Area. A project proposer cannot both create practical difficulties and then allege hardships that will foreseeably require variances to deliver said proposed project (Minnesota Statutes, Chapter462.357, Subd. 6(2))." Response: Comment noted. The City will determine if any variances are needed as part of the Land Use Application process. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "Note the proposed project results in a permanent physical encroachment on lands within a national park (Mississippi National River and Recreation Area) and most probably to a Scientific and Natural Area (SNA), in which case the project also triggers a mandatory EAW under 4410.4300, Subp. 30 and allows DNR to be the RGU." Response: Comment noted. As stated in Minnesota State Statute 116G.15, the Proposed Project is located in the Mississippi National River and Recreation Area, and private land and homes are located within this boundary and are not considered an "encroachment." The MnDNR owns the SNA adjacent to the Proposed Project site but the boundary has been established by an official Certificate of Survey. 21. TIEFENBRUCK, GRANT (CITIZEN) Comment: Item 11: Water Resources ■ "There must be considerable expense involved in extending the potable drinking water supply line and the sanitary sewer system to this somewhat isolated patch of the City. The size of these lots do not seem compatible with the high end homes that will be needed to make this project a success" FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 49 Findings of Fact and Record of Decision I February 2022 Response: Comment noted. The Project Proposer is working with the City to determine the appropriate density and unit types to support the extension of the water supply to this area of the City. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "I am disturbed that significant natural vegetation will be destroyed during the course of this project. This is not what we need during this period of climate change.' Response: Comment noted. A minimum of 25-acres along the Mississippi River frontage is planned for permanent protection as open space, park and natural area. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "I appreciate the good words that the developer says about using native plants for landscaping. There should, probably, be a City initiative for all home owners to do that. I am very doubtful that I will see any native vegetation if I drive into this area after construction is concluded." Response: Comment noted. The Project Proposer is required to follow the recommended mitigation stated in the EAW which requires all stormwater management ponds and areas to be seeded using the approved MnDOT or BWSR native seed mix. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "Why doesn't the Environmental Assessment address Climate Change impacts? We know that destroying the rainforests is a bad thing to do. Why do we think that disturbing an existing ecosystem in MN has less effect? There should be provisions for the final project to at least be carbon neutral going forward. " Response: Comment noted. The City is required to use the official EAW form and completed the Items identified on the form. It is outside the scope of an EAW to study whether climate change is more negatively impacted by a particular project than by an "in lieu of project. 22. WILLIAMS, COLE (CITIZEN) Comment: Item 11: Water Resources ■ 'Address the municipal stormwater impacts associated with the NPDES permit with a plan to address increased TP and TSS loading being exported from this project and after it's completion. The MNLCS states current grasses, forest, etc. will be replaces with turf grass and impervious surfaces which could increase yield if TP and TSS." FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 50 Findings of Fact and Record of Decision I February 2022 Response: Comment noted. The Proposed Project must comply with all stormwater and erosion control regulations. Comment: Item 11: Water resources ■ 'Amend: the adjacent waters (Mooers, Grey Cloud Channel and Slough are hydraulically connected to the Mississippi River Main stem, thus any impact on these waters would directly impact an impaired water body. (Upper St. Another Falls to St. Croix River is Impaired). The water within 1 mile of this proposed development should be considered to affected Impaired water." Response: The EAW Guidelines identify the MPCA's 303d impaired water list as the appropriate resource to answer this EAW item. The response accurately states that the Grey Cloud Slough, Mooers and Grey Cloud Channel are adjacent waters within 1-mile of the Proposed Project site and that these waters are not listed on the MPCA's 303d impaired list. The response further indicates that since these waters are interconnected with the Mississippi River and that runoff from the Project Area ultimately drains to the Mississippi River that all additional stormwater Best Management Practices (BMPs) for discharges must be implemented. Comment: Item 11: Water Resources ■ "Take into account the protected wellhead area adjacent to this property with further study to assess impact to well and drinking water of adjacent properties.' Response: Comment noted. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "Define, if possible, the natural area, owned by local government within the EAW, and potentially the EIS. " Response: The Proposed Project site is not owned by any public or government agency. 23. WHALEY, BRETT (CITIZEN) Comment: Item 9: Land Use (Figure 51 ■ "The figure 5 sketch plan in the EAW is awful. Is it a done deal there will be a cheap Pulte housing development there? I just find it incredibly sad that the area will permanently ruined and am extremely disappointed that this development was even approved in the first place. " FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 51 Findings of Fact and Record of Decision I February 2022 Response: Comment noted. The Proposed Project has not been approved and is subject to the City of Cottage Grove's Land Use Application process as identified in Table 6 of the EAW. 24. ZIMMER ENVIRONMENTAL IMPROVEMENT (PRIVATE BUSINESS) Comment: Item 16: Air ■ "The Mississippi Dunes EAW fails to consider the greenhouse gas emissions or carbon footprint for the addition of 499 houses and the near -complete destruction of an almost natural area." Item 20: Other Potential Environmental Effects ■ "The proposed project could increase the temperature of the urban heat island by approximately 0.11 degrees Celsius. This is a significant figure when one considers preventing a full-blown climate catastrophe, we are seeking to avoid a 1.5C degree increase in mean global temperature." Response: Comment noted. Comment: Item 16: Air ■ "Transportation is the largest source of greenhouse gas emissions in Minnesota, yet the extra almost forty million pounds of carbon emissions are not evaluated by the EAW' Response: Comment noted. The Proposed Project was evaluated for compliance with the requested information identified in Item 16. Comment: Item 11: Water Resources ■ "No formal analysis of the increased nitrogen and phosphorus loading to the Mississippi River, a National Scenic River with some impairments has been included in the EAW." Response: Comment noted. Comment: Item 13: Fish, Wildlife, Plant Communities and Sensitive Ecological Resources (Rare Features) ■ "Despite the presence of a number of rare and endangered species within one mile of the project site, no habitat or species surveys have been conducted with the EAW. " Response: As stated in Item 13(d) of the EAW, the Project Proposer must work with a qualified ecologist to develop a survey plan that is acceptable to the Minnesota Department of Natural Resources. The developed FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 52 Findings of Fact and Record of Decision I February 2022 survey plan will be tailored to the existing site conditions and an acceptable development and construction plan, including appropriate mitigative strategies, will be developed to the satisfaction of the MnDNR. The Project Proposer will be required to follow the agreed to survey plan and site development and construction plan developed with the MnDNR and will be required to follow the City's MRCCA ordinance. PUBLIC HEARING TESTIMONY & RESPONSES 25. MATTER, BONNIE (CITIZEN) Comment: ■ Did the Planning Commission Members read the public comments that were submitted regarding the EAW? Response: Comment noted. Comment: There are 37 daily trains that run by the proposed development. Missing from the EAW was information like the distance between the tracks and the residences in the development. Negative impact on the residents' quality of life due to: Noise pollution; Diesel engine smells and air quality; Train vibrations, - Structural damage to houses due to foundation and settling issues; Potential grass fires in dry, hot summers from sparks; Train schedules: Morning, afternoon, evening, night, all the time, when do they run; Train loads: How big, how much, what's on them, any hazardous materials. How would increased future rail traffic impact future residents; what are the mitigation plans for these issues? Response: Comment noted. As shown on Figure 5 of the EAW the closest lot is setback approximately 50-feet from the BNSF railroad right-of-way and 100-feet from the railroad track. The proposed homes will be setback a minimum of 200-feet from the railroad tracks. There are no adverse impacts to the structures anticipated as a result of the active BNSF railroad. The City of Cottage Grove establishes the required setback from all property lines including the railroad right-of-way. It is unknown whether BNSF will increase rail traffic in the future. Minnesota State Statute 219.57 requires any company operating a railroad to use on each locomotive engine a spark arrester that the master mechanic shall inspect each time before leaving the groundhouse. It is the responsibility of BNSF to train its employees and monitor the active rail lines during the dry season in accordance with the requirements of the statute. It should be noted that there is a long history of homes being constructed adjacent to railroads without serious conflicts or issues. Comment: ■ The substantial increase in impervious surfaces from rooftops to roads; what's the mitigation plan? FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 53 Findings of Fact and Record of Decision I February 2022 Response: Comment noted. The Project Proposer is required to prepare a stormwater management and erosion control plan and SWPPP for the Proposed Project. The stormwater plan and SWPPP must comply with the requirements of the City, South Washington Watershed District (SWWD) and MPCA. All appropriate permits must be obtained prior to the commencement of site work. (Table 6 in the EAW). The Proposed Project must obtain the following: • MPCA's Construction Stormwater Permit Requirements • South Washington Watershed District (SWWD) rules, including wetland buffer requirements, and the SWWD Watershed Management Plan • City of Cottage Grove's Surface Water Management Plan and Grading, Filing and Excavation Ordinances. Each of these permits includes a list of specific and detailed stormwater quality and quantity requirements that must be complied with as part of the design. Some of the regulations applicable to the Proposed Project are more stringent due to the location and geography of the site. The Project Proposer must meet all of the regulations and obtain all necessary approvals and permits as detailed in Table 6 of the EAW. Comment: ■ Building a senior apartment building on a slab foundation on wetlands; slabs will freeze and thaw and crack. Vibration from trains will exacerbate the problems; what's the mitigation plan? Response: Comments noted. As shown on Figure 5 of the EAW a small area of wetland impact is proposed to cross the wetland with a roadway to access the proposed Senior Living building. The proposed Senior Living Building will not be located on or in a wetland. The proposed building(s) will be required to meet all wetland setbacks and follow all buffers as regulated by the South Washington Watershed District (SWWD). The locations of infiltration basins will be determined through the Land Use Application process Comment: ■ There's a Section 11 B to stormwater about water quality and volume control; it says the developer indicates that if they cannot meet the requirements, the purchase of off -site mitigation credits is an option. In a sensitive critical area, mitigation should be an absolute requirement. There should be no purchase of off -site mitigation credits. Where would a statement like this ever be considered for the type of area under review? Response: Comment noted. The Project Proposer is required to prepare a stormwater management and erosion control plan and SWPPP for the Proposed Project. The stormwater plan and SWPPP must comply with the requirements of the City, South Washington Watershed District (SWWD) and MPCA. All appropriate permits must be obtained prior to the commencement of site work. (Table 6 in the EAW). The Proposed Project must obtain the following: • MPCA's Construction Stormwater Permit Requirements FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 54 Findings of Fact and Record of Decision I February 2022 • South Washington Watershed District (SWWD) rules, including wetland buffer requirements, and the SWWD Watershed Management Plan • City of Cottage Grove's Surface Water Management Plan and Grading, Filing and Excavation Ordinances. Each of these permits includes a list of specific and detailed stormwater quality and quantity requirements that must be complied with as part of the design. Some of the regulations applicable to the Proposed Project are more stringent due to the location and geography of the site. The Project Proposer must meet all of the regulations and obtain all necessary approvals and permits as detailed in Table 6 of the EAW. Comment: ■ Traffic study does not reflect the development's future traffic load with industrial development going into the east. Response: It is noted that the Proposed Project site is located southwest of the NorthPoint Logistics Center which the City approved in December 2021. The Traffic Impact Study prepared for the Proposed Project has been updated to include the NorthPoint Logistics Center and is provided as Attachment C. Comment: There is only one way in and out of the development. There is a "potential" for one more outlet. What if all those homes had to be evacuated? How do the residents all get out at one time with one outlet; 369 single-family homes, 130 senior units, and a multifamily building? Response: As shown Figure 5. Concept Sketch Plan in Appendix A of the EAW there are two access road connections into the new development from Grey Cloud Trail South. The road network internal to the Proposed Project site is interconnected to ensure two access locations are provided to residents in the new neighborhoods. Comment: Please request a copy of my EAW comments and review the many issues with the EAW. If you're going to allow the development to move forward, then you must help protect both the Mississippi River and future homeowners in that development. This is only a portion of what she submitted. Response: Comments noted. Please see response to written EAW comments in #16 of this package. 26. O'BOYLE, SHARON (CITIZEN) Comment: ■ After reading the historical part, one of the questions was about if there'd been anything to meet guidelines if there'd been any important person living there. She didn't know if this would count, but her FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 55 Findings of Fact and Record of Decision I February 2022 Grandma O'Boyle was the first woman to be a Postmistress in St. Paul Park, she thinks that rates as something important and is of historical value. Response: Comment noted. A person of significance living or working at a property is sometimes part of the historical designation process. The City hired New History to study the existing home on the property. That report did not uncover any associations with significant persons or events. Comment: ■ She noticed with the EAW that they addressed the endangered species that have been seen in that area, on the property, and if you put 500 units on that land, you're going to lose the endangered species. Response: Comment noted. As stated in Item 13.d. of the EAW, the Project Proposer must work with a qualified ecologist to develop a survey plan that is acceptable to the Minnesota Department of Natural Resources. The developed survey plan will be tailored to the existing site conditions and an acceptable development and construction plan, including appropriate mitigative strategies, will be developed to the satisfaction of the MnDNR. The Project Proposer will be required to follow the agreed to survey plan and site development and construction plan developed with the MnDNR and will be required to follow the City's MRCCA ordinance. Comment: ■ You have a chance to include it with the SNA, along with the Grey Cloud Island Regional Park; make it one whole thing, whether that be the State, with the DNR, or in combination with the City, like we have with the Grey Cloud Island Regional Park, as that's a combination of entities that put that together. Response: Comment noted. Comment: The other thing that she noticed in the EAW is the fact that the land is sand, the EAW says that all of that sand would have to be removed for there to be any housing put in. To her, that's a red flag; if you have to remove that much soil, it's not a good place to put a development with the fact that you're going to have to use sump pumps because it's in a flood plain. Response: The Proposed Project must obtain the following: • MPCA's Construction Stormwater Permit Requirements • South Washington Watershed District (SWWD) rules, including wetland buffer requirements, and the SWWD Watershed Management Plan • City of Cottage Grove's Surface Water Management Plan and Grading, Filing and Excavation Ordinances. FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 56 Findings of Fact and Record of Decision I February 2022 Each of these permits includes a list of specific and detailed stormwater quality and quantity requirements that must be complied with as part of the design. There is a list of specific and detailed stormwater quality and quantity regulations that must be complied with as part of the design of the Proposed Project. Additionally, there are erosion and sediment control regulations that must be incorporated into the design to obtain the required approvals and permits. Some of the regulations applicable to the Proposed Project are more stringent due to the location and geography of the site. The Project Proposer must meet all of the regulations and obtain all necessary approvals and permits as detailed in Table 6 of the EAW. Comment: ■ The other thing she thought about was she had worked at Pullman Elementary with the Rainbow Kids Club many years ago. Where are all the children going to go? She's heard from residents in Cottage Grove that Pullman is at capacity, so if you've got 500 homes, you're going to have to build another school. Response: Comment noted. As stated in the Public Hearing transcript there appears to be adequate capacity at Pullman Elementary School. Comment: ■ After reading it, they're saying it's going to be two people per household; to her, it seems like they're minimizing. Based on two people per household, that's an additional 125, 000+ gallons of water per day, about 136, 000+ gallons of sewage per day, and 4, 000 extra cars on the road. Response: Comment noted. The average persons per household is based on the unit -mix of the Proposed Project, as well as demographic information provided by the Metropolitan Council. Water and sewer usage assumptions are based on actual historical use within the City. FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 57 Findings of Fact and Record of Decision I February 2022 III. FINDINGS OF FACT a. Project Description The Former Mississippi Dunes Golf Course Project is a new neighborhood in Cottage Grove that is planned for a mix of market rate single-family detached homes, senior living opportunities, parks and open space. Located adjacent and north of the Mississippi River corridor, the neighborhood will provide a maximum of 239 new detached single-family homes, 130 age -targeted active detached townhomes and an approximately 130-unit Senior Living Building. An extensive network of open spaces and trails is planned and will provide public access to the river and the surrounding community. b. Corrections to the EAW Table 6: Required Permits and Status is corrected to add the following: applicationUnits of Government Type of State Minnesota Department of Sealing of Wells To be applied for if unsealed Health (MDH) wells are identified Regional Minnesota Pollution Control Sanitary Sewer Extension To be applied for Agency (MPCA) Permit Local Washington County Septic System Abandonment To be applied for Permit Appendix C: Traffic Impact Study (TIS) of the EAW has been updated to include the development approval of the NorthPoint Logistics Center. The updated TIS is provided as Attachment 3 of this response package. The modification did not result in any significant changes to the conclusions or mitigative recommendations. Section 14: Historic Properties. The City commissioned New History to complete a historic evaluation of the William Cowan/Herb Fritz house, which was completed after the release of the EAW. A copy of this report is included as Attachment 4 to this response package. FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 58 Findings of Fact and Record of Decision I February 2022 IV. DECISION REGARDING NEED FOR ENVIRONMENTAL IMPACT STATEMENT a. Type, Extent and Reversibility of Impacts The City of Cottage Grove finds that the analysis completed for the EAW is adequate to determine whether the project has the potential for significant environmental impacts. The EAW described the type and extent of impacts anticipated to result from the Proposed Project. This document provides clarifications and summarizes the dominant and recurring issues within the EAW. Geology, Natural Resources, Water Resources, and Transportation were the items within the EAW and within comments received that were found to be impacted by the Proposed Project. By following the mitigation outlined within the EAW and in the response to comments, the impacts will be avoided, minimized, and/or mitigated. b. Cumulative Potential Effects of Related or Anticipated Future Projects The cumulative potential effects of related or anticipated future projects noted during the comment period includes the recent approval of the NorthPoint Logistics Center located northeast of the Proposed Project. The Traffic Impact Study (TIS) was updated to reflect the recently approved project and no significant changes to the initial recommended mitigation identified in the November 2021 study were identified. No other cumulative effects were identified during the comment period. The cumulative impacts identified in the EAW were evaluated and determined that if the identified mitigative steps are implemented and all permitting processes are followed that there are no anticipated cumulative environmental impacts as a result of the Proposed Project. c. Extent to which Environmental Effects are Subject to Mitigation by Ongoing Public Regulatory Authority The mitigation of environmental impacts will be designed and implemented in coordination with the applicable regulatory agencies. All mitigation efforts will be subject to the plan approval and permitting process. Permits and approvals that have been obtained, or those that may be required prior to construction, are identified on Table 1. FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 59 Findings of Fact and Record of Decision I February 2022 Table 1: Permits and Approvals Permit Agency 9 Y Action Required q ROW Permit Washington Count 9 Y Permit Drainage Permit Washington County Permit Road Access Permit Washington Count 9 Y Permit Pre -Demolition Permit Washington County Permit ............................................................................................................................................................................................................................................................................................................................................................................................................................................................. Other utility or construction permits (to City of Cottage Grove Permit(s) be confirmed with City) ............................................................................................................................................................................................................................................................................................................................................................................................................................................................. NPDES Construction Permit MPCA Permit Construction Stormwater Permit MPCA Permit ............................................................................................................................................................................................................................................................................................................................................................................................................................................................. Demolition Notification MPCA Approval SanitarySewer Extension Permit MPCA Metropolitan Council p Permit Water Supply Connection Minnesota Department of Health Permit Watermain Plan Review Minnesota Department of Health Approval pp Stormwater Plan Review South Washington Watershed Approval ...........................................................................................................................................................................................................................................................................................................................................:................................................................................................................... EAW City of Cottage Grove Record of Decision EIS Decision City 9 of Cottage Grove Record of Decision 2040 Comprehensive Plan City of Cottage Grove Approval Amendment .............................................................................................................................................................................................................................................................................................................................................................................................................................................................. Rezoning City of Cottage Grove Approval Planned Unit Development Cityof Cottage Grove 9 Approval Preliminary Plat City of Cottage Grove Approval Final Plat City 9 of Cottage Grove Approval SWPPP City of Cottage Grove Permit ............................................................................................................................................................................................................................................................................................................................................................................................................................................................. Land Disturbance and Erosion and City of Cottage Grove Permit Sediment Control Permit ............................................................................................................................................................................................................................................................................................................................................................................................................................................................. Demolition Permit City of Cottage Grove Permit ROW Permit City 9 of Cottage Grove Permit Building Permits City of Cottage Grove Permit Sign Permit City 9 of Cottage Grove Permit HVAC, Plumbing, Electrical Permits City of Cottage Grove Permit Fires sprinkler and alarm permits p p .............................................................................................................................................................................:..............................................................................................................................................................:..................................................................................................................: City of Cottage Grove Y 9 Permit Extent to which Environmental Effects can be Anticipated and Controlled as a Result of Other Environmental Studies. The City finds: 1. The Proposed Project is reasonably similar to residential projects in the Twin Cities Metropolitan Area. Other projects of similar scope, accompanied by similar land use, natural resources, surface water, traffic studies, and associated mitigation, have, in general, successfully mitigated potential environmental impacts. 2. The EAW, in conjunction with this document, contains or references the known studies that provide information or guidance regarding environmental effects that can be anticipated and controlled. FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 60 Findings of Fact and Record of Decision I February 2022 3. No EIS that addresses a similarly sized project is known to be available in the City of Cottage Grove or the surrounding area. In light of the results of environmental review and permitting processes for similar projects, the City of Cottage Grove finds that the environmental effects of the project can be adequately anticipated and controlled. Based on the original EAW, comments received from agencies and individuals, the responses to comments, and the criteria above, the City of Cottage Grove finds that the Former Mississippi Dunes Golf Course Proposed Project does not have the potential for significant environmental effects and does not require the preparation of an EIS. FORMER MISSISSIPPI DUNES GOLF COURSE - EAW 61 Findings of Fact and Record of Decision I February 2022 V. RECORD OF DECISION Based on the EAW, the Response to Comments and the Findings of Fact, the City of Cottage Grove City Council concludes the following: 1. All requirements for environmental review of the Proposed Project have been met. 2. The EAW and the development processes related to the Proposed Project have generated information which is adequate to determine whether the Proposed Project has the potential for significant environmental effects. 3. Areas where potential environmental effects have been identified the City has included proper mitigative responses to be included within the final design of the Proposed Project. Mitigation will be required to be provided where impacts are expected to result from project construction, operation, or maintenance. Mitigative measures will be required to be incorporated into the Proposed Project design and have been or will be coordinated with state and federal agencies during the applicable permit process. 4. Based on the criteria in Minnesota Rules part 4410.1700, the Proposed Project does not have the potential for significant environmental effects. 5. An Environmental Impact Statement is not required for the proposed Former Mississippi Dunes Golf Course Proposed Project. For the City of Cottage Grove Christine Costello Community Development Director City of Cottage Grove FORMER MISSISSIPPI DUNES GOLF COURSE - EAW Findings of Fact and Record of Decision I February 2022 Date ATTACHMENTS ENVIRONMENTAL ASSESSMENT WORKSHEET RESPONSE TO COMMENTS, FINDINGS OF FACT AND RECORD OF DECISION Former Mississippi Dunes Golf Course City of Cottage Grove, Minnesota February 2022 ATTACHMENT 1. COMMENTS RECEIVED ATTACHMENT 2. IMPAIRED WATERS MAP ATTACHMENT 3. REVISED TRAFFIC IMPACT STUDY ATTACHMENT 4. NEW HISTORY REPORT ON WILLIAM COWAN/HERB FRITZ HOUSE ATTACHMENT A: COMMENTS RECEIVED ENVIRONMENTAL ASSESSMENT WORKSHEET RESPONSE TO COMMENTS, FINDINGS OF FACT AND RECORD OF DECISION Former Mississippi Dunes Golf Course City of Cottage Grove, Minnesota AGENCY COMMENTS ENVIRONMENTAL ASSESSMENT WORKSHEET RESPONSE TO COMMENTS, FINDINGS OF FACT AND RECORD OF DECISION Former Mississippi Dunes Golf Course City of Cottage Grove, Minnesota Friends of the Minnesota Scientific & Natural Areas Friends of the Mississippi River Metropolitan Council Minnesota Department of Natural Resources (MnDNR) Minnesota Office of the State Archaeologist (OSA) Minnesota Pollution Agency (MPCA) Minnesota State Historic Preservation Office (SHPO) National Park Service Washington Conservation District Washington County Friends of Minnesota Scientific & Natural Areas www.snafriends.org City of Cottage Grove Attn: Emily Schmitz 12800 Ravine Parkway South Cottage Grove MN, 55016 Re: Comments on environmental assessment of the proposed Mississippi Dunes development project. Dear Emily, Friends of Minnesota Scientific and Natural Areas (FMSNA) is a Minnesota non-profit, tax- exempt ["501(c)(3)"] corporation, established to advocate and support the establishment, management, perpetuation of Minnesota's Scientific and Natural Areas (SNAs), statewide, in an undisturbed natural state. Thank you for the opportunity to comment on the environmental assessment of the proposed Mississippi Dunes development project. In reviewing the EAW on the Mississippi Dunes project we notice an inconsistency between the text and Figure #5 Concept Sketch Plan. The text includes a plan to sell —12 acres of land adjacent to the Grey Cloud Dunes SNA to the DNR in accord with the City's master plan (Figure #4). However, the Concept Sketch of Pulte Homes (Figure #5) shows the lots for detached homes placed right up to the current boundary of the SNA. This inconsistency should be remedied so there is no question that the Proposer intends to sell the 12 acres to the DNR to protect the natural resources and wildlife in the Grey Cloud Dunes SNA. Below are the two quotes from the EAW which are inconsistent with Figure #5 which is attached: Page 9 c. Explain the project purpose; if the project will be carried out by a governmental unit, explain the need for the project and identify its beneficiaries. The Project will provide a diverse mix of housing types within the City and will help meet current and future demand for housing as established within the City's 2040 Comprehensive Plan. It includes 239 60-foot lots intended for market rate detached single-family homes, 130 50-foot lots planned for detached townhomes marketed to active seniors 55+, and a 130-unit senior living building. During the Mississippi Dunes Master Plan process the City identified the land abutting the Mississippi River as an important public amenity that should be protected and accessible. This Project will protect the river frontage for a combination of active and passive park uses, river buffer and extension of the MnDNR Scientific Natural Area (SNA). As shown on the Concept Sketch Plan, approximately 25.3 acres of land will be protected as river buffer/ park, 6.8 acres as City Park, and approximately 12-acres are planned for purchase by the MnDNR. Page 29 d. Identify measures that will be taken to avoid, minimize, or mitigate adverse effects to fish, wildlife, plant communities, and sensitive ecological resources. The adjacent Grey Cloud SNA is an area with known high -quality wildlife, plant communities and rare features. Given the adjacency of the Project site to the Grey Cloud SNA, the Project Proposer is working with the City and the MnDNR to properly site the open space corridor to protect the natural resource area and have identified the potential to sell approximately 12- acres of land to the MnDNR. The area identified as important to protecting the natural resources and wildlife in the Grey Cloud SNA would be sold from the Project Proposer to the MnDNR and incorporated as part of the SNA into perpetuity. ` ��� ENVIRONMENTAL ASSESSMENT WORKSHEET Figure 5. Concept Sketch Plan R Former Mississippi Denes 6.0 Course Thank you for your attention to this matter, Sincerely Yours, Tim Johnson Friends of Minnesota Scientific and Natural Areas (763) 486-8139 ..�� putte ao DUNES.. m� — LW FRIENDSTNEOF � RISVER1 MA-0I � Emily Schmitz, Senior Planner City of Cottage Grove 12800 Ravine Parkway S. Cottage Grove, MN 55106 Dear Emily: Working to protect the Mississippi River and its watershed in the Twin Cities area. 101 East Fifth Street 651-222-2193 Suite 2000 www.fmr.org Saint Paul, MN .55101 info@fmr.org January 5, 2021 Friends of the Mississippi River (FMR) appreciates the opportunity to comment on the Environmental Assessment Worksheet (EAW) for Pulte Homes' redevelopment proposal for the former Mississippi Dunes golf course. Mississippi Dunes is a rare and ecologically valuable area. Sand dunes like these are an exceptionally rare landscape in the Twin Cities and across the state. The site also includes 1,900 feet of Mississippi River shoreline, provides habitat for several threatened and endangered species, and adjoins the Grey Cloud Dunes Scientific and Natural Area (SNA). All of these assets make Mississippi Dunes more fragile than most other redevelopment sites in Cottage Grove. Any redevelopment here must be done with the greatest of care. Given the unique nature of this property and the area's rare ecological resources, this proposed project has the potential for significant environmental effects. Therefore Cottage Grove should require an Environmental Impact Statement for this proposed project. We also request revisions to the following EAW sections: 10. Geology, soils, and topography/land forms 11. Water resources The topography and soil types in the project area present special considerations. Because sandy soils are so absorbent, subsurface water movement through the site will be significant. The site's slope towards the river suggests that without mitigation, subsurface water runoff will move towards the river. Slope stability, water volume through the site, and impacts to neighboring sites from this water movement need to be carefully studied. The EAW should include Minimal Impact Design Standards as a mitigation strategy forth potential project impacts to water resources. Mitigation should include a plan to incorporate stormwater treatment areas throughout the project area to treat water as closely to its source as possible, reducing the risk of harm from subsurface water movement. It will not be very feasible to pipe stormwater from one end of the site over to the other, so the project should not direct all stormwater to just one or two treatment areas as shown in Figures 4 and 5. This area of the Mississippi River has high chloride levels. To mitigate harm from increased roadways and road salting in and around the project area, all chloride runoff should be captured on site. The project should also include a salt management plan to limit use of road salt on both public roadways and private driveways and sidewalks. We also encourage the appropriate authorities to closely supervise Pulte Homes' adherence to its Stormwater Pollution Prevention Plan. Pulte Homes has a track record of Clean Water Act violations in at least five states. 13. Fish, wildlife, plant communities, and sensitive ecological resources Protection concerns for the rusty -patched bumble bee are not limited to the species' "active season." Rusty -patched bumble bees do not migrate; they are likely present at this site year- round. In the winter the queen bees hibernate underground a few inches below the surface. If the queens are killed by construction activity over the winter, the entire colony ceases to exist. The EAW must demonstrate the project's full compliance with the federal Endangered Species Act. The EAW should also include stronger analysis of rusty -patched bumble bees' habitat needs, construction timing, and protective practices that can be undertaken as mitigation strategies. Bird Species in Greatest Conservation Need, including the endangered Henslow's sparrow, are documented to be present at the Mississippi Dunes site (not simply in the vicinity). Public eBird records by experienced birders document these rare birds' consistent presence. These birds are known to be very sensitive to habitat "patch size" and edge conditions for reproductive success. The proposed project will undoubtably reduce the birds' habitat area and likely harm their already -fragile populations. The EAW should include more mitigation strategies to protect these species. Additional mitigation strategies could include timing vegetation removal and grading outside of the birds' nesting season, arranging the site plan to enable as much contiguous habitat as possible, and employing an ecologist to design vegetation that doesn't further degrade adjacent habitat at the SNA by creating improper edge conditions on the Mississippi Dunes property. The EAW should also include a plan to mitigate impacts of increased human visitorship at the neighboring SNA due to the addition of hundreds of residents next to the SNA. An increase in off -trail human traffic in the SNA could be particularly harmful because of the site's fragile geology and rare plant species. Mitigation could include design elements (such as the platting home lots, adding trail connections, and using fencing or other barriers) to block egress to the SNA outside of existing trails. This section should also state that the project's vegetation management practices must be fully compliant with the city's Mississippi River Corridor Critical Area (MRCCA) ordinance. 14. Historic properties The project area has an extensive history of human use, including Indigenous settlement. Grey Cloud Island contains rare pre -contact archaeological resources, including Washington County's largest known concentration of burial mounds, and was the site of the only documented Indigenous village in the county. It is reasonable to believe that the Mississippi Dunes project area may also contain archaeological resources given its proximity to these documented sites. As noted in the draft EAW's correspondence with the State Historic Preservation Office, the majority of archaeological sites in the state have not been recorded. A lack of documented resources on the project site should not be taken as an assurance that such resources do not exist. Given the project's proximity to sites of immense historic significance, further study should be conducted before concluding that the proposed project will not adversely affect archaeological or cultural resources. The Prairie Island Indian Community, as well as any other interested tribes or Indigenous -led organizations, should be invited to consult on this study. 15. Visual We disagree that "there are no scenic views or vistas identified in the city's MRCCA plan" (31). The Public River Corridor View from Hazen P. Mooers Park will be affected by this project. Mississippi Dunes is clearly visible in the photo of this view included in the city's MRCCA plan. The Public River Corridor View from the Grey Cloud Dunes SNA may also be affected. A visual analysis of the project's impacts to these views should be conducted as part of this EAW and appropriate mitigation strategies employed. The goal of mitigation should be to preserve a view as similar to the existing view as possible, prioritizing vegetative screening and minimizingthe visibility of new structures. Per the DNR, strategies to mitigate visual impacts can include: • Using building materials that blend in with natural surroundings, such as green or brown materials Placing the long axis of structures perpendicular to the river Reducing the bulk of structures, such as by using flat roofs or reduced roof pitches Increasing setbacks from the river Thank you for your attention to our comments. Sincerely, Colleen O'Connor Toberman River Corridor Director December 28, 2021 Emily Schmitz, Senior Planner City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 RE: City of Cottage Grove - Environmental Assessment Worksheet (EAW) — Former Mississippi Dunes Golf Course Metropolitan Council Review No. 22704-1 Metropolitan Council District No. 12 Dear Ms. Schmitz: The Metropolitan Council received an EAW for the former Mississippi Dunes golf course project in Cottage Grove on November 23, 2021. The proposed project is located on the site of the former Mississippi Dunes Golf Course. The Project is a new neighborhood in Cottage Grove that is planned for a mix of market rate single-family detached homes, senior living opportunities, parks and open space. Located adjacent and north of the Mississippi River corridor, the neighborhood will provide a maximum of 239 new detached single-family homes, 130 age -targeted active 55+ detached townhomes, and an approximately 130-unit Senior Living Building. The staff review finds that the EAW is complete and accurate with respect to regional concerns and raises no major issues of consistency with Council policies. An EIS is not necessary for regional purposes. This concludes the Council's review of the EAW. The Council will take no formal action on the EAW. If you have any questions or need further information, please contact Jake Reilly, Principal Reviewer, at 651-602-1822 or via email at iake.rei11Yn_metc.state.mn.us. Sincerely, Angela R. Torres, AICP, Manager Local Planning Assistance CC: Tod Sherman, Development Reviews Coordinator, MnDOT- Metro Division Francisco Gonzalez, Metropolitan Council District No.12 Jake Reilly, Sector Representative/Principal Reviewer Reviews Coordinator N:ICommDevILPAICommunitieslCottage GrovelLetterslCottage Grove 2021 Mississippi Dunes EAW22704-1.doc.docx MDEPARTMENT OF NATURAL RESOURCES Division of Ecological and Water Resources Region 3 Headquarters 1200 Warner Road Saint Paul, MN 55106 December 22, 2021 Emily Schmitz, Senior Planner City of Cottage Grove 12800 Ravine Parkway Cottage Grove, MN 55016 Dear Emily Schmitz, Transmitted by Email Thank you for the opportunity to review the Former Mississippi Dunes Golf Course EAW. The DNR greatly appreciates the early coordination and consideration of the Grey Cloud Dunes Scientific and Natural Area (SNA) throughout the development of this project. As a prominent neighbor to this development, the DNR has an interest in any project that could affect the use of the SNA by both wildlife and the community as well as our management of this natural resource. We recognize the willingness on the part of the City of Cottage Grove to facilitate the expansion of the SNA and to ensure that natural resource concerns are addressed through the environmental review process. Less than 1% of Minnesota's native prairie remains and the remaining prairie mostly consists of widely scattered small fragments surrounded by agriculture and development. Many of the species that rely on these prairies have been extirpated from our state or are on the brink of being lost, and so protecting remaining prairie remnants is critically important. It was not feasible for DNR and partner organizations to purchase the entire project area, therefore we prioritized the highest quality habitat for the 12 acres expansion of the SNA. We recognize the challenge that many cities are facing in balancing heightened development pressures with natural resource management and protection. With that in mind, we respectfully submit the following comments for your consideration: 1. Page 8, Construction Timing of Site Development Activities. The project proposes to start grading activities in the Spring/Summer of 2022. The Natural Heritage Review (NHIS) letter, dated November 19, 2021, identifies several threatened and endangered plant and animal species within the direct vicinity of the project. Minnesota's Endangered Species Statute (Minnesota Statutes, section 84.0895) and associated Rules (Minnesota Rules, part 6212.1800 to 6212.2300 and 6134) prohibit the take of threatened or endangered species without a permit. Avoidance and survey requirements will need to be met before any grading of the site or tree removal can proceed. Species -specific work exclusion dates and survey timeframes will affect the timing of construction. Please consult with the Endangered Species Environmental Review Coordinator, Lisa Joyal (Iisa.joyaI@state.mn.us), regarding this process. 2. Page 11, Table 6: Required Permits and Status. Table six should note the need for the developer and/or the City of Cottage Grove to obtain a DNR Water Appropriation Permit should there be a need for construction dewatering of water (either surface or ground water) in volumes exceeding 10,000 gallons per day, or one million gallons per year. A DNR Water Appropriation Permit is required regardless of whether the dewatering is for water mains, sanitary sewers, other utilities, grading of the site, constructing storm water ponds, or establishing footings for new buildings. 3. Page 11, Table 6: Required Permits and Status. Table six should also note that a DNR Takings Permit may be necessary if state -listed threatened and endangered species will be impacted as the result of this project. 4. Page 13, Land Use. We appreciate the effort on the part of the City of Cottage Grove to protect the open space along the Mississippi River Corridor by creating a park to maintain habitat and enable the public's access to the river. 5. Page 13, Land Use. The EAW should provide additional information to discuss whether the project complies with the requirements of the Mississippi River Critical Corridor Area (MRCCA) plan and zoning regulations. This discussion should include a review of Primary Conservation Areas (PCAs) identified in the MRCCA plan. 6. Page 15, Geology. Part of the project area is located in a region prone to surface karst feature development. This was confirmed by project borings that encountered soft limestone bedrock near the surface. Great care should be taken to avoid releasing any pollutants in this area that could quickly reach groundwater. We appreciate that care will be used in locating stormwater features. We recommend that site grading also avoids exposing karst-prone bedrock. 7. Drinking Water, Page 19. Please note that if the private wells are not going to be used, then they are required to be sealed rather than capped. 8. Page 20, Post Construction Conditions. The planned increase in impervious surfaces will also increase the amount of road salt used in the project area. Chloride released into local lakes and streams does not break down, and instead accumulates in the environment, potentially reaching levels that are toxic to aquatic wildlife and plants. Consider promoting local business and city participation in the Smart Salting Training offered through the Minnesota Pollution Control Agency. There are a variety of classes available for road applicators, sidewalk applicators, and property managers. More information and resources can be found at this website. Many winter maintenance staff who have attended the Smart Salting training — both from cities and counties and from private companies — have used their knowledge to reduce salt use and save money for their organizations. We also encourage cities and counties to provide public outreach to reduce the overuse of chloride. Here are some educational resources for residents as well as a sample ordinance regarding chloride use. 9. Page 21, Post Construction Conditions. The DNR recommends that stormwater be used for irrigating the landscaping, as is done in the City of Hugo and the City of Medina. This will reduce the volume of pollutants and stormwater leaving the site. 10. Page 22, Post Construction Conditions. We recommend using BWSR-approved, native seed mixes for seeding stormwater features, project landscaping, and soil stabilization. Due to the proximity to the SNA, please make sure that all seed mixes are free of noxious weeds and invasive species. 11. Pages 26-29, Rare Features. This section mentions the previous agricultural and golf course uses of parts of the project area, but fails to identify that the area planned for development is mapped as a Minnesota Biological Survey (MBS) Site of High Biodiversity Significance as well as a DNR Native Plant Community (NPC). Despite the previous uses and disturbance, sections of the project area within the golf course were left intact and may yet contain rare plants and valuable wildlife habitat. Though the previous use as a golf course disturbed these plant communities, the conversion of an additional 43 acres to impervious surfaces is a more significant impact and should not be minimized. The MBS Site was mentioned by DNR in the November 19, 2021 NHIS letter and in early coordination documents. Sites of Biodiversity Significance have varying levels of native biodiversity and are ranked based on the relative significance of this biodiversity at a statewide level. Sites ranked as "High" contain very good quality occurrences of the rarest species, high -quality examples of rare native plant communities, and/or important functional landscapes. Dry Sand — Gravel Prairies (Southern) are listed as imperiled and every effort should be made to preserve what remnants are left. This particular MBS Site will be completely eliminated by the housing development under the current proposal. This site has been disturbed by previous land use and may no longer qualify as a prairie remnant. However, the golf course left areas of prairie intact and it is likely that native plant communities and seed banks persist and could be fully restored. 12. Page 29, Rare Features. The project proposes to avoid impacts to the Rusty -patched bumble bee, Leonard's skipper, Regal fritillary and the Monarch butterfly by completing the vegetation disturbance early in the 2022 season. Due to the potential need for plant surveys during the growing season, these mitigation measures are unrealistic. Permanently converting even degraded grassland to impervious surfaces will remove habitat within the project area and should be considered a long-term impact. Because the Rusty -patched bumble bee is a federally - listed as endangered, please coordinate with the U.S. Fish and Wildlife Service regarding mitigation for long-term impacts to this species. 13. Page 30, Rare Features. The summary of DNR's requirements should mention that tree/shrub removal is prohibited from April through August 15t" to avoid impacting endangered bird species that have been documented in the direct vicinity of the project. Please coordinate with DNR if this is not feasible as bird surveys may be necessary prior to disturbance. 14. Page 32, Dust and Odors. If water is taken from the Mississippi River for controlling dust, then the use of more than 10,000 gallons of water in a day must be approved under a DNR Water Appropriation Permit. 15. Page 32, Dust and Odors. Please do not use products that contain chloride for dust control. 16. The DNR supports the development of a park that will allow the community to access and engage with the Mississippi River and the unique ecosystem of the area. Please include the SNA in trail planning in order to ensure that trail locations meet the management needs of all parties and that encroachment onto the SNA is prevented. We look forward to continuing coordination on the addition to Grey Cloud Dunes SNA, specifically in regards to trail routes leading to or along the SNA, and other such recreational developments. 17. The railroad corridor runs through the SNA directly adjacent to the project area is owned and operated by BNSF Railway. Please include them in any planning that involves railroad crossings. 18. Stormwater from the development should not be directed towards or allowed to pool on the current or future SNA. Thank you again for the opportunity to review this document and for your continued coordination. Please let me know if you have any questions. Sincerely, Melissa Collins Regional Environmental Assessment Ecologist I Ecological and Water Resources Minnesota Department of Natural Resources 1200 Warner Road St. Paul, MN 55106 Phone: 651-259-5755 Email: melissa.collins@state.mn.us CC: Paul Heuer, Pulte Homes of Minnesota, LLC Equal Opportunity Employer +� DEPARTMENT OF ■ ADMINISTRATION STATE ARCHAEOLOGIST 328 West Kellogg Blvd St Paul, MN 55102 OSA. Project.Reviews.adm@state.mn.us Date: 12/14/2021 Emily Schmitz City of Cottage Grove 651-458-2874 eschmitz@cottagegrovemn.gov Project Name: Former Mississippi Dunes golf course Notes/Comments Thank you for the opportunity to comment on the above referenced project. Review of our files indicates there are no previously recorded archaeological sites, archaeological site leads, or burials within the proposed project area. However, the project is situated within a district replete with archaeological and cemetery sites and is adjacent to the Mississippi River. Therefore, a phase I archaeological reconnaissance conducted by a qualified archaeologist is recommended. The Minnesota Historical Society maintains a list of archaeologists here: https://www.mnhs.org/preservation/directory. Recommendations ❑ Not Applicable ❑ No Concerns ❑ Monitoring ❑ Phase la — Literature Review ❑x Phase I — Reconnaissance survey ❑ Phase 11— Evaluation ❑ Phase III — Data Recovery If you require additional information or have questions, comments, or concerns please contact our office. Letter Sincerely, Jennifer Tworzyanski Assistant to the State Archaeologist OSA Kellogg Center 328 Kellogg Blvd W St Paul MN 55102 651.201.2265 jennifer.tworzyanski@state.mn.us Letter MMINNESOTA POLLUTION CONTROL AGENCY 520 Lafayette Road North I St. Paul, Minnesota 55155 4194 1 651-296-6300 800-657-3864 1 Use your preferred relay service I info.pca@state.mn.us I Equal[ Opportunity Employer December 22, 2021 Emily Schmitz Senior Planner City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 Re: Former Mississippi Dunes Golf Course Environmental Assessment Worksheet Dear Emily Schmitz: Thank you for the opportunity to review and comment on the Environmental Assessment Worksheet (EAW) for the Former Mississippi Dunes Golf Course project (Project) in the city of Cottage Grove, Washington County, Minnesota. The Project consists of a new residential development on a former golf course. Regarding matters for which the Minnesota Pollution Control Agency (MPCA) has regulatory responsibility or other interests, the MPCA staff has the following comments for your consideration. Cover types (Item 7) The cover types listed in the table under Item 7 do not seem to portray the existing site conditions accurately. For example, under open space, zero acres are listed. It would seem that a golf course would have a significant amount of open space. Permits and Approvals (Item 8) It may be necessary to obtain a Sanitary Sewer Extension Permit from the MPCA prior to construction. The application form and additional information on this process can be found at http://www.pca.state.mn.us/water/permits/index.htmI#sanitarysewer. Questions on the sanitary sewer extension permit process should be directed to Dave Sahli at 651-757-2687 or David.Sahli@state.mn.us. Water Resources (Item 11) Wastewater • This section mentions the additional work and utilities that must be extended to serve the Project, but there are no details about that work in the EAW. There was a mandatory EAW completed for the Cottage Grove South District Trunk Sewer earlier this year. If that sewer needs to be extended again for this Project, a separate mandatory EAW may be required. This related work, and whether a mandatory EAW is needed for the extension of the sewer to this site, needs to be discussed in more detail. Stormwater • The Project proposes disturbance of 110 acres of the 164-acre site and will discharge stormwater to the Mississippi River, which has construction -related impairments. Because the Project will disturb 50 or more acres, the Stormwater Pollution Prevention Plan (SWPPP) will need to be submitted for review and approval by MPCA prior to obtaining National Pollutant Discharge Elimination System/State Disposal System (NPDES/SDS) Construction Stormwater Permit (CSW Permit) coverage. Emily Schmitz Page 2 December 22, 2021 • The EAW mentions three existing stormwater ponds on the site to be utilized for rate control. The EAW also mentions use of infiltration basins for volume control unless not feasible and that the city allows the ability to use off site mitigation credits to meet volume control requirements if onsite Best Management Practices (BMPs) are not possible. The EAW does mention the presence of hydric soils and karst features at the site that may prohibit infiltration but also discusses use of filtration and bio filtration areas for meeting volume control requirements. However, filtration may not be considered to be a method of volume control by the CSW Permit. • The Proposer is strongly encouraged to consider opportunities upgradient of hydric areas for bioinfiltration and use of green infrastructure practices to reduce stormwater runoff and provide climate resilience to increasing rainfall. Consider also reducing pervious surfaces contributing to runoff by constructing narrower streets or using pervious pavements. Pervious pavements would also help to reduce need for winter salting and resulting chloride pollution from the new development. Please direct questions regarding CSW Permit requirements to Roberta Getman at 507-206-2629 or Roberta.Getman@state.mn.us. Contamination/Hazardous Materials/Wastes • The Project is located in an area of Washington County near areas that have extensive groundwater contamination from multiple sources. Furthermore, these are located in areas where the groundwater is highly vulnerable to contamination from the surface because there is relatively little overlying fine-grained protective soil material. Please note that golf courses have the potential for contamination from past pesticide use (including mercury) and from past storage and handling of pesticides and fertilizers. Information regarding soil sampling is available on the Minnesota Department of Agriculture (MDA) website at: Guidance Document 30 - Soil Sampling at Golf Courses for Contamination I Minnesota Department of Agriculture. The operation of heavy equipment in and near lakes, streams and wetlands obligates the project proposers to develop a plan for managing fuels and lubricants, including a plan of action to implement in the event of spills. The Project proposer and their contractors should be prepared to respond to spills and to recover and contain spilled material as quickly and thoroughly as possible. For petroleum spills that are five or more gallons, the Project proposer or their contractors are required to contact the State Duty Officer at (651) 649-5451 or (800) 422-0798. Information on reporting spills and leaks is available on the MCPA website at: http://www.pca.state.mn.us/index.php/view-document.html?gid=2807. Emily Schmitz Page 3 December 22, 2021 We appreciate the opportunity to review this Project. Please provide your specific responses to our comments and notice of decision on the need for an Environmental Impact Statement. Please be aware that this letter does not constitute approval by the MPCA of any or all elements of the Project for the purpose of pending or future permit action(s) by the MPCA. Ultimately, it is the responsibility of the Project proposer to secure any required permits and to comply with any requisite permit conditions. If you have any questions concerning our review of this EAW, please contact me by email at Karen.kromar@state.mn.us or by telephone at 651-757-2508. Sincerely, ncy IZ_1ie1O1V Ktv"VWa1v This document has been electronically signed. Karen Kromar Project Manager Environmental Review Unit Resource Management and Assistance Division KK/RG/DS/CVH:rs cc: Dan Card, MPCA, St. Paul Roberta Getman, MPCA, Rochester Dave Sahli, MPCA, St. Paul Cathy Villas -Horns, MDA, St. Paul 1 DEPARTMENT OF ADMINISTRATION STATE HISTORIC PRESERVATION OFFICE December 27, 2021 Emily Schmitz, Senior Planner City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 RE: EAW - Former Mississippi River Dunes Golf Course Cottage Grove, Washington County SHPO Number: 2022-0383 Dear Emily Schmitz: Thank you for providing this office with a copy of the Environmental Assessment Worksheet (EAW) for the above -referenced project. Due to the nature and location of the proposed project, we recommend that a Phase I archaeological survey be completed. The survey must meet the requirements of the Secretary of the Interior's Standards for Identification and Evaluation and should include an evaluation of National Register eligibility for any properties that are identified. For a list of consultants who have expressed an interest in undertaking such surveys, please visit the website preservationdirectory.mnhs.org, and select "Archaeologists" in the "Search by Specialties" box. We will reconsider the need for survey if the project area can be documented as previously surveyed or disturbed. Any previous survey work must meet contemporary standards. Note: plowed areas and right- of-way are not automatically considered disturbed. Archaeological sites can remain intact beneath the plow zone and in undisturbed portions of the right-of-way. Please note that this comment letter does not address the requirements of Section 106 of the National Historic Preservation Act of 1966 and 36 CFR § 800. If this project is considered for federal financial assistance, or requires a federal permit or license, then review and consultation with our office will need to be initiated by the lead federal agency. Be advised that comments and recommendations provided by our office for this state -level review may differ from findings and determinations made by the federal agency as part of review and consultation under Section 106. If you have any questions regarding our review of this project, please contact Kelly Gragg-Johnson, Environmental Review Program Specialist, at kelly.graggoohnson@state.mn.us. Sincerely, Sarah J. Beimers Environmental Review Program Manager MINNESOTA STATE HISTORIC PRESERVATION OFFICE 50 Sherburne Avenue ■ Administration Building 203 a Saint Paul, Minnesota 55155 651-201-3287 mn.gov/admin/shpo ® mnshpo@state.mn.us AN EQUAL OPPORTUNITY AND SERVICE PROVIDER United States Department of the Interior IN REPLY REFER TO: 1.A.1 January 6, 2022 Emily Schmitz Senior Planner City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 NATIONAL PARK SERVICE Mississippi National River and Recreation Area I I I E. Kellogg Blvd., Ste 105 St. Paul, Minnesota 55101-1256 RE: Former Mississippi Dunes golf course EAW Dear Emily Schmitz: The Mississippi National River and Recreation Area (MNRRA) is pleased to provide comments on the Former Mississippi Dunes golf course Environmental Assessment Worksheet (EAW). The proposed project would lie completely within the boundary of the Mississippi National River and Recreation Area (NRRA). Congress established the Mississippi NRRA in 1988 to preserve, protect, and enhance the significant values of the Mississippi River Corridor in the Twin Cities metropolitan area. The Former Mississippi Dunes golf course (Mississippi Dunes) is in a unique site that would benefit from the inclusion of more natural areas than what is being proposed. While much of the development has been disturbed for agriculture and as a golf course, it has not been maintained for several years. The 164 acres of open space should be developed with precautions as not to disturb any species of concern at Mississippi Dunes since it has been vacant. Cover Types While we have concerns over the proposed Mississippi Dunes development, there are a few aspects of the design in the EAW we do appreciate. The space allotted as park is more than what is required by ordinance and designating over a 300-foot setback from the Mississippi River is quite generous. While we are pleased that these portions of the development have been set aside as park space, we do not want to see a housing development that will remove 6.9 acres of woodlands/forests, and 3.8 acres of brush/grasslands. This would remove 100% of these cover types. Table 5 states there will be an increase of 27.8 acres of open/natural space, not including a single acre before the development. This is misleading as the majority of the 164 acres has become more natural since it has been vacant. Incorporating established natural cover types into the development's design would be better than demolishing this established habitat. This is especially true on the western side of the development where dry tall grasses and forests tie into the Grey Cloud Dunes Scientific and Natural Area (SNA). These established natural areas should be preserved as natural extensions of the SNA. Water Resources We would like more attention brought to the fact that this stretch of the Mississippi River, and the Mississippi Dunes site, are also part of the Mississippi National River and Recreation Area (NRRA). Congress established the Mississippi NRRA in 1988 to preserve, protect, and enhance the significant values of the Mississippi River Corridor in the Twin Cities metropolitan area. The Mississippi NRRA shares a boundary with the Mississippi River Corridor Critical Area (MRCCA), and we appreciate that the proposed development will adhere to updated MRCCA ordinances being adopted by the City of Cottage Grove. The national significance of this stretch of the Mississippi River and its resources should be included in this section. Fish, wildlife, plant communities, and sensitive ecological resources (rare features) As stated above, Mississippi Dunes has not been managed in several years since the golf course closed. Stating that the heavy use of pesticides and herbicides will decrease is misleading since there has been no active management at the site. Disturbance of the natural spaces and addition of a housing development will likely increase this level of activity from present use. Buffers around sensitive areas should be implemented to prevent conflicting uses from the development and should be encouraged wherever possible. Drift and runoff from chemicals and fertilizers from lawn care could impact habitat on the neighboring SNA given the proximity of housing to the SNA. Buffering would also decrease other negative impacts from human use like erosion from increased foot traffic in natural areas and wildlife harassment from pets and humans. While the SNA is open to the public, it is not a public park that is designed to handle significant human activity, especially given the sensitive habitats located at Grey Cloud Dunes SNA. Housing placed on the boundary will likely increase human use and degradation of the significant natural resources of the SNA. We recommend that the City of Cottage Grove follow the recommendations in the Natural Heritage Review from the MN Department of Natural Resources in Appendix B. There are several rare species found within the search area for the Mississippi Dunes site. A qualified surveyor should conduct a habitat assessment prior to construction to prevent any damage to the rare and sensitive resources. Visual We disagree with the assessment that there are no scenic views or vistas identified in the MRCCA plan. There are two Public River Corridor Views (PRCV) within the immediate area of the Mississippi Dunes site. One is located at Hazen P. Mooers Park that overlooks the southern portion of the Mississippi Dunes site and the north east portion of Grey Cloud Island. Set back of the development will decrease the impacts to this PRCV. The other PRCV is from the Grey Cloud Dunes SNA. While there are no overlooks or established trails in the SNA, the elevated and open bluffs of the SNA provide striking views of the natural areas around the SNA. Removal of vegetation for the development will impact the natural views from the SNA. Maintaining existing vegetation and the addition of vegetation within the housing development may reduce impacts from the SNA's PRCV. While the proposed development in the EAW is in line with the requirements of MRCCA, there is still more that can be done to preserve and enhance the natural environment. The Mississippi NRRA is willing to assist by providing input during the continued design of this project. If you any questions regarding these comments, please contact my staff, Adam Muilenburg at adam_muilenburg@nps.gov or by calling 651-293-8440. Sincerely, Digitally signed by MATTHEW MATTH EW B LYTH E BLYTHE Date: 2022.01.06 15:01:10-06'00' Matthew T. Blythe Superintendent CC Paul Heuer W,ASHINGTON ONSERVATION "I S T RI C T January 6, 2022 Emily Schmitz Senior Planner, City of Cottage Grove 12800 Ravine Parkway S. Cottage Grove, MN 55016 RE: Mississippi Dunes EAW Dear Ms. Schmitz, 4 5 5 HAYWARD AVE N O A K D A L E, MN 5 5 1 2 8 6 5 1 33 0 8 22 0 ( P 11 0 N F] 6 i 1 3 3 0- 7 7 4 7 I F A X i WW W.MNWCD.0RG The Washington Conservation District (WCD) has reviewed the Environmental Assessment Worksheet (EAW) for the Mississippi Dunes redevelopment project and has the following comments: Section 6 - Project Description: The Project Proposer's Concept Sketch Plan (Appendix A Figure 5) has not been inserted at a legible resolution, does not include a legend or key to features, and does not appear to include the 12-acre addition to Grey Cloud Dunes SNA. Please provide a revised Concept Sketch Plan for interpretability and agreement with the proposed Master Plan. Section 7 — Cover Types: Although a large portion of the site has been disturbed and is now dominated by non- native cover types, correspondence with the Minnesota DNR located in Appendix B notes the possibility of existing and intact native plant communities in isolated areas. Further survey work is needed to identify areas containing rare or sensitive natural features. Section 8 — Permits and Approvals Required: The project location requires a zoning and comprehensive plan amendment to allow for the proposed medium -density development. The WCD supports a zoning ordinance that minimizes visual and environmental impacts to adjacent CA-ROS and CA -RN districts within the Mississippi River Corridor Critical Area (MRCCA). Section 9 — Land Use: WCD encourages the Project Proposer to maximize the amount of restored or undeveloped natural space within the project area to protect and enhance the scenic, ecological, cultural, and recreational value of the corridor. The Project Proposer should describe the steps that will be taken to protect Priority Conservation Areas (PCA's), including bluff and shoreline impact zones, significant existing vegetation stands, or native plant communities. Section 10 — Geology, Soils and Topography/Landforms: The Project Proposer states there are no known sinkholes, limestone formations, or karst conditions within the site, though there are several known formations in the area (Figure 14 of the EAW). The Preliminary Geotechnical Evaluation Report found near -surface, "highly weathered" limestone bedrock and near -surface groundwater features at multiple boring locations across the site. More information is needed to evaluate potential impacts to surface and groundwater features in areas that will be disturbed. Section 11— Water Resources: In Section 11.a.i The Project Prosper states, "Segments of the waterway are identified on the MPCA 303d Impaired Water List, but Moers Lake, Grey Cloud Channel and Grey Cloud Slough are not listed on the Impaired List which are the waterbodies within 1-mile of the Project Area" (Page 17 of the EAW). The segment of the Mississippi River between Upper St Anthony Falls and the St Croix River is listed for several impairments, including nutrients and TSS, PFOS, PCBs, and mercury. This segment of the Mississippi River is inclusive of Grey Cloud Channel, Grey Cloud Slough, and Mooers Lake. Discussion of these impairments must therefore be identified and discussed in this section. A 2015 study completed by the Metropolitan Council found high chloride (Cl) concentrations in Pool 2 of the Mississippi River near Grey Cloud Island. The Project Proposer should address new potential sources of chloride associated with development (e.g. road salts or water softener brine) and propose measures for reducing chloride usage and preventing chloride contamination of wetlands and/or receiving waterbodies. Section 13 — Fish, Wildlife, Plant Communities, and Sensitive Ecological Resources: Section 13a-b of the EAW provides an NHIS summary of "rare species or significant natural features" documented within 1-mile of the project area. This section also identifies endangered, threatened, or special concern species documented on site or likely to occur nearby. This list is by no means exhaustive (as noted in Appendix B), and there are many other Species in Greatest Conservation Need that are known to occur in the area, including dickcissel, bobolink, American kestrel, eastern meadowlark, and others (as documented by the 'Grey Cloud Dunes SNA Bird Checklist' and eBird reports for Grey Cloud Dunes SNA). Further survey work is needed to assess the presence/absence of sensitive ecological features within the project site and to assess the risks associated with site development. Section 14 — Historic Properties: The Project Proposer acknowledges the site's proximity to several historic structures and archeological sites via MNSHPO correspondence located in Appendix B. These sites include the NRHP-listed Schilling Archaeological District (STN: 21WA1) and Michaud-Koukal Mounds (21WA2), Grey Cloud Town Site (21WA48), and the NRHP-listed Grey Cloud Lime Kiln site. Past archeological surveys of the Spring Lake/Grey Cloud Island area have revealed many other historically significant sites along the corridor, some dating as far back as the Early Woodland period (Fleming et al 2018; Anfinson 2003). The Washington Conservation District supports further investigation (with reference to Appendix B of the EAW) by the SHPO and Tribal Historic Preservation Offices to fully assess the project area's potential to contain sites with historic or archeological significance. Section 15 — Visual: Light pollution is another environmental impact worthy of consideration for this project given the site's adjacency to Grey Cloud Dunes SNA and other natural areas. Light pollution has the potential to disrupt nesting and mating patterns for many wildlife species. The Project Proposer should address how the lighting plan may be designed to mitigate impacts to wildlife, particularly migratory bird species. Conclusion: The EAW addresses many important cultural and environmental concerns, including sensitive geological features, rare or at -risk wildlife species and native plant communities, and sites of historical significance. More information is needed, however, to adequately determine the presence/absence of state or federally listed species and archeological resources, assess potential impacts to at -risk wildlife species documented nearby at Grey Cloud Dunes SNA, and to further evaluate the impact of development on sensitive geological features and groundwater resources. Accordingly, additional updates to the EAW are needed unless the City decides to require an EIS to guide a more thorough and robust assessment of potential project impacts to the resource concerns above. Please contact the WCD if you have any questions regarding these comments. Sincerely, Jay Riggs, District Manager jriggs@mnwcd.org 3 of 3 Wa4iington 0= oC ou ty � �r December 29, 2021 Emily Schmitz Senior Planner City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 Public Works Department Donald J. Theisen, P.E. Director Wayne H. Sandberg, P.E. Deputy Director/County Engineer WASHINGTON COUNTY COMMENTS ON ENVIRONMENTAL ASSESSMENT WORKSHEET FOR THE FORMER MISSISSIPPI DUNES GOLF COURSE Dear Ms. Schmitz, Thank you for the opportunity to review the Environmental Assessment Worksheet (EAW) for the Former Mississippi Dunes Golf Course in the City of Cottage Grove. Washington County's Department of Public Health and Environment and Department of Public Works have reviewed the EAW and offer the following comments: Section 9— Land Use Consistent with Washington County's 2040 Comprehensive Plan, Washington County encourages the prioritization of investment in the protection and management of high -quality open spaces such as the Mississippi River frontage open space noted in the EAW. Efforts should be made to preserve, conserve, and restore existing natural resources by implementing sustainable practices to promote biodiversity and healthy ecosystems. Section 10— Geology, Soils and Topography/Landforms As stated in the EAW, near -surface, highly -weathered limestone bedrock (7-18 feet below surface) and near -surface groundwater features (2-19.5 feet below surface) are present at the project site. Although there are no known karst features at the project site, the previously mentioned site features indicate the potential for groundwater impacts and should be considered and monitored closely during project implementation. Section 11— Water Resources Recognizing the impacts for increased chloride (Cl) sources through the proposed project, additional analysis is needed related to potential Cl sources and mitigation measures including reducing and preventing Cl contamination of wetlands and other receiving waterbodies. All wells located during project construction shall be sealed according to Minnesota Department of Health regulations to mitigate potential groundwater contamination. 11660 Myeron Road North, Stillwater, Minnesota 55082-9573 Phone: 651-430-4300 • Fax: 651-430-4350 • TTY: 651-430-6246 www.co.washington.mn.us Equal Employment Opportunity / Affirrrative Action There are four known Subsurface Sewage Treatment Systems (SSTS) within the project area, there are possibly others. All septic systems, tanks, or components on the property must be identified and properly abandoned. A county permit for septic system abandonment is required and a Minnesota Pollution Control Agency abandonment form must be submitted to the Washington County Department of Public Health and Environment. Section 12— Contamination/Hazardous Materials/Wastes All solid and hazardous waste, including waste resulting from historic use stock piling of material and/or remnants of the club house that burned down, must be removed from the property, and managed at an appropriately permitted waste disposal facility. A State Superfund project adjacent to the project site was not identified in the Environmental Assessment Worksheet. According to a data search in the "What's in My Neighborhood" interactive map, property east of the redevelopment site now owned by the Minnesota Department of Natural Resources was historically used for disposal of wastesfrom refinery operations, including solid waste, asphalt and barrels containing asphalt, oil emulsion, and calcium carbonate. More information can be found at https://webapp.pca.state.mn.us/wimn/site/190527 The Minnesota Department of Agricultural became aware of high levels of certain heavy metals in golf courses from normal, legal use of certain herbicides and fungicides use. As stated in the EAW, the primary past use of the project area for a golf course included heavy pesticide use to managethe manicured greens and fairways. The potential for contamination should be considered around the boxes, greens and near pesticide mixing, loading and storage areas. More information can be found at https://www. mda.state. mn. us/sites/defa ult/fi les/i nline -fi les/golfcou rseconta mination_1. pdf Section 18- Transportation The county appreciatesthe integration of the results of the Southwest Arterial Study and the inclusion of thefuture county arterial located along 10311 street throughout the EAW. In terms of how the proposed development will connect to this future county arterial, there are differences between Figure 4 and Figure 5 in the way that the north access location ties into the surrounding transportation system. The county prefers the configuration depicted in Figure 4 as we feel it can accommodate an interim access with a realigned Grey Cloud Island Trail, and be the best long-term design for thefuture arterial route. When considering the location of this access, please note that sight lines are reduced the farther north it is proposed to be located, and it will be imperativeto ensure that sight lines are adequate. The county is interested in learning what any remnant property in the northwest corner of the site is proposed for, and would be interested in any opportunity to access that area for drainage when the future county arterial is built. Alternatively, given the scope of change in drainage patterns associated with the proposed project, Washington County would like to partner on a regional drainage opportunity to accommodatethe increased runoff that will be generated by thefuture county arterial and the proposed development. The inclusion of abundant, high -quality amenities for non -motorized modes of transportation to access the proposed public park assets is critical to the success of this project. The county appreciates the role that the connections between the Mississippi River Trail Bikeway, Central Greenway, and Community Trails will play in establishing those connections, as well as the City Code requirement for eight -foot - wide pedestrian trails on streetswith blocks longer than 900-feet. With bicycle and pedestrian facilities proposed for thefuture arterial route, the county will be interested in an opportunity to review and provide comment on the Concept Plan once it is updated to meet this standard to ensure that adequate, non -motorized public access to the park assets is provided. The results of the coordination between the City and county identified 180 feet of right-of-wayto be dedicated with the project. The county is satisfied with that amount of right-of-way and expects it to be dedicated with the project. Thank you again for the opportunity to review the EAW for the Former Mississippi Dunes Golf Course in the City of Cottage Grove. If you have any questions or comments on Washington County's responses, please contact me at kurt.howard@co.washington.mn.us. Sincerely, Kurt Howard Plannerll C: Stephanie Souter, Program Health Supervisor, Washington County Public Health and Environment Mark Riegel, Senior Planner, Washington County Public Healthand Environment Sarah Borrell, Senior Environmental Specialist, Washington County Public Healthand Environment Wayne Sandberg, County Engineer, Washington County Public Works Lyssa Leitner, Public Works Planning Director, Washington County Public Works Joe Gustafson, Traffic Engineer, Washington County Public Works Frank Ticknor, Design Engineer, Washington County Public Works Kevin Peterson, Engineer 111, Washington County Public Works CITIZENS COMMENTS ENVIRONMENTAL ASSESSMENT WORKSHEET RESPONSE TO COMMENTS, FINDINGS OF FACT AND RECORD OF DECISION Former Mississippi Dunes Golf Course City of Cottage Grove, Minnesota Biron, Tyler (Citizen) Dobozenski, David (Citizen) Grams, Adam (Citizen) Krauss, Oriana Rueda (Citizen) Monjeau-Mart, Corrine L. (Citizen) Matter, Bonnie (Citizen) O'Boyle, Sharon (Citizen) Schwartz, Barb (Citizen) Schwen, Bill (Citizen) Smith, Christopher (Citizen) Tiefenbruck, Grant (Citizen) Williams, Cole (Citizen) Whaley, Brett (Citizen) Zimmer Environmental Improvement (Private Company) 1/3/22, 10:28 AM Swanson Haskamp Consulting, LLC Mail - FW: December 20th meeting Goodevening, I'm unable to attend the EAW meeting tomorrow and the letter we recieved advised to submit written comments so here we go. My name is Tyler Biron and I reside at 6500 103rd st s with my wife and 2 daughters. The only house on 103rd st s besides Baileys Nursery. You may know us as the people with the goats. I've been going to and watching videos of the meetings regarding the development of the Dunes since early summer. I find it extremely disappointing we are talking a housing development in this rural, peaceful part of the city. It is so out of place but realize there isnt much we can do about it. My property and my neighbors properties are collateral damage in this whole thing. Do I want 400 houses across the street? Of course not. Where we live is so peacful, quiet and private ...which is why we bought this property..... and this development will forever change that. But it is inevitable. Our option is to sell and move. In Steven Dennis's recent video with the attorney it was said that you welcome input from the effected property owners ..... so what I ask is this. Will you PLEASE not allow the medium density housing.... which is apartments or townhomes?... proposed on 103rd st s. It would be directly across the road from our property. If we have to accept this development and all the people, noise, lights, etc that are going to come with it could you at least not allow this in the development plan a give my family and a buffer? Thank You. Sent from Yahoo Mail on Android ��ll�tllvr�� Al Ai� Cl/ - C-"-L4 W1uv,-- "'-C' 4 � Good afternoon Emily Schmitz, This a comment for the Mississippi Dunes EAW. I'd like to request a record of a decision to each comment outlined below: 1. What is the plan to protect the adjacent SNA plant and animal habitats? Specifically, the rusty patch bumblebee. Does this align with the recommendations with the DNR? 2. The road for the development that will be off of Grey Cloud Trail S seems to keep changing locations, has an environmental impact been down to those residents and the enclosed environment surrounding where these roads will be placed. 3. This project will be within the geographic boundaries of Cottage Grove's MS4 Permit (MS400082). The permittees Wasteload Allocations (WLA) are assigned by TMDL reduction requirements in the table below. In addition to the MS4 requirements below, the Lake Pepin TMDL will also assign a TP load reduction, but that won't take effect until 2025 (i think). The EAW makes no mention of the municipal stormwater impacts associated with the NPDES permit or plan to address the increased TP and TSS loading being exported from this project after project completion. The MNLCS states that the current predominant land cover in the project area is currently tall dry grasses, forest, and shrubland landcover, which will most likely be replaced with turfgrass, and impervious surface, which would/could have a higher yield of TP and TSS. 4. Page 6. Section 6. Project Description, Subpart b. "The amount of open space to be included in the area is yet to be determined. Any improvements to publicly dedicated open space will be at the discretion of the governmental organization with ownership of the area and such potential future improvements are outside the scope of this EAW." This statement seems ambiguous. If the area is part of the project area, should it also be considered as part of a "complete project"? The project doesn't recognize any impaired waters within 1-mile of the project boundary, with Moers Lake, Grey Cloud Channel, and Grey Cloud Slough being the only water bodies within 1-mile. While this is technically true when considering the stream line -work distance from the project boundary, these water bodies are hydraulically directly connected to the Mississippi River Main stem, that any impact on these water bodies would be as if having the same impact on the Mississippi River (AUID 07010206-814, Upper St. Anthony Falls to St. Croix R), which is designated as impaired. 5. Although the project boundaries are not within any wellhead protection areas, or Drinking water supply management areas (DWSMAs), there is a large DWSMA and Wellhead protection area that borders the project directly to the north. What is the EAW report and response to that? Thank you, Adam Grams 10655 Grey Cloud Trail S Cottage Grove, MN 55016 Hello, This is Criana Rueda Krauss, current resident of Minnesota. I am writing to comment on the Mississippi Dunes EA4+V. In general I think there is too much construction planned for such a small space. The natural habitat for wildlife should be considered as a delicate resource to help reduce climate change, for the many ecosystem goods and services a healthy ecosystem like that can provide, and for the enjoyment of residents. Only half of the houses proposed should be allowed, or not at all if possible. We need to be consequential and understand that we depend on nature 100%, there is no planet B, and we need to protect nature whenever passible if we are to survive. Even though the area is a former golf course, if left alone to regenerate, these beautiful dunes can easily regain native plants and animals from around the area. The amount of impervious surfaces being increased from 4.4 to 47.8 is excessive, and the amount of wooded, grassland and wetland areas should be left as it is, not decreased as proposed on Table 5. In my opinion, adequate space is not being given for the natural ecosystem to regenerate, reproduce and sustain the amount of plants and animals currently existing in the area. I request much less parking, paved and lawn areas and significantly more (at least 5C[% of the total area) areas with native plants that are not mowed and are left undisturbed, and the establishment of several pollinator gardens. The proposed open space corridors should be a dedicated wildlife corridor connecting all the natural areas. I am a former restoration technician with a M.S. in Forestry and Natural Resources and will be happy to volunteer some time to help plan some of these projects and the proposed seeding of native plants if needed. Given that the site is in the `High 'Potential Zone" for the Rusty Patched Bumble Bee and other important pollinators, no insecticides or pesticides should be used at also wanted to highlight that the two small wetland areas that may be impacted depending on the final alignment of the County Road and of the main entrance road into the neighborhood certainly need to meet strict mitigation plans, as they are part of the Mississippi River watershed. If nothing else, at least leave undisturbed the adjacent undeveloped land of approximately 17.8 acres mentioned on the "Infrastructure and Project Area Improvement section". A full site grading is about the worst thing that can be done to an area like this. I request it is only done in areas where it is absolutely necessary. According to the following paragraph: "This Project Mil meet the Crty`s Objectives identified in the Master Plana that includes providing diverse. sustainable housing choices and options wMle providrhg protection of irnpartant rratural resources and arnenitaes along the Mississippi River that are consistent with its MRRCA plan and ordinances." tivhere exactly are the protections for natural resources? The proximity of the proposed area to a Scientific Natural Area (SNA) also concerns me and many other residents around the area. A development of these dimensions would certainly have a negative impact on the "high -quality vegetation and habitat" found in and around the SNA and the Mississippi river. The area being adjacent to the Mississippi River also highlights the importance of this area as a natural corridor for a wide variety of wildlife.This is part of the reason why this area is so ecologically important and there are a lot of concerned residents and organizations opposing this project. The effects of this project could affect important rare and threatened species such as the Northern Lang Eared Bat, the Rusty -patched Bumble Bee; and the Monarch butterfly, which should be aggressively protected. Overall I oppose this development project that clearly has no regard for the natural resources of the area, is excessive,. and will certainly hurt the biodiversity and ecology of our valuable natural resources. There are many new housing developments throughout the City of Cottage Grove, Minnesota. These homes are grand, beautiful, and gigantic, with every amenity a new home buyer ever could wish for, and more. Take a drive through Cottage Grove, travel around, and to see these massive construction projects being built in every part of the city. This is what the powers that be and land speculators want. They are planning for the great and amazing 2040 Future Planning Event, by which date every open plot of land needs to be filled with — no, crammed full of housing. For as it has been gently explained to current residents, the city needs to prepare for and be prepared for the hordes of new homeowners who are just waiting in the wings for these homes to be built. But the time has come when the powers that be and the land speculators have funneled down to developing one of the few remaining and most precious properties. This area is located on the former Mississippi Dunes Golf course, near the intersection of 103rd and Grey Cloud Trail South, which is a wild, unique, historic, open, and green waterfront property. This long section of the Mississippi and backwaters are part of a migratory birding route, and due to the development of surrounding areas, this property has increasingly become a safe haven and home for many and various species of wildlife. Please accept the invitation to drive around Cottage Grove to see the extensive housing projects and then drive down to this area and examine the location first-hand. It is the entire property that should be protected and preserved as a scenic park and wildlife refuge, and not just a sliver of it. This property should be the entrance to a new south-western Washington County preservation site, extending over and into the current Lower and Upper Grey Cloud Island areas, where aggregate mining is currently removing the gravel and the land. Where the former surface of these islands has been mined and hauled away, these sections of the Lower and Upper Islands are now mere shells of their former selves. Drive by along Grey Cloud Trail South and see. Look down and into the mining site, from the road. These mined island areas look like volcanoes which have erupted. Mined down to perhaps a depth of 100 feet or more, the aggregate from these islands, has been hauled away, leaving these islands with horrific scars. The landscapes have been re -defined with new open areas and even immense and deep lakes, now filled with water. But someday, the mining will end, when there is no more aggregate available or when these sections of the islands have been completely mined away. Even in such a devastated condition, these lands will still make an exceptional park site. Just across the Mississippi from the Mississippi Dunes Golf property and the Lower and Upper Grey Cloud Islands, in Dakota County, is a beautiful and profound park area. Washington County Commissioners could examine this site, work with Dakota County officials, and create a unique and extraordinary park system, perhaps even a new State Park. It could be filled with hiking and biking trails, bird -watching venues, a visitor center, fishing ponds (in the man-made holes, excavated and created through the aggregate mining), areas for wildlife, and picnic areas. This massive property could be an entire park system of outstanding natural beauty. This year one of the books I gifted to loved ones was Profiles in Courage, by President John F. Kennedy. For those who have not enjoyed the pleasure of reading and studying this book, each chapter centers around one hero, facing a dilemma. These chapters focus on a variety of historical eras and events but the true focus is on individual citizens who exhibited bravery, integrity, and courage, in the face of conventional thinking and against all odds. Often these individual citizens stood alone against power and riches. But collectively, what they all had in common was that they stood, at the perfect moment, on the right side of history. They stood on the right side of right, often casting the single vote that made the determining difference in legislative struggles. Unfortunately, in Cottage Grove, among the powers that be, at this moment in time and in history, not even one such individual exists. About 1890, the gentleman known as the "Founder of Itasca State Park" and the "Father of the Minnesota State Park System," Jacob V. Brower, visited Grey Cloud Island to meet with an early settler, Joseph LaBathe. Born in 1825 at Fort Snelling, Joseph LaBathe was one of the last of those earliest pioneers actually born into the vanishing fur trade business, who grew up knowing many of the Dakota chiefs and personalities (and he was a grandson and a great-grandson of Chief Wabasha I and Wabasha II, and a nephew and a cousin of Grey Cloud Woman I and Grey Cloud Woman II). Often, LaBathe could be heard singing the old French-Canadian songs of the voyageurs, as he paddled in his canoe on the Mississippi. And this was the purpose of Brower's visit with LaBathe. By 1890, life had changed. The massive forests, and the seemingly never-ending lands were disappearing, becoming just memories. The objective of this meeting was for Brower to hear first-hand of LaBathe's experiences, of the changes that had come and of those that might be faced in the future. Brower shared his mission, his dream, to protect that small portion the lands surrounding Lake Itasca, a small parcel of that special scenic paradise, for those who would yet be born. After a trip north in 1888, where Jacob Brower had worked as a surveyor to resolve a dispute over the source of the Mississippi, it became Brower's mission to stop the extensive logging, which he watched, as trees were felled and the land cleared, on land owned by the Friedrich Weyerhaeuser Companies (Mr. Weyerhaeuser at that time was the 8th-richest person in America, with a net worth of $85 Billion, in 2016 US Dollars). It became Brower's dream and then his mission to promote the protection of the lands surrounding Lake Itasca, so that the trees would be preserved for future generations and posterity. It was an extraordinary dream and mission. So, in 1890 Jacob Brower and Joseph LaBathe met, at LaBathe's home. Over food, drink, and the enjoyment of clay pipes filled with tobacco, these two gentlemen talked, under the shade of trees, in view of the Mississippi. They spoke of times past and what could be done, just here and there, to preserve small portions of what all of Minnesota had looked like just a few generations before. As a remembrance of their visit, Mr. Brower photographed his new friend, Joseph LaBathe. This photograph is the only known image of Joseph LaBathe. Jacob Brower was determined to save the remaining few pine trees surrounding Lake Itasca, even if it appeared that such an effort was against all odds. But the Minnesota State Legislature brought his bill up to the vote, to establish Itasca State Park, as Minnesota's first State Park. On April 201h, 1891, and passing by just one vote, this park became Minnesota's first State Park Jewel. Through the years, the wisdom of that action, proved that it was the right and sensible action. The aroma from the Pines, the mighty forests, a home to vast and various species of wildlife and birds, having the opportunity to see Minnesota's State Flower in bloom, and even in clusters, the respite provided to visitors through open areas and green space, has proven that conservation of this wild space is and was the superior choice. For generations to come, just as it was at Itasca State Park, choosing preservation of and for this land, is the superior and the right choice. No homes have been built yet. The Better Angels of all of our Natures could work together to protect and preserve this little piece of paradise. It is the right action and the best choice for everyone. No one who has ever visited Itasca State Park, even if only to walk across the Mississippi, at the Headwaters, could imagine life without this park. And that is how those who passionately care enough to protect and preserve the former Mississippi Dunes Golf course, as a park and scenic place, think about this parcel of open land. This property could be the Twin Cities' Itasca, one that would bring many to this area, to bring joy, happiness, as well as physical and emotional well-being to visitors from Minnesota and beyond. Those who support the development of this property, newly named, the Mississippi Landing, have told those who hope to save and protect the former Mississippi Dunes Golf property that this is privately owned land and that this right should be protected, evidently as an absolute right, and at all costs. It should be remembered that without progressives like Jacob Brower, that there would not be an Itasca State Park or perhaps many or any other State or municipal parks. This entire scenic site should be saved for everyone, and for the future, because it is precious and because it is a necessity. Housing can be and is being built elsewhere. And those residents and supporters of the preservation of this precious site are not opposed to housing developments. Just not here. There is not another parcel like this one, on the waterfront, adjacent to the rare Mississippi Dunes Scientific and nature area, and home to deer, wild turkeys, otters, as many as three species of turtles, opossums, owls, swans, Bald Eagles, and coyotes. Housing development does not do this land justice. When Jacob Brower visited Joseph LaBathe on that lovely sunny and summer day, they could not have imagined that these lands in the extreme south-western corner of Washington County would be in such danger, as this danger is not development but total destruction. When Brower was working to protect and preserve the lands around Lake Itasca, those lands and those trees, and the wildlife and birds that he cared about, were far, far away. That is not the case now. These are lands are right here. This is it. There is no more and once the housing is built, there will be nothing left to save. Once this land is lost, it will be lost forever. Of all of the places in Cottage Grove to develop, couldn't this one small piece of paradise be preserved for everyone and all of the living things who call this place home? -W , Jacob Brower - Joseph LaBathe, as photographed at LaBathe's home on Grey Cloud Island, 1890 The photograph of Jacob Brower - Courtesy of the Minnesota Historical Society and the image of Joseph LaBathe, as photographed by Jacob Brower — Courtesy of Alice Robinson, a great- granddaughter of Joseph LaBathe Corinne L. Monjeau-Mari is a resident of Cottage Grove, Minnesota, and is an author and historian of 191h century Minnesota History. Mississippi Dunes Environmental Assessment Worksheet (EAW) Comments Dated: 12-12-2021 Submitted by: Bonnie Matter 6649 Inskip Avenue South Cottage Grove, MN 55016 Today the Mississippi Dunes' parcels serve as a buffer and filter for the Mississippi River from the encroaching city of Cottage Grove residential and industrial developments. A master plan has been approved that will change that. With environmental changes rapidly occurring with extreme weather and climate change, this will have a serious impact on not only the Mississippi River and the Mississippi Dunes area but on the entire south side area. The following comments are respectfully submitted and hopefully addressed. Highlights, specific call outs and reference documents before getting into the comments on the EAW starting on Page 3: Railroad - 37 trains per day - Provide times of day; length of trains; tonnage moved per train; potential for increased rail traffic with the 3.5 million square foot NorthPoint Logistics Center BNSF owns railroad tracks that run along the proposed residential development; CP has track usage rights to these same railroad tracks. With the Canadian Pacific -Kansas City Southern (CP-KCS) merger opening up all of North America from Canada to Mexico for the first time, is there the potential for increased railroad traffic in this area? https://futureforfreight.com/ If there is the potential for increased railroad traffic in this area: Noise - impact on homeowners quality of life Vibration - impact on building structures, foundations. Distance between tracks and residential buildings / homes Railroad track fires What's in those cars? Is it flammable, hazardous? Mitigation plans 1 What standards are followed for railroads in residential developments: See International Railroad Standards - are there standards? Guidelines for New Development in Proximity to Railway Operations https://international-railway-counci1.com/wp-content/uploads/2017/09/lulham-guidelines-fo r-new-development-in-proximity-railway -operations.pdf Cottage Grove Industrial site is a great plot of land conveniently located between both CP and BNSF railroad tracks and ideally suited for industrial and commercial businesses. It is a gem for those in warehouses. Not many places available. Reference Materials: MAPS Put the development in context with surroundings; e.g., addition of 3.5 million square foot Logistics Center and railroad tracks Reference: CP-KCSmergereis.com map httl)s://cl)-kcsmergereis.com/ - Use the interactive map Use 55071 as the zip code and zoom in. Use the "topographic map base layer". Can also change base layers to see many different aspects of the site. https://www.arcgis.com/apps/dashboards/665e5f3b1412406ea49454f573aefd35 Note the BNSF and the CP rail lines on either side of the 3.5 million square foot NorthPoint Logistics Center. Note that Mississippi Dunes is clearly marked. This area is going to require rail; doesn't matter how many roads are built for the 3.5 million square foot logistics center. It won't be enough for all the semis and truck -trailers and it will hose up other roads and freeways like 61, 494/694. These highways are already congested and do not meet the needs of the existing traffic levels. Rail will be required. No problem with rail. Even more reason why the Mississippi Dunes should not be developed. It should be left as is ... as a buffer and a filter. • Water Quality: The City requires that new development projects include BM Ps that at a minimum achieve post -development reductions in TP and TSS by 50% and 80%, respectively. Watershed rules call for a TP loading rate of 0.22 lbs./acre/year or existing loading rates, whichever is less, since the project site drains to the Mississippi River. If onsite BM Ps, such as infiltration, are not feasible or sufficient to meet the water quality total phosphorus loading rates, the purchase of off -site mitigation credits is an option. Comment In this development, mitigation should be an absolute requirement! Purchase of offsite mitigation credit is NOT an option. a Traffic Study It appears that the traffic study company was not aware of the NorthPoint Logistics Center. Based on past history, the NorthPoint Development group should be able to easily ballpark some numbers for semis, truck -trailers, delivery vans, cars, employees, et al. The NorthPoint Logistics Center will add substantially to the traffic in the area. Traffic flow: Drive south to drive north? Why would semi drivers do that? What is to prevent semis from taking Hadley to Grey Cloud Island Trail (75) and to St. Paul Park and taking 70th Street to Highway 61 heading North. That would be the logical and most efficient route. Why would a semi driver drive 5 miles south out of the way to take the County Road 19 overpass to get on 61 and then head 5 miles to get to 494/694? And need to cross a railroad track risking a delay in wait time for a train? Mississippi Dunes should be left natural to serve as a natural buffer and filter. This development is a mistake. Proposed development is too dense Between the Mississippi Dunes residential development, other recent residential developments, and the addition of the 3.5 million square foot NorthPoint Logistics Center, impervious surfaces have been increased that will create "heat islands" in this area. What are Heat Islands? Structures such as buildings, roads, and other infrastructure absorb and re -emit the sun's heat more than natural landscapes such as forests and water bodies. Urban areas, where these structures are highly concentrated and greenery is limited, become "islands" of higher temperatures relative to outlying areas. These pockets of heat are referred to as "heat islands" Heat islands can form under a variety of conditions, including during the day or night, in small or large cities, in suburban areas, in northern or southern climates, and in any season. A review of research studies and data found that in the United States, the heat island effect results in daytime temperatures in urban areas about 1-7°F higher than temperatures in outlying areas and nighttime temperatures about 2-5°F higher. Humid regions (primarily in the eastern United States) and cities with larger and denser populations experience the greatest temperature differences. Research predicts that the heat island effect will strengthen in the future as the structure, spatial extent, and population density of urban areas change and grow.fj] 3 Please take the opportunity to learn about "heat islands" and read the entire article at: https://www.epa.gov/heatislands/learn-about-heat-isIands EAW Comments START here: Item 9. Land Use Page 8, Paragraph 1: Question: Where is this shown on a map in this document. Will 103rd run through from Ideal to Hadley? "As shown on Figure 5 Concept Sketch Plan Grey Cloud Trail South will be realigned on the north edge of the Project Area crossing the northwest corner. The realignment is intended to create a safer access into the Project site and to will eventually upgrade the 103rd Street S corridor to a County Road. Washington County and the City have identified the need to improve east -west connections through the south quarter of the City to ensure road infrastructure is available to support the projected growth and development of this area of the community." Comment: It appears that there is only one way in and out of this residential development and there is the "potential" for one more - both on the north side of the development - to serve the needs of 499 residences. This does not seem like a very good plan. In an emergency, what is the evacuation plan? Page 14, Paragraph 2 excerpt: "The Master Plan has been developed with extensive feedback from the public, the MnDNR and other key stakeholders." Comment: The Master Plan has been developed with extensive negative feedback from the public. Reference Planning Commission Meetings, City Council Meetings public forums, public comment sessions, public workshops, multiple newspaper articles, concerned citizen meetings, change.org, et al. The resident attendance at city meetings against the planned development. Page 14. Table 7: Dunes Project Parcel Zoning AND Figure 5. Concept Sketch Plan AND Figure 7. Zoning Map with MRCCA & FEMA Floodplain Comment: Parcels 3, 5, 2 and 4 - What is the distance (and what is the required distance) between the railroad tracks and the residences. Are there building standards for residences and railroad tracks? Currently 37 trains per day go through this area! Is there the potential for increased rail traffic in the future? What is the potential for fires from rail sparks in hot, dry summers. Page 14. Table 7: Dunes Project Parcel Zoning Comment: Parcel 1: Break Parcel 1 into two distinct parcels; Parcel 1A: River Buffer Park and Parcel 113: 60' lots, 50' lots. State the dimensions. L! Figure 7. Zoning Map with MRCCA & FEMA Floodplain Question: Assumption: "2 (Exception) refers to SNA property. Please confirm that assumption is correct. If it's something else, please advise what it is. 9.a.i. Existing land use of the site as well as areas adjacent to and near the site, including parks, trails, prime or unique farmlands. Comment: Add: This development is near railroad tracks and a 3.5 million square foot NorthPoint Logistics Center which will have a major impact on traffic both vehicular and rail and possibly, increased rail traffic. 10. Geology, soils and topography/land forms Comment: Found the timing of this footnote interesting - who knew?: 3 The Preliminary Geotechnical Evaluation Report was prepared by Braun Intertec on April 8, 2021. 10.a. "The Project Area's proximity to the Mississippi River results in varied geological conditions as the grades increase upslope from the river." Comment: Yes, agreed and it slopes down to the river and takes runoff down with it. 10a. "There are no know active karst are as on site and Figure 14 identifies known locations of active karst near the Project Area. To prevent impacts to possible karst features, the location of stormwater storage or treatment areas should be located in areas with adequate separation to the limestone bedrock. Where this is not possible, mitigation should be implemented including pond liners or other methods that create a barrier between standing water and the limestone formations." Question: Does this mean the karst areas could become "active" if enough water entered the limestone bedrock? And what kind of pond liners and barriers will be used and how long do they last and what type of impact will they have on that environment? And who is responsible for maintaining the replacement schedule? 10b. "The existing wetland complex as well as a significant portion of the stormwater ponding are located within the Chaska silt loam area to minimize potential karst impacts in other areas of the site. All other soils on site are generally classified as nonhydric." Question: Sounds like there might be karst impacts in the area. Yes? Or No? (329 - southeast by railroad tracks.) 5 Hydric soil definition = wetland - Question: Where is "329 Chaska silt loam 8.0 acres" on the Figure 5. Concept Sketch Plan Comment: Concern in this section is with increased rainfall and runoff and the ability for the city services to handle over time and/or ability to handle extreme weather events. Mississippi Dunes should remain undeveloped to help mitigate future extreme weather events. Impervious surfaces will increase substantially with this development, the 3.5 million square foot NorthPoint logistics center, the roads as well as the additional residential and commercial/industrial traffic that will be generated by both and they all flow down the slope to the river. . 11a. "The Project Area is connected to the Grey Cloud Channel (part of the riverway) to the northwest of the Project Area by the wetland complex that runs through the northern portion of the Project Area. The wetland complex receives water from the Grey Cloud Chanel as well as runoff from the existing golf course. The Project Proposer prepared a Wetland Delineation Report4 and the South Washington Watershed District issued a Notice of Decision that confirmed approximately 8.2 acres of wetlands ion the Project site. " (Note: Reference Table 8: NRCS Soil Classifications; Dunes Project Parcels; Figure 3. Project Parcels) Questions: Is the referenced 8.2 acres of wetlands Parcels 3 and 5? Is that the High Density Senior Housing Building? Does that make sense? Doesn't make sense to put concrete slab on a wet area that is subject to freezing in cold climate and, therefore, causing the foundation to crack. "As described in subsection b.ii. of this item, the Project will be required to prepare a SWPPP. The SWPPP must include all additional stormwater Best Management Practices (BM Ps) for discharges to impaired waters since the runoff from the Project Area ultimately drains to the Mississippi River which includes segments on the 303d impaired list. To ensure protection of the receiving water and to meet the City's ordinance requirements, the stormwater management plan will be developed to meet standards for rate control, water quantity, and water quality. Question: How will the city ensure that runoff (heavy rains, melting snow) from both this development and the 3.5 million square foot NorthPoint Logistics Center et al can be contained during extreme weather conditions and prevent damage to the Mississippi River? This development removes the natural river buffer and filter. Will look forward to seeing a very robust SWPPP and not just a "meets minimum requirements". 11.a.ii - The Geotechnical Evaluation Report included 23 test borings in which eight encountered groundwater between 2 feet near the existing wetland complex, and 19.5-feet below ground at the center of the Project Area. Depending on final engineering and grading plans, in areas where the existing geography and relatively shallow depth to groundwater impacts the buildability of a lot, the homes will be constructed with either slab -on -grade or shallow basements where possible. Question: How will those foundations hold up with vibration from the 37 trains passing through daily and the Minnesota freezing and thawing. 9 11.b.i.1. -The Project Area will require a Comprehensive Amendment to amend the Metropolitan Urban Service Area (M USA) to allow for the extension of the system into the Project area. Since the Project Area was planned for contiguous expansion post-2040, the City did not include the projected flows within the 2040 Comprehensive Plan. While the proposed timing of development has accelerated, the City planned for the Project Area and adjacent area to be served within the M U SA. Question: Again, this requires context. The city "plan" has changed substantially with the addition of this development and the 3.5 million square foot NorthPoint Logistics Center. This should be a robust plan to ensure that future needs can be handled with allowances for extreme weather conditions. 11.b.ii - Stormwater - Post Construction Conditions The redevelopment of the golf course for single-family residential, senior living and open space uses will be required to meet all stormwater management rules and regulations of the South Washington Watershed District (SWWD) and the City of Cottage Grove. A summary of the City's ordinance requirements for rate control, water quality treatment and volume control are provided: Rate Control: Peak flow rates after development shall not exceed pre -development peak flow rates for the critical 2-year, 10-year, and 100-year recurrence interval precipitation events. The Project site is located within the Southwest Subwatershed (SW-A17, SW-A18, SW-A19 and SW-A20). Three existing ponds are installed within the area identified as SWP17, SW-P18, and SW-P19. The City Surface Water Management Plan requires rate restrictions for sub watersheds SW-A17, SW-A18, SW-A19 so that proposed conditions peak outflow rates not to exceed 0.4 cfs/acre and 33 cfs combined. • Water Quality: The City requires that new development projects include BM Ps that at a minimum achieve post -development reductions in TP and TSS by 50% and 80%, respectively. Watershed rules call for a TP loading rate of 0.22 lbs./acre/year or existing loading rates, whichever is less, since the project site drains to the Mississippi River. If onsite BM Ps, such as infiltration, are not feasible or sufficient to meet the water quality total phosphorus loading rates, the purchase of off -site mitigation credits is an option. Comment In this development, mitigation should be an absolute requirement! Purchase of offsite mitigation credit is = ' an option. Figure out how to fix it or don't do it. rl • Volume Control: The City requires a uniform volume control treatment equal to 1: of runoff from the net increase in impervious areas. This provision is intended to maintain the annual average existing conditions infiltration capacity of the site. The Project site lies outside of the 10-year Composite Groundwater Capture Zone, so infiltration is allowed by the City unless prohibited by other criteria of the M PCA Stormwater Manual or the Minnesota Department of Health (where precluded by bedrock, depth to groundwater, or other criteria). Where infiltration to fully meet the volume control measure is not desirable or is impossible, an Alternative Sequencing procedure will be applied to achieve compliance. The Project Proposer will use to the maximum extent practical filtration and biofiltration practices, using a clay liner and an underdrain sized to meet the volume control requirement for the site, or use wet sediment basins sized per the standards within the MPCA General Construction Stormwater Permit. If on -site BM P's are not feasible or sufficient to meet the volume control requirements, the purchase of off -site mitigation credits is an option. Comment In this development, mitigation should be an absolute requirement! Purchase of offsite mitigation credits is an option. Figure out how to fix it or don't do it. F'3 At a minimum, the developed condition of the Project is required to manage and control rates of stormwater runoff, provide water quality treatment and stormwater volume storage within the Project Area consistent with the ordinance rules established above and the SWWD rules. The stormwater generated onsite due to increased impervious surfaces associated with single-family detached homes, detached townhomes and senior living building, parking, and roadways will be managed through the stormwater infiltration basins constructed as part of the development (see Figure 5 for location). The stormwater system will be designed to manage at least the minimum standards as required through the City's Ordinance and the SWWD permitting process. Comment: It's time to stop referring to "minimum standards". Development is occurring near the Mississippi River. Robust measures should be implemented to ensure that the River is not impacted in a negative way by this development OR the 3.5 million square foot NorthPoint Logistics Center and all it will bring. Question: Are the referenced "stormwater infiltration basins" referenced on Figure 5 the "Delineated Wetlands" called out on the map in the High Density Residential Senior Housing area? If not, advise location of stormwater infiltration basins. 01 A SWPPP must be prepared as part of the NPDES Construction Permit required for the Project. The SWPPP will include all additional stormwater Best Management Practices (BM Ps) as required above. To ensure protection of the receiving water and to meet the City's ordinance requirements, the stormwater management plan will be developed to meet standards for rate control, quantity and quality as described. During the construction, BM Ps must be utilized and will include, but are not limited to: bio-rolls as sediment control along swales, silt fence as down gradient perimeter control, rock entrance and berm to prevent off -site vehicle sediment tracking, inlet protection devices to prevent sediment from entering the storm sewer system, wood -fiber blanket to prevent erosion along slopes, proper restoration in accordance with M PCA regulations, and a seed mix as directed by the City. Additionally, since the Project is located within a karst area the Project Proposer should use and reference the M PCA's General Stormwater Management Guidelines for Karst Areas.6 A complete list of BM Ps will be described in the SWPPP. Question: It is now stated that "the Project is located within a karst area". Confirmed? This is really not good. Have these people ever experienced a sink hole??? Look forward to a very robust SWPPP Plan. And mitigation plan should something happen where something got "overlooked". Who is responsible? The homeowner? Not insurable. 11.b.iii Water appropriation The Project will be served by the City's municipal water supply. The City recently determined through its Water Conservation Plan7 that water demand based on total per capita water use is estimated at approximately 116 gallons per capita per day. Table 11 provides the estimated water supply use based on the unit mix planned for the development. Question: The city's plan and needs have changed dramatically with this development, the NorthPoint Logistics Center et al. Are the water resources available to handle existing and future needs? 11.b.iv.a. Surface waters The road alignments shown on the Concept Plan are designed to meet safety and access space requirements on 103rd Street S and Grey Cloud Trail. Any disturbed wetland or buffer areas will require a mitigation plan that must be approved by the South Washington Watershed District and any other entity with jurisdiction over the wetland mitigation and replacement plan. Question: What / where is the plan? 10 11.b.iv.b. Surface waters The transition of the Project Area to a residential neighborhood is anticipated to improve how runoff and stormwater is managed on the Project Area. The Project Area is adjacent to the Mississippi River (Grey Cloud Slough) and as shown on the Concept Sketch Plan more than 30 acres will be protected as river buffer and park area. There are no planned changes to the river frontage that will adversely impact this surface water. No grading work or other site alterations are proposed to impact adjacent, nearby or existing surface waters except as noted in (a) above. Comment: Many impervious surfaces are being added - houses, buildings, pavement, roofs, sidewalks, concrete driveways, et al - this will not improve how runoff and stormwater are managed in the Project Area. 15. Visual There are existing residential neighborhoods near the Project Area that may be impacted by light pollution and construction. Site construction is anticipated to occur during daylight hours, and therefore there is no anticipated glare or intense light that will be generated during the site construction process. Post construction, the Project Area will be developed with uses compatible to surrounding suburban development. All proposed lighting shall be required to follow City regulations for light fixture intensity and design. Comment: Determination as to 24/7/365 bright lights generated from the 3.5 million square foot NorthPoint Logistics Center should be considered and mitigated for residents. Quality of life issue. 16. Air 16.a. Stationary Source Emissions There are no industrial or light industrial users or generators of hazardous air pollutants proposed as part of this Project. Comment: There is a 3.5 million square foot NorthPoint Logistics Center and it's accompanying semis, truck -trailers, delivery vans and cars that will be affecting air quality in the area. There are also 37 trains that run on these tracks daily that will affect air quality. 16.b. Vehicle Emissions The Project will develop a mixed -density residential neighborhood that will generate an increase in carbon monoxide levels due to an increase in passenger vehicle trips to the area beyond the existing golf course use. The Project does not require an indirect source permit. No baseline air quality monitoring or modeling is proposed and no measures to mitigate for the increase in vehicle related emissions are being considered. Comment: There is a 3.5 million square foot NorthPoint Logistics Center and it's accompanying semis, truck -trailers, delivery vans and cars that will result in increased vehicle emissions in the area. There are also 37 trains that run on these tracks daily that will have emissions. Comment: Railroads are also notorious for starting fires in the summer. M ight want to add that to a mitigation plan. 11 16.c. Dust and Odors - Discuss the effect of dust and odors in the vicinity of the project including nearby sensitive receptors and quality of life. Identify measures that will be taken to minimize or mitigate the effects of dust and odors. Comment: There is a 3.5 million square foot NorthPoint Logistics Center and it's accompanying semis, truck -trailers, delivery vans and cars that will be adding dust and odors in the area. There are also 37 trains that run on these tracks daily that will produce dust and odors. Odors from South St. Paul are not uncommon and complaints are heard from residents in Woodbury, Maplewood and Cottage Grove. 17. Noise Describe sources, characteristics, duration, quantities, and intensity of noise generated during project construction and operation. Discuss the effect of noise in the vicinity of the project including 1) existing noise levels/sources in the area, 2) nearby sensitive receptors, 3) conformance to state noise standards, and 4) quality of life. Identify measures that will be taken to minimize or mitigate the effects of noise. Comment: Those who live by rivers know that sound carries - especially in the winter. It's interesting that seniors would be put in buildings next to the railroad tracks. There is a 3.5 million square foot NorthPoint Logistics Center and it's accompanying semis, truck -trailers, delivery vans and cars that will result in increased noise in the area. There are also 37 trains that run on these tracks daily that will result in noise. If additional trains or railroad spurs into the logistics center are added, there will be increased noise as the cars are humped together. Quality of life would be negatively impacted. Maybe downright miserable. Question: How will this noise be mitigated? List the train schedule times. Provide potential for additional trains or train spurs in the future. How many are anticipated? The logistics center developer will know based on their history. Do the trains only run between certain times? Do the semis, truck -trailers, delivery vans, autos for the logistics center only operate between 7 AM and 7 PM? How will noise levels be mitigated for the residents living in the development? 11% 18. Transportation - Streets listed in study include: 1. 103rd Street S & Grey Cloud Trail 2. Hadley Avenue S & 100th Street S 3. 100th Street S & Jamaica Avenue S 4. Hadley Avenue S & 95th Street S 5. Jamaica Avenue S & 95th Street S 6. Grey Cloud Island Drive and Grey Cloud Island Trail 3-way intersection 7. Grey Cloud Island Drive and Grey Cloud Island Trail intersection on the Island S2 Traffic Solutions, LLC (SSTS) completed aTraffic Impact Study PROJECT NO. 2021_012 dated November 9, 2021, to estimate the trips generated by the Project and evaluate the potential need for transportation or roadway improvements. The complete Traffic Study is included in Appendix C. Comment: Found the street text directional comments interesting. For whatever City planning reasons, many of the streets run north and south and then change via a curve and run east and west. Can be confusing when trying to read directional text. Comments: S2 Traffic Solutions, LLC must have been unaware of the 3.5 million square foot NorthPoint Logistics Center and it's accompanying semi, truck -trailer, delivery van and car traffic that will dramatically increase the traffic in this area and on these streets. The traffic study provided is not relevant. This traffic study should be redone and updated with relevant estimates that can be provided by the developer of the NorthPoint Logistics Center. Existing and Proposed Parking Spaces Comments: It's not enough parking. In the winter, cars are not allowed to park on the street in Cottage Grove. And an expectation for one parking spot for the senior building is ridiculous. Some day people will be able to visit each other again. Throw parties. More parking (or less housing) is required. Where are visitors supposed to park? What do residents with two cars do for parking? And with the water tables, it's certain there will be no underground garage! Will there even be garages for the senior buildings? There is no bus service in this area. Residents will need to have cars to get to the grocery store or the doctor. This is very poorly thought through. 13 Estimated Traffic Generation BIG COMMENT: Again, this traffic study needs to be updated. Hadley, Grey Cloud Trail South, 100th Street, 103rd Street — all of these traffic figures will be dramatically impacted by the NorthPoint Logistics Center semi, truck -trailer, delivery van and car traffic. This will also affect the residential development. It's also unrealistic to expect that all of these users (including the semis) will drive 5 miles out of the way south to get to the roundabout on Keats (19) and then exit onto 61 and go 5 miles north to get back to where they started and head towards 494/694. They will be taking Hadley to Grey Cloud Trail through St. Paul Park and over to the 70th Street exit. This whole thing is going to be one major problem. And then add to that, sitting at railroad crossings waiting for the trains to move through. This is an accident waiting to happen. Availability of Transit and Alternative Transportation "Since the Project site is not on a fixed -route transit line, the Senior Living Building will be served through Metro Mobility which as on -call service administered by Metropolitan Transit." Comment: This is an assumption that should not be made. Provide the source for this information. "SSTS analyzed intersection operations using Sync hro/Simtraffic, 11th Edition for the 2026 Build out year and for the 2040 Planning Horizon year. There are no improvement projects planned for the study area roadways and none were assumed for the No -Build or Build conditions." Comment: SSTS should redo the traffic study to incorporate the changes with the NorthPoint Logistics Center traffic estimates. The study provided is out-of-date and not relevant. 18.c. Identify measures that will be taken to minimize or mitigate project related transportation effects. As mentioned, the traffic analysis considered full build out by 2026 and evaluated conditions in 2026 and 2040. The transportation system serving the area will have sufficient theycapacity to include traffic from the Project as well as other anticipated projects without improvements. Comment: SSTS should redo the traffic study to incorporate the changes with the NorthPoint Logistics Center traffic estimates. The study provided is out-of-date and not relevant. How will the traffic be mitigated for the residents. 19. Cumulative potential effect Comment: A.b.c. There is a 3.5 million square foot NorthPoint Logistics Center and it's accompanying daily semis, truck -trailers, delivery vans and cars that will impact this area and its residents. There are 37 trains that run on these tracks daily. The tracks are right next to the development. No indication of how this will be mitigated or if there is the potential for increased rail traffic. There are numerous issues identified throughout this feedback/comment to the EAW. Is anyone listening? Looking forward to responses. 14 20. Other potential environmental effects If the project may cause any additional environmental effects not addressed by items I to 19, describe the effects here, discuss the how the environment will be affected, and identify measures that will be taken to minimize and mitigate these effects. The Project will increase greenhouse gas emissions as a result of the development. The increase is anticipated to be minimal and will not impact emissions on a regional scale. There are no other known potential environmental impacts anticipated as a result of the Project. Comment: Potential fires in the summer around the railroad tracks from train sparks. Comment: At the end of the day, you're messing with Mother Nature. Wonder who wins? Question: How / when are these comments submitted to the EQB? Please do not hesitate to contact me with additional questions or concerns or clarification. I will be happy to assist. Thank you. Bonnie Matter 15 Hello Emily - Please add the following documents and accompanying referenced attachments to the Mississippi Dunes EAW comments for review by the Cottage Grove City Council Members. Note: Hopefully, the Council Members will re -read the entire study as well as the appendices. Grateful to know that so much of the work was already done. Thank you. Washington County Southwest Arterial Study, November 2020, Appendices Appendix D: Concept Alternatives Appendix E: Environmental Screening Report Appendix F: Summary of Environmental Screening Report Appendix G: Drainage Report Source Path: https://www.co.washington. mn. us/DocumentCenter/View/49518/Southwest-Arterial-Planning-Study-Report-with- Appendices Thank you for all you do. It's appreciated. Bonnie Matter P.S. I hope that you had a Merry Christmas. I hope that you have a Happy New Year and that you and your family will stay safe, strong and well. And that we all get to the other side of this pandemic in 2022. Attention: Emily Schmitz , City of Cottage Grove am including my Public Comments on the Mississippi Dunes Environmental Assessment Worksheet.( E-AW) Typos have been corrected. Thank you, Sincerely, Sharon O'Boyle Forwarded message ----- From- Sharon D Boyle <sharonobo ly e27@,gmail_com> Date: Thu, Jan 6, 2022, 4:50 PM Subject Re: Public comments on the Mississippi Dunes Environmental Assessment Worksheet(EAtiW) To: Sharon O Boyle <sharonoboy1e27@gmail.com> On Thu, ,Ian 6, 2022, 3:00 PM Sharon O Boyle <sharonoboyle27@gmail.com> wrote. Please include my previous testimony given during all Meetings I have attended regarding Mississippi Dunes, formerly the Mississippi Dunes Golf Course as well as the comments I am making regarding the EAW. will also be forwarding News Articles regarding other projects the Housing Developer has engaged in and ask that they also be included in my EAW Public comments. have read the complete EAW regarding Mississippi Dunes. am AGAINST ANY Housing Development on the Mississippi Dunes acreage. This acreage is adjacent to the Grey Cloud Dunes SNA( Scientific Natural Area.) on one side and the Grey Cloud Island Regional Park on the other side. This acreage according to the EAW is more suited to continuing to be preserved as Open Space as a Park. Endangered Species have been identified on the Mississippi Dunes acreage. It is located within the Mississippi River Critical Corridor Area and is also in a Flood Plain. All Sand would need to be removed from the acreage as well as all of the existing trees which would be devastating to the Environment and the Wildlife habitat. Every " mitigation" proposed by the Housing Developer and the EAW would be disastrous regarding the Environment and Climate Change. Every "promise" made by the Housing Developer per any requirements by the EAW or other Goveming body are: " to the extent possible." Any additional traffic from any size of a Housing Development would have a Negative impact on bath the current residents of Cottage Grave and the surrounding Communities. The EAW states that there would be an additional 4,000 vehicle road trips per day. Which is based on 2 people/ household, which I believe is underestimated. There is also an underestimation regarding water usage and sewer usage -also based on 2 people/ household. There is a Historical house located on the property and a barn. The house has been used as a rental but could be used to promote the Park.. The EAW brings up the pros and cans. The land usage must remain Open Space to become a Park that would benefit the Community. the current residents, surrounding Communities and future generations of children. Climate Change is an indisputable FACT. We MUST preserve what Open Spaces we have left. The damage to the Environment, Endangered Species, Climate Change outweighs any potential lust for a Housing Development: The Housing Developer can put a Housing Development on a different piece of land that would not have such a negative Impact, Please have an EIS also done_ One other issue that concerns me: there is an unsolved Arson case of the Mississippi Dunes Gulf Course ClubHouse. NO DECISION should be made about moving forward until that is solved and the perpetrator found. Someone stood to benefit from the Arson of the Clubhouse. Sincerely, Sharon M.O'Boyle sharonoboyle27@gmail.com 5300 Grey Claud Tr. S. P_O. box 251 St. Paul Park, MN. 55071 ( Grey Cloud Island Township) To Whom It May Concern, After reviewing the EAW entitled, "Former Mississippi Dunes Golf Course" I provide the following comments: Comments related to Fish & Wildlife The proposed project area was previously used as a golf course, it has been closed for several years and allowed to "rewild" in a way that is known to attract wildlife, including state and federally endangered species. 1) The EAW fails to identify and discuss the state endangered Blanchard's Cricket Frog (Acris blanchardi). Observations of this state endangered frog occur within the river corridor, with observations occurring both upriver and downriver of the proposed project. Observations occur within 1.75 miles of the proposed project area and the proposed project is within the documented dispersal distances of the species. Suitable habitat for this species exists between documented populations and the proposed project, and within the proposed project limits — the species readily utilizes a variety of habitats, including riverbank, backwater, pond, lake, and stormwater pond habitats in the Twin Cities Metro. These endangered frogs were recently (2021) documented using artificial ponds (i.e., highway stormwater ponds) as far as — 1,700' from the main Mississippi River channel in the Twin Cities (www.HerpMapper.org, accessed 2022). 2) The EAW fails to identify and discuss the state threatened Blanding's Turtle (Emydoidea blandingii). This species has been observed overwintering within 2.5 miles of the project area in Mississippi River backwater habitat (www.HerpMapper.org, accessed 2022). Much like the above cricket frog, the proposed project is within the documented dispersal distances for this species. Suitable habitat for this globally endangered turtle (https://www.iucnredIist.org/species/7709/155088836) exists between documented populations and the proposed project, and within the proposed project limits — the species readily utilizes a variety of habitats, including rivers, streams, and natural and artificial ponds in the Twin Cities Metro (pers. obs.). 3) The EAW fails to do its due diligence in respect to the federally endangered rusty - patched bumble bee (RPBB; Bombus affinis). U.S. Fish & Wildlife Service (FWS) has numerous resources available online, and recently updated its guidelines for the RPBB in December 2021. Based on analyses and guidance provided by FWS, ground and vegetation disturbing activities that 1) exceed two acres of suitable foraging habitat, 2) exceed 0.25 acres of suitable nesting habitat, and/or 3) exceed 0.25 acres of suitable overwintering habitat are reasonably foreseeable to cause take as defined under the federal Endangered Species Act (50 CFR Part 17). Note, suitable foraging, nesting, and overwintering habitats are present within the proposed project area (pers. obs.). USFWS RPBB Guidelines, see Appendix A. https://www.fws.gov/midwest/endangered/insects/rpbb/pdf/RPBB%20Section%207%20 Guidance%20-%20Ver%203.1 %20-%20Dec%202021 %20Final%20508.pdf The federal Endangered Species Act prohibits the killing, harming, harassment, and similar, regardless of intent, of endangered wildlife species regardless of whether the Page 1 of 5 action is federal or non-federal. The federal Endangered Species Act also prohibits "significant habitat destruction or modification." FWS has identified the acreage thresholds listed above to help project proposers determine whether their proposed action rises to the level of "take" as defined by regulation; if exceeding these thresholds consultation with FWS is required as take is reasonably foreseeable to occur. Fortunately, FWS has created several tools to aid project proponents in their legal obligations related to the Endangered Species Act. Before the EAW is considered complete, the project proposers should be required to meet their Endangered Species Act compliance obligations via a Habitat Conservation Plan or similar regulatory mechanism. See: https://www.fws.gov/midwest/endangered/permits/hcp/hcp wofactsheet.html 4) The EAW fails to discuss tree clearing timing and tree clearing impacts to protected bats, including the federally protected northern long-eared bat (Myotis septentrionalis) (hereafter NLEB), protected birds (i.e., Migratory Bird Treaty Act), and bald eagles (i.e., Bald and Golden Eagle Protection Act). 5) The EAW references "Attachment B" on page 30 and states that, "Mitigation suggested will be followed to the extent possible..." (emphasis added) Following applicable federal law is not optional. Assuming the project relies on the Final 4(d) Rule for the NLEB to achieve compliance (though this is not clear, there is no statement in the EAW about how the project will follow federal law related to this species), the EAW should discuss in detail, what steps will be taken to avoid and minimize impacts to NLEB. The EAW should also discuss contingency plans in anticipation of the Final 4(d) Rule being revoked or amended in the current Federal Fiscal Year (FFY 22) as is anticipated, see: https://www.environmentalIawandPolicy.com/2020/01 /federal -district -court -remands - northern -long -eared -bat -listing -decision/ and https://www.fws.gov/endangered/what-we- do/listing-workplan.html 6) The EAW fails to discuss / address reasonably foreseeable cumulative effects associated with increases in impervious surfaces, increases in salt and other deicing products, increases in roadkill (including turtles), and other similar impacts that may affect terrestrial and/or aquatic organisms (e.g., endangered mussels). 7) The EAW fails to address foreseeable indirect effects of the proposed action on state and federal threatened and endangered mussels. While state law may not regulate indirect effects to endangered species, the federal Endangered Species Act does — see comment above. 8) The project proposer fails to address reasonably foreseeable maintenance needs associated with a residential development of this type. Specifically, the project proposer fails to identify and discuss regulatory challenges associated with future vegetation and storm water infrastructure management and maintenance. Green spaces, including wet and dry stormwater ponds, constructed to meet stormwater regulations that occur near riparian corridors and other areas with known populations of rare species — including a federally endangered bumble bee — are expected to attract rare and other protected species and limit future maintenance and use. Page 2 of 5 Given the foreseeability of this inherent conflict (stormwater regs v. endangered species regs), the EAW should address future property management and maintenance requirements to ensure their activities avoid, minimize, and mitigate (where required) impacts up front. Absent the proposed project these future impacts are not reasonably certainty to occur — therefore the proposed project scope fails the "but for" test and must address impacts associated with these foreseeable future activities. Many local, county, and state agencies are currently facing challenges associated with the presence of lands and stormwater infrastructure that are difficult maintain while also avoiding impacts to endangered species. Greenspaces and stormwater infrastructure can become significantly more expensive to maintain because of conflicting regulations which results in their failure to meet their intended purpose and/or result in unauthorized adverse effects to protected species. The EAW should address this foreseeable impact. 9) The EAW fails to discuss Artificial Light at Night (ALAN) impacts. Note Minneapolis -St. Paul is already ranked among the worse areas for light pollution and birds. See: https://par.nsf.gov/servlets/purl/l 0092558 10) The EAW fails to mention and discuss proposed impacts to migratory birds in the context of the proposed project occurring within the Mississippi River Twin Cities Important Bird Area. This is especially important given the presence of endangered/threatened birds in the vicinity of the project. 11) Rare snakes, turtles, birds, and small mammals occur in the project area. The proposed project commits to following all erosion control BMPs, but it's not clear in the EAW that the project will require the use of erosion control materials that reduce the risk of wildlife entanglement and/or microplastics. This should be explicitly addressed. See: https://documents.coastal.ca.gov/assets/water-quality/permits/Wildlife- Friendly Netting in Erosion & Sediment Control-Factsheet r5 Sept 2016.pdf Misc. Comments: 12)The proposed project is anticipated to require DNR authorization and/or permits. Note that per the "Cooperative Agreement between the Minnesota Department of Natural Resources and U.S. Fish and Wildlife Service," DNR may not issue permits that, "(1) has a substantial lethal potential for an endangered species, or (2) has a substantial potential for inhibiting the procreative ability of an endangered species..." See comment #3 above for more discussion on potential take of an endangered species by the proposed project. 13) The EAW insinuates that the prior property use, as a golf course, somehow precludes the possibility of these rare species from occurring on site and/or somehow creates a net benefit via the conversion of the area to residential development. Yet, the EAW provides no tangible data or support to back up this assertion. EAW fails to adequately acknowledge high quality habitats still present on the site. 14) The EAW fails to discuss the fact that a DNR "MBS Site of Biodiversity Significance" will be destroyed by the proposed project. Page 3 of 5 15) The EAW fails to address DNR habitat assessment / endangered plant survey requirements provided in the DNR NHIS letter. 16) EAW fails to discuss that Friends of the Mississippi River and DNR have tried to acquire portions of the site to conserve state and globally significant natural resources presence (e.g., remnant prairie, globally imperiled species). Many of these important natural resources will be lost / destroyed by the proposed project. Public ownership of portions of the proposed project area for the purposes of conservation are in the public interest. 17) The EAW fails to adequately address the foreseeable increase in use of adjacent SNA that will result from construction of a large residential development immediately adjacent to the property. In addition, residential developments sharing an unprotected border with a protected natural area is known to increase the invasion of the natural area by non- native plants and animals, lawn maintenance chemicals and poisons and yard management practices. This scenario is realized nearly everywhere in the state where residential developments share a border with protected state lands. DNR SNA program does not have the resources available to manage police private encroachments onto its lands, nor does the SNA Program have resources to mitigate these risks. Example of an encroachment upon real property in Sand Dunes State Forest following a new housing development. This resulted in the taking of state -listed threatened species and continues to this date. 18) The EAW states that the conversion of the property from a golf course to a residential development will result in fewer pesticides being applied. The EAW provides no evidence to support this assertion, nor does the EAW mention that the golf course has been closed for several years, and presumably few if any pesticides have been utilized Page 4 of 5 on the property in recent years. The EAW fails to discuss the fact that commercial applications of pesticides are done by licensed applicators, whereas many residential applications are done by the homeowners themselves, and that these homeowners are rarely licensed. 19) The EAW fails to analyze the project's impacts in the context of the project's occurrence within an identified "Critical Area" established under Minnesota Rules, Section 6106.0160 and City ordinance. The EAW mentions the presence of a City Ordinance, but the proposed action, as presented, appears to violate both state law and the local ordinance. This needs to be analyzed / discussed. 20) The EAW fails to discuss the foreseeable need for local variances to deliver the proposed project. It's assumed, absent discussion in the EAW to the contrary, that the project proposer will require numerous variances to deliver the proposed project — including variances related to the Mississippi River Corridor Critical Area. A project proposer cannot both create practical difficulties and then allege hardships that will foreseeably require variances to deliver said proposed project (Minnesota Statutes, Chapter 462.357, Subd. 6(2)). 21) Note the proposed project results in a permanent physical encroachment on lands within a national park (Mississippi National River and Recreation Area) and most probably to a Scientific and Natural Area (SNA), in which case the project also triggers a mandatory EAW under 4410.4300, Subp. 30 and allows DNR to be the RGU. Based on the comments above, the EAW should be deemed incomplete and/or a finding requiring the development of an Environmental Impact Statement (EIS) should be made on the grounds that the proposed project results in significant environmental impact (e.g., a controversial project and unaddressed adverse impacts to endangered species). Sincerely, Christopher E. Smith Concerned Citizen Washington Co. Resident (55043) Page 5of5 Dear Ms. Schmitz, I can only say that I was disappointed by the city's lack of vision for this wonderful river front property. There must be considerable expense involved in extending the potable drinking water supply line and the sanitary sewer system to this somewhat isolated patch of the city. The size of these lots do not seem compatible with the high end homes that will be needed to make this project a success. I am disturbed that significant natural vegetation will be destroyed during the course of this project. This is not what we need during this period of climate change. It seems egregious to me that the 6.8 acres of wooded forest would be destroyed at this point in time. Trees are a tremendous source of carbon storage and we certainly need all the carbon storage available. I think that the city should push for more than the usual number of trees in the neighborhood. I saw several stands of oaks in the nearby Grey Cloud Dunes Scientific and Natural Area. I appreciate the good words that the developer says about using native plants for landscaping. There should, probably, be a city initiative for all home owners to do that. I am very doubtful that I will see any native vegetation if I drive into this area after construction is concluded. Why doesn't the Environmental Assessment address Climate Change impacts? We know that destroying the rainforests is a bad thing to do. Why do we think that disturbing an existing ecosystem in MN has less effect? There should be provisions for the final project to at least be carbon neutral going forward. Grant Tiefenbruck 8989 Jasmine Lane S Cottage Grove, MN 55016 Good Day, Thank you for receiving my comment for the MS Dunes open comment period for the EAW 1. A request for an EIS based on potential environmental effects, following the four criteria in MN Admin Rules 4410.1700 - Decision for Need for EIS- 2- Address the municipal stormwater impacts associated with the NPDES permit with a plan to address increased TP and TSS loading being exported from this project and after it's completion. The MNLCS states current grasses, forest, etc. will be replaced with turf grass and impervious surfaces which could increase yield if TP and TSS. 3. Amend: The adjacent waters (Mooers, Grey Cloud Channel and Slough) are hydraulically connected to the Mississippi River Main stem, thus any impact on these waters would directly impact an impaired water body. (Upper St. Anthony Falls to St. Croix River is Impaired). The water within 1 mile of this proposed development should be considered to affect Impaired water. 4. Take into account the protected wellhead area adjacent to this property with further study to assess impact to wells and drinking water of adjacent properties- 5- Define, if possible, the natural area, owned by local government within the EAW, and potentially the EIS. Thank you, Cole W Williams To whom it may concern, I can't elaborate better than Mr. Christopher Smith's letter regarding the proposed development at the Mississippi Dunes area but wanted to include a personal note. I first visited the area SNA about a decade ago and while the golf course wasn't great to look at it sure is better than what will be there after development. The figure 5 sketch plan in the EAW is awful. Is it a done deal there will be a cheap Pulte housing development there? I just find it incredibly sad that the area will permanently ruined and am extremely disappointed that this development was even approved in the first place. Sincerely, Brett Whaley Zimmer Environmental Improvement LLC St. Paul, MN 55104 zenllcOusfamilynet January 6, 2022 City of Cottage Grove Attn: Emily Schmitz 12800 Ravine Parkway South Cottage Grove, MN 55016 Via email: -schmitz@cottagegrovemn.gov RE: Environmental Assessment Worksheet for Mississippi Dunes Dear Ms. Schmitz, I am an environmental health scientist and the principal of a small environmental consulting firm who has assisted numerous businesses with environmental improvement for the past twelve years. This past year's heat and drought, wildfires and December tornadoes have brought the climate crisis home to Minnesota. The heat and drought has impacts for humans and wildlife, decimating agriculture and drying up rivers. Tornadoes, in December are unheard of and also wreak substantial havoc for people and wildlife. The fires along the North Shore destroyed habitat for humans and wildlife as well. In addition to the climate crisis, we are facing an extinction crisis. The very basis for human life depends on the Earth's biodiversity and ecosystem services other species provide. Examples include air purification, carbon sequestration, mitigating the urban heat island, nutrient retention, pollination, healthy soil, water cleansing and regulation. The biodiversity of life not only supports these ecosystem services, but also provides beauty and respite. And lastly, we are amid a two-year public health pandemic. The roots of the pandemic are likely due to human incursion into wildlife areas. As we have learned, failing to adequately consider the ecological and environmental impacts of human activities is at our peril. Please consider these comments to the Mississippi Dunes environmental assessment worksheet (EAW). The EAW is incomplete Failure to consider, quantify and evaluate cumulative effects of additional greenhouse gas emissions The Mississippi Dunes EAW fails to consider the greenhouse gas emissions or carbon footprint for the addition of 499 houses and the near -complete destruction of an almost natural area. The University of Minnesota's Department of Soil, Water and Climate wrote mean household carbon emissions are approximately 8.7 tons per year per residence.' Using 1 Fissore, C. et al, Carbon, nitrogen, and phosphorus fluxes in household ecosystems in the Minneapolis -Saint Paul, Minnesota, urban region, Ecological Applications, 21(3): 619-639, (2011). this benchmark, the 499 homes proposed by Pulte will add another 4342 tons of carbon emissions annually. Whereas a recently completed study from the US Department of Agriculture indicates a locally restored prairie can effectively sequester an average of 1.14 metric tons of carbon per acre per year,' indicating protecting and restoring the golf course could benefit the entire community sequestering approximately 228 tons of greenhouse gases per year. In addition to the added greenhouse gas emissions associated with the housing, the EAW estimates an additional daily 3953 vehicle trips. MN DOT estimates the average per capita vehicle miles traveled is 12,000 annually.3 MPCA estimates the average compact/mid-size car emits 9200 pounds of carbon emissions every 12,000 miles.4 The vehicle trips estimated by the EAW then could result in a further 36,368,000 pounds of carbon into the region. Transportation is the largest source of greenhouse gas emissions in Minnesota, yet the extra almost forty million pounds of carbon emissions are not evaluated by the EAW. Increase in urban heat island The research conducted by the Natural Capital project at the University of Minnesota assessed ecosystem services provided by various land uses. They found that "golf courses have larger positive marginal values when evaluated against potential conversion to suburban residential (0.09C increase), urban residential (0.13C increase)."' In other words, the proposed project could increase the temperature of the urban heat island by approximately 0.11 degrees Celsius. This is a significant figure when one considers preventing a full-blown climate catastrophe, we are seeking to avoid a 1.5C degree increase in mean global temperature. Failure to consider nitrogen and phosphorus run off Golf courses export nitrogen at a mean rate of 5.0 kg/ha/yr. If a golf course is converted to suburban and urban residential developments, nitrogen export is expected to increase by a median of 0.8 and 1.9 kg/ha/yr, respectively.6 Golf courses [also] export phosphorus at a mean rate of 0.18 kg/ha/yr. If converted to suburban or urban residential developments, which would increase phosphorus export by a median of 0.05 and 0.07 kg/ha/yr, respectively.' No formal analysis of the increased nitrogen and phosphorus loading to the Mississippi River, a National Scenic River with some impairments has been included in the EAW. No habitat or species surveys have been conducted The EAW identifies at least twelve rare or significant species within one mile of the project area. This information was gleaned from the MN DNR's Natural Heritage Information System. The federally endangered Rusty -patch Bumble Bee (RPBB) has been verified at the adjacent Gray Cloud Dunes Scientific and Natural Area. The RPBB does not migrate, but rather the Queens hibernate in shallow burrows. The EAW states, "The Project Area is entirely within a high potential zone of the Rusty -patched Bumble Bee." The project proposes to grade at least 164 acres that could contain hibernating Queen RPBB. Despite the presence of a number of rare and endangered species within one mile of the project site, no habitat or species surveys have been conducted with the EAW. Pulte Homes' EAW is incomplete and lacks information regarding climate change related impacts, stormwater pollution and surveys for rare and endangered species. These matters have the potential for significant environmental impacts. Surveying for the RPBB would not be possible at this time of year, so a 30-day postponement does not apply in this case (MR 4410.1700, subp.2). ' Markland, T., Carbon Balance and Evapotranspiration Rates of a Restored Prairie and a Conventional Corn/Soybean Rotation, University of Minnesota Digital Conservancy, https:Hhdl.handle.net/11299/206697, (2019). 3 MN DOT, Vehicle Miles Traveled trend report, 2018. 4 MPCA, Vehicles and Equipment, https://www.pca.state.mn.us/air/vehicles-and-equipment. s Lonsdorf, E., et al. Assessing urban ecosystem services provided by green infrastructure: Golf courses in the Minneapolis -St. Paul metro area, Landscape Urban Planning, April 2021. 6 Ibid. ' Ibid. 2 Additionally, upon information and belief, MPCA has issued five water quality violations to Pulte Homes that must be investigated. For these reasons, we request a positive declaration for an Environmental Impact Statement and the above impacts be included in the scope of the EIS. Please acknowledge receipt of these comments and provide notification as to when the city council will make a determination on the need for an EIS. Thank you for your kind attention to these concerns. Sincerely, Catherine Zimmer, MS, BSMT 3 PUBLIC HEARING TESTIMONY & COMMENTS ENVIRONMENTAL ASSESSMENT WORKSHEET RESPONSE TO COMMENTS, FINDINGS OF FACT AND RECORD OF DECISION Former Mississippi Dunes Golf Course City of Cottage Grove, Minnesota Matter, Bonnie O'Boyle, Sharon City of Cottage Grove Planning Commission December 20, 2021 A meeting of the Planning Commission was held at Cottage Grove City Hall, 12800 Ravine Park- way South, Cottage Grove, Minnesota, on Monday, December 20, 2021, in the Council Chamber and telecast on Local Government Cable Channel 16. Call to Order Chair Frazier called the Planning Commission meeting to order at 7:00 p.m. Roll Call Members Present: Ken Brittain, Jessica Fisher, Evan Frazier, Eric Knable, Derek Rasmussen Members Absent: Jerret Wright Staff Present: Jennifer Levitt, City Administrator; Christine Costello, Community Development Director; Mike Mrosla, Senior Planner; Emily Schmitz, Senior Planner; Zac Dockter, Parks and Recreation Director; Ryan Burfeind, Public Works Director/City Engineer; Amanda Meyer, Assistant City Engineer; Steve Dennis, Council Member Approval of Agenda Brittain made a motion to approve the agenda. Fisher seconded. The motion was approved unanimously (5-to-0 vote). Open Forum Frazier opened the open forum and asked if anyone wished to address the Planning Commission on any non -agenda item. No one addressed the Commission. Frazier closed the open forum. Chair's Explanation of the Public Hearing Process Frazier explained the purpose of the Planning Commission, which serves in an advisory capacity to the City Council, and that the City Council makes all final decisions. In addition, he explained the process of conducting a public hearing and requested that any person wishing to speak should go to the microphone and state their full name and address for the public record. Public Hearings and Applications 6.1 Mississippi Dunes EAW - Case EAW2021-077 Pulte Homes has applied for an Environmental Assessment Worksheet (EAW) for development of land guided Transition Area, which is generally located at the former Mississippi Dunes Golf Course site south of 103rd Street and north of the Mississippi River. Planning Commission Minutes December 20, 2021 Page 2 of 4 Schmitz introduced Jane Kansier, a Senior Planner with Bolton & Menk, who summarized the EAW process, timeline, purpose, and EAW content. Kansier stated the Council will discuss this on January 19. Tonight there is a public hearing; comments will be compiled and responses will be generated and provided to the City Council and included in the Record of Decision. No responses to questions or comments are required this evening, and no action of the Planning Commission is specifically required. Schmitz stated she'd try to answer any questions from the public. Frazier stated speakers will have three minutes to provide their comments. Comments in writing can be addressed to Senior Planner Emily Schmitz, whose email can be found on the City's webpage, cottagegrovemn.gov; the comment period is open until Thursday, January 6, 2022. Frazier opened the public hearing. Bonnie Matter, 6649 Inskip Avenue South, asked questions and made statements: 1. Did the Planning Commission Members read the public comments that were submitted regarding the EAW? 2. There are 37 daily trains that run by the proposed development. Missing from the EAW was information like the distance between the tracks and the residences in the development. Negative impact on the residents' quality of life due to: Noise pollution; Diesel engine smells and air quality; Train vibrations; Structural damage to houses due to foundation and settling issues; Potential grass fires in dry, hot summers from sparks; Train schedules: Morning, afternoon, evening, night, all the time, when do they run; Train loads: How big, how much, what's on them, any hazardous materials. How would increased future rail traffic impact future residents; what are the mitigation plans for these issues? 3. The substantial increase in impervious surfaces from rooftops to roads; what's the mitigation plan? 4. Building a senior apartment building on a slab foundation on wetlands; slabs will freeze and thaw and crack. Vibration from trains will exacerbate the problems; what's the mitigation plan? 5. There's a Section 11 B to stormwater about water quality and volume control; it says the developer indicates that if they cannot meet the requirements, the purchase of off -site mitigation credits is an option. In a sensitive critical area, mitigation should be an absolute requirement. There should be no purchase of off -site mitigation credits. Where would a statement like this ever be considered for the type of area under review? 6. Traffic study does not reflect the development's future traffic load with industrial development going into the east. 7. There is only one way in and out of the development. There is a "potential" for one more outlet. What if all those homes had to be evacuated? How do the residents all get out at one time with one outlet; 369 single-family homes, 130 senior units, and a multifamily building? 8. Please request a copy of my EAW comments and review the many issues with the EAW. If you're going to allow the development to move forward, then you must help protect both the Mississippi River and future homeowners in that development. This is only a portion of what she submitted. Planning Commission Minutes December 20, 2021 Page 3 of 4 Sharon O'Boyle, 9300 Grey Cloud Trail South, Grey Cloud Island Township, stated she read the whole thing, both the EAW and the historical description of the house, which she found really interesting since she lived in the house on the corner of Mississippi Dunes until she was eight years old. Her Grandma O'Boyle owned the land before it was sold to become Mississippi Dunes Golf Course. After reading the historical part, one of the questions was about if there'd been anything to meet guidelines if there'd been any important person living there. She didn't know if this would count, but her Grandma O'Boyle was the first woman to be a Postmistress in St. Paul Park; she things that rates as something important and is of historical value. She noticed with the EAW that they addressed the endangered species that have been seen in that area, on the property, and if you put 500 units on that land, you're going to lose the endangered species. So, she thinks development is fine, but not on that property, and she's said that all along. You have a chance to include it with the SNA, along with the Grey Cloud Island Regional Park; make it one whole thing, whether that be the State, with the DNR, or in combination with the City, like we have with the Grey Cloud Island Regional Park, as that's a combination of entities that put that together. The other thing that she noticed in the EAW is the fact that the land is sand; the EAW says that all of that sand would have to be removed for there to be any housing put in. To her, that's a red flag; if you have to remove that much soil, it's not a good place to put a development with the fact that you're going to have to use sump pumps because it's in a flood plain. The other thing she thought about was she had worked at Pullman Elementary with the Rainbow Kids Club many years ago. Where are all the children going to go? She's heard from residents in Cottage Grove that Pullman is at capacity, so if you've got 500 homes, you're going to have to build another school. That doesn't make any sense either. After reading it, they're saying it's going to be two people per household; to her, it seems like they're minimizing. Based on two people per household, that's an additional 125,000+ gallons of water per day, about 136,000+ gallons of sewage per day, and 4,000 extra cars on the road. So, choose wisely. Frazier stated that there were two emails and a handwritten letter that were provided to staff prior to the meeting; those will be included as written public comments for this hearing so those will also go to the City Council for their review. No one else spoke. Frazier closed the public hearing. Fisher stated in response to Ms. O'Boyle's comments about Pullman Elementary, she's on the PTA at Pullman Elementary. She understands that this new development, along with the new development going in already just south of Mississippi Dunes, is Pullman. Pullman is not at capacity, so she just wanted to make sure that was in the public comment. She serves on the PTA, and is also involved in class sizes, as she's on another School District committee; this is not really the place to discuss the District, but there have been new schools built very recently that are not at all at capacity. She thinks the School District is doing a good job working with the City in anticipating our population growth and being able to support those children in the schools. Approval of Planning Commission Minutes of November 22, 2021 Rasmussen made a motion to approve the minutes of the November 22, 2021 Planning Commission meeting. Knable seconded. Motion passed unanimously (5-to-0 vote). Reports Planning Commission Minutes December 20, 2021 Page 4 of 4 8.1 Recap of December 2021 City Council Meetings Costello provided a summary of actions taken at the City Council meetings in December. December 1: Council approved the Harkness Apartments final plat and development agreement; the Mississippi Dunes Master Plan was also approved. December 15: The Mississippi River Critical Corridor Ordinance Amendment was approved; NorthPoint Development was approved, so they'll move forward with making application for their first phase. Council Member Dennis wished each of the commissioners and their families a wonderful Christmas week and all holidays celebrated this time of year. As always, we appreciate very much the work the commissioners do for the City. 8.2 Response to Planning Commission Inquiries 8.3 Planning Commission Requests None Adjournment Brittain made a motion to adjourn the meeting. Fisher seconded. Motion passed unanimously 5-to-0 vote). The meeting was adjourned at 7:27 p.m. ATTACHMENT 2. IMPAIRED WATERS MAP ENVIRONMENTAL ASSESSMENT WORKSHEET RESPONSE TO COMMENTS, FINDINGS OF FACT AND RECORD OF DECISION Former Mississippi Dunes Golf Course City of Cottage Grove, Minnesota Impaired Waters 2020 - MPCA Impaired Waters Viewer impaired waters 2020 • Project Site Delisted waters Delisted lakes "z ` _ _ ..•.••. s. C Delisted streams Impaired waters upper Impaired lakes Grey[at str=_ `�� ■ ,stand 5 Impaired lakes partially within reservations a Impaired lakes wholly • within reservations Impaired streams � nz -cl Impaired streams partially within reservations Impaired streams wholly within reservations - Impaired wetlands 2020 impaired waters list, based on 2018 water quality assessments. This service is used by the MPCA's Impaired Waters imi Viewer. Esri, NASA, NGA, USGS, FEMA I County of Dakota, Metropolitan Council, MetroGIS, Esri Canada, Esri, HERE, Garmin, SafeGraph, INCREMENT P, METI/NASA, USGS, EPA, NPS, US Census Bureau, USDA ATTACHMENT 3. REVISED TRAFFIC STUDY ENVIRONMENTAL ASSESSMENT WORKSHEET RESPONSE TO COMMENTS, FINDINGS OF FACT AND RECORD OF DECISION Former Mississippi Dunes Golf Course City of Cottage Grove, Minnesota DUNES RESIDENTIAL DEVELOPMENT 2 TRAFFIC LUTI N TRAFFIC IMPACT STUDY in Cottage Grove., MN January 11, 2021 Dunes Cottage Grove, MN TRAFFIC IMPACT STUDY PROJECT NO. 2021_012 January 11, 2022 I hereby certify that this plan, specification, or report was prepared by me, or under my direct supervision, and that I am a duly Registered Professional Engineer under the laws of the State of Minnesota: Vernon E. Swing, P.E. Date: 1-11-2022 Lic. No.: 41417 TRAFFIC IMPACT STUDY FORMER MISSISSIPPI DUNES PROPERTY COTTAGE GROVE, MINNESOTA January 11, 2022 Prepared For: Pulte Homes tPulte Prepared By: SZ Traffic Solutions, LLC 4290 Norwood Lane North Plymouth, MN 55442 612-968-4142 Project No. 2021_012 TABLE OF CONTENTS I. INTRODUCTION 1 II. EXISTING TRAFFIC CONDITIONS 4 A. Data Collection 4 B. Roadway Description 4 III. NO -BUILD ALTERNATIVE 9 A. Background Growth 9 B. Anticipated Improvements for No -Build Conditions 9 C. Results of Analysis 9 IV. BUILD ALTERNATIVE 12 A. Site -Generated Traffic 12 B. Trip Distribution and Assignment 12 C. Build Traffic Volumes 15 D. Intersection Operational Analysis Description 15 E. Results of Analysis 18 F. 2040 Operations 20 V. SUMMARY AND SUGGESTIONS 23 LIST OF TABLES Table Page Number 1. Trip Generation 12 2. 2026 No -Build Operations 18 3. 2026 Build Operations 19 4. 2040 No -Build Operations 20 5. 2040 Build Operations 21 6. 2040 Build Operations for Hadley Avenue S Residential 22 LIST OF FIGURES Figure Page Number 1. Vicinity Map 2 2. Site Plan 3 3. Existing Geometries and Traffic Control 7 4. Existing Traffic Volumes 8 5. 2026 No -Build AM and PM Peak Traffic 10 6. 2040 No -Build AM and PM Peak Traffic 11 7. Trip Distribution & Trip Assignment 14 8. 2026 Build AM and PM Peak Traffic 16 9. 2040 Build AM and PM Peak Traffic 17 Exhibit 1 23 TECHNICAL APPENDICES (Available upon Request) A. TRAFFIC COUNTS B. TRIP GENERATION CALCULATIONS C. RESULTS OF OPERATIONAL ANALYSES I. INTRODUCTION Pulte Homes proposes to redevelop the Mississippi Dunes Golf Course site of approximately 164-acres as a single family detached residential homes development plus a senior attached residential building referred to as the Dunes. The project will consist of a maximum of 369 single-family homes and 130 senior attached units. For the purposes of this study, it is anticipated that construction will be complete, and the facilities fully occupied by 2026. The proposed site is located to the south of 1031d Street S and to the east of Grey Cloud Trail S and is bordered on the south by Mooers Lake. The site location is illustrated on Figure 1, "Vicinity Map". Direct access to the site is proposed via two locations both originating from Grey Cloud Trail S and progressing southeastward into the site. Indirect access is available from Jamaica Avenue S, Hadley Avenue S, 95' Avenue S, and 100' Street S via the intersection of 1031d Street S with Grey Cloud Trail S. Indirect access is also available from Grey Cloud Island Drive S via both the northern and southern intersections with Grey Cloud Trail S. The location of the direct accesses is illustrated on the Concept Site Plan, Figure 2. The purpose of this study is to support the Environmental Assessment Worksheet (EAW) completed for the subject development, particularly to evaluate the impact of traffic generated by the proposed development on the operations and safety of the adjacent roadway network. The study focuses on the roads and intersections that provide direct and indirect access into the site. This study details the existing and future roadway conditions at studied intersections and includes traffic volumes, lane geometries and traffic operational analysis results. Recommendations regarding roadway improvements to accommodate site generated traffic, as well as the anticipated growth in background traffic are included as necessary. Traffic Impact Study Page 1 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 T s,`♦ / _Y Y 4 p ti Via:; J i -fod ti i� 5 i0 puelsl pnol:) A019 ,: t Serear Liwmg ..,1� . i Westwood pulte �iV �rJ Ir e �a-ao�i d�uirr.a W30343 COTTAGE GROVE, MN 0 i50' 3W 650' Figure 2 - Concept Site Plan (By Others) Traffic Impact Study Page 3 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 I. Existing Conditions A. Data Collection The existing conditions of the nearby roadway system were documented by a field inventory conducted during the week of September 8, 2021. The purpose was to identify features that affect roadway capacity, including traffic control, sight distances, turn lanes, speed limits, etc. In addition, turning movement traffic counts were conducted revealing the AM Peak hour occurs at 7:30 — 8:30 AM and the PM Peak hour at 4:00 PM — 5:00 PM at the following intersections: • 103rd Street S & Grey Cloud Trail • Hadley Avenue S & 100th Street S • 100th Street S & Jamaica Avenue S • Hadley Avenue S & 95th Street S • Jamaica Avenue S & 95th Street S • Grey Cloud Island Drive and Grey Cloud Island Trail 3-way intersection • Grey Cloud Island Drive and Grey Cloud Island Trail intersection on the Island Figure 3 illustrates the study area, the existing geometries, and the traffic control, and Figure 4 shows the existing AM and PM Peak hour turning movement counts. Also, the 2019 average daily traffic volumes in the study area as published by MnDOT are included on Figure 4. It is noted, Covid-19 has affected the travel patterns during peak times. Current patterns in the Twin Cities suggest the total daily traffic volumes are at levels similar to pre-Covid conditions, but the AM peak is much less intense, and the PM peak is occurring earlier with less volume but is lasting longer. The volumes in this report have not been adjusted to reflect pre-Covid conditions. B. Roadway Descriptions The existing geometries of the Study Area Roadway Network have been documented based on a field review. The discussion that follows details specific items such as lane layout, roadway classifications, and turn lane storage lengths. Traffic Impact Study Page 4 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 ➢ Jamaica Avenue S, runs generally north/south to the east of the site. It is a City of Cottage Grove Minnesota State Aid (MSA) road and is functionally classified as an A Minor Expander. In the study area, it is a 4-lane road, undivided to the south of 95' Street S, and divided to the north with designated left right turn lanes at intersection with 95' Street S. It provides indirect access to the site via the intersection with 100' Street S and subsequently 103'd Street S. It is signed for 45 mph, and has an urban cross-section. ➢ Hadley Avenue S, runs generally north -south to the east of the site. It is a City of Cottage Grove MSA road and is functionally classified as a Major Collector. In the study area, it is a two lane road with right and left turn lanes provided at major intersections. Hadley Avenue S provides indirect access to the site via the intersection with 100t1i Street S and subsequently 1031d Street S. It is signed for 40 mph and has an urban cross-section. ➢ 95' Street S, runs generally east -west to the northeast of the site. It is a City of Cottage Grove MSA road and is functionally classified as a Major Collector. In the study area, it is generally a 4- lane road. 95' Street S provides indirect access to the site via the intersection with Hadley Avenue S and subsequently 1031d Street S. It is signed for 45 mph and has an urban cross-section ➢ 100' Street S, generally runs in an east -west direction to the east of the site. It is a City of Cottage Grove (MSA) road and is functionally classified as a Major Collector/Other Arterial, and in the future it is planned as an A -Minor Expander. In the vicinity of the site, it is a 2-lane undivided road with dedicated right turn lanes and left turn by-pass lanes at major intersections. It provides indirect access to the site via its connection to 103'd Street S. It is signed for 50 mph and generally has an urban cross-section. Traffic Impact Study Page 5 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 ➢ 103'd Street S, generally runs in an east -west direction to the north of the site. It is a City of Cottage Grove MSA roadway and is functionally classified as a Major Collector. It provides indirect access to the site via its intersection with Grey Cloud Trail S, is a 2-lane facility and is signed for 40 mph. ➢ Grey Cloud Trail S, runs generally north -south adjacent to the site. It is a Cottage Grove MSA roadway and is functionally classified as a Major Collector. It provides direct access to the site via two new intersections. Grey Cloud Trail S is a 2-lane undivided facility, is signed for 40-mph, and currently has a rural cross-section. ➢ Grey Cloud Island Dr S, runs generally north/south to the west of the site. It is a City of Cottage Grove Local Street. In the vicinity of the site, it is a 2-lane undivided and it provides indirect access to the site via its intersections with Grey Cloud Trail S. It is signed for 35 mph and has a rural cross-section. As mentioned above, the existing geometric conditions at the study area intersections have been reviewed and are summarized on Figure 3. It is noted, 1031d Street S passes under an active rail line just to the east of Grey Cloud Trail S. This underpass is stop controlled on both approaches as the roadway curvature and width of the underpass will not accommodate more than one oversized vehicle at a time. Traffic Impact Study Page 6 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 I Z CM OI +j c m y .tlsamurr l4 G x CLa o � ! � m A Q L] Z 0 c JE as 0 a o 0 J a s] as t� y a o �9tC3. +— + + 6 ui to rei xtlAiLeH + + 4] A9� g - : ti Eo;_ `s AO£ C 0.. U o` as E 0 a� �J Traffic Impact Study Page 7 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 O068 I64oz)OOz£ I64Dz1DD89 4- s` o a 41 t a_ d o L r �. Isl 1 sL > (96) 69 T -- ❑ _ M B V a) r v 7 Z CM O O LU c .� t9 rn as a o F LLI J x E O O N y T W Q o o t9L I941 0 " 7 v O 0 RP 0 aN N N O Q7 9JUjIVO4S I4L9 H Wj Traffic Impact Study Page 8 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 III. NO -BUILD ALTERNATIVE To address the impacts of a development on the surrounding roadway system, it is necessary to predict the traffic that would be present on the roadway system at the time (the design year) of completion of the proposed development, without the inclusion of the proposed development. This is considered the No - Build scenario, and serves as a basis with which to compare Build scenarios. In this study two design years were analyzed 2026, the year after the development is fully built and occupied, and 2040, the current planning year horizon. A. Background Growth Review of the latest City of Cottage Grove Comprehensive Transportation Plan indicates the traffic in the area is expected to increase. The City's Comprehensive Plan indicates traffic will grow by approximately 1.3 percent per year between now and 2040. This rate is likely conservative as ITE and the Transportation Research Board suggest traffic patterns will permanently change due to the impact of COVID-19 with fewer home to work and work to home trips likely to occur in the future. Figures 5 and 6 illustrate the anticipated 2026 and 2040 No -Build peak hour traffic volumes. B. Anticipated Improvements for No -Build Conditions There are no programmed improvements identified for the roadways surrounding the site. For the purposes of this study it is assumed that the current roadway condition will remain as is. C. Results of Analysis The study area intersections identified in Section II were analyzed for the 2026 and 2040 No -Build scenarios. Complete discussion of the results of these analyses is provided in Section IV, where a comparison with corresponding design year Build alternatives are made. Traffic Impact Study Page 9 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 s [+] N o rgi ® r L '� LLL ILL1 r a w t-7bL ILLLI + 1 4 rLcal a� I6Z 0 LL 4Y L7 LZ � N [•] J Traffic Impact Study Page 10 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 7 IbLlVz t ILZL188 y `� O • _ G Y ❑ 0 t 0 v W C] Y s• J 2 E t r Z0i IOi1 O Y N Y n N � —ELL ILVL1 i O 0 uD O L LI01 N � 1 �LIE1 _ c iiE ILLEI 1 4 9 I81 -- (EEL188 J t r+ "ve +) I94L198 IL91ELJL I * I , - :wr GOiRz� ISELI L9i� n I80E1 tra M _ cu E 0 ca 3 m 6 z 0 dr a N (D w L Traffic Impact Study Page 11 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 IV. BUILD ALTERNATIVE A. Site -Generated Traffic The number of vehicle trips generated by the maximum 369 single family homes and 130 Unit Senior Attached Residences to be developed as part of the Dunes residential development were estimated for the weekday daily, and AM and PM traffic peak hours using the data and methodologies contained in the 10"' Edition of Trip Generation, published by the Institute of Transportation Engineers (ITE). The proposed development will include single-family homes corresponding to ITE Land Use Code 210 and senior attached residential units corresponding to ITE Land Use Code 252. Table 1 summarizes the trip generation estimates. Table 1 Trip Generation Land Trips Generated AM peak PM Peak Land Use Use Size Code Weekday ADT 3456 Enter 67 Exit 200 Enter 224 Exit 132 Single Family Housing 210 369 Homes Senior Attached 252 130 Units 9 17 18 15 497 Units 76 217 242 147 Totals 3953 293 389 1. Per the data and methodologies in Trip Generation, 10'b Edition, published by ITE. B. Trip Distribution and Assignment The distribution of site -generated traffic from and to the adjacent street system was based on existing traffic patterns in the area and on travel time forecasts recorded during the peak traffic times using google maps. Figure 7, titled "Trip Distribution and Trip Assignment," depicts the distribution of the estimated site - generated traffic entering and exiting the study area roadway network, with 100 percent destined to/from the north. This traffic is then distributed accordingly, with 15 percent utilizing the Hadley Avenue and TH 61 interchange, 84 percent utilizing the Jamaica Avenue S and TH 61 interchange (with 20 percent diverting Traffic Impact Study Page 12 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 to 95' Street S when the traffic light is red or when visiting retail on the way home) and I percent utilizing Grey Cloud Trail. Site -generated traffic was assigned to the network accordingly and is also illustrated on Figure 7. (It is noted the volume of traffic turning left into the northern access may benefit from the installation of a left turn lane as traffic on Grey Cloud Trail S increases in the future. However, this study did not include a dedicated left turn lane at this access in the analysis.) Traffic Impact Study Page 13 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 t a +j tle�� fa} 1 +) t a a as c (99L} Sb c y o z Q L] �`+ o -0 °faV9 E 2 v N Y w F J ` 0 0 a) 0 0 2 (� � Y Y (} 02 tEb Isa} he a, 0 _ �; 0 0 � hEE fEa} 2 :2 0 0 .) 0 fa} NJ `1 t �0 Ia}ate f o 0 0 (LE) LL 0 0 0 - fa}ate r] LW N iY t �• O ` © (0 �(a}£ . 7y © (0) M, Jo y �n t � 8Y(K)9a IL} 1 (a)ate (a) L Traffic Impact Study Page 14 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 C. Build Traffic Volumes When combined, the site -generated traffic volumes and No -Build scenario traffic volumes result in the Build scenario traffic volumes, shown on Figures 8 and 9 for the 2026 and 2040 design years, respectively. D. Intersection Operational Analysis Description The operating conditions of transportation facilities, such as roadways, traffic signals and stop -controlled intersections, are evaluated based on the relationship of the theoretical capacity of a facility to the actual traffic volume on that facility. Various factors affect capacity including travel speed, roadway geometry, grade, number of travel lanes, and intersection control. The current standards for evaluating capacity and operating conditions are contained in the 6t1i Edition of Highway Capacity Manual, published by the Transportation Research Board. The procedures describe operating conditions in terms of driver delay represented as a Level of Service (LOS). Operations are given letter designations with "A" representing the best operating conditions and "F" representing the worst. Generally, level of service "D" represents the threshold for acceptable overall intersection operating conditions during a peak hour. The Chart below summarizes the level of service and delay criteria for signalized and unsignalized intersections. LOS Designation Signalized Intersection Average Delay/Vehicle Sec. Unsignalized Intersection Average Delay/Vehicle Sec. A < 10 < 10 B > 10-20 > 10-15 C > 20-35 > 15-25 D > 35-55 > 25-35 E > 55-80 > 35-50 F > 80 > 50 A final fundamental component of operational analyses is a study of vehicular queuing, or the line of vehicles waiting to pass through an intersection. An intersection can operate with an acceptable Level of Service, but if queues from the intersection extend back to block entrances to turn lanes or accesses to adjacent land uses, unsafe operating conditions could result. In this report, the Industry Design Standard 95th percentile queue length is used. The 95th Percentile Queue Length refers to that length of vehicle queue that has only a five -percent probability of occurring during an analysis hour. Traffic Impact Study Page 15 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 �5 L 694(�U) N � �J 4 L6 Ie81 F.q �91pP (w) of 1 [Zo 0 Or , ALL L I0170 +) 1 �► cZf �tl Fei D¢H G6 0 t L 4) 1 +) (99O'n a / n'yy w (VO EZ N [] r v � t 9EZ ILLL1 Ql W � LL Ifil suvnao I64� LL� GO9-+ a_ a E 0 7 7 z2 a w a a [�] W i J 0 p = w �1 L C � O A O m N C �tIJ-e6� K£�°L1 00 $. y 0) LL Traffic Impact Study S2 Traffic Solutions Page 16 November 9, 2021 Revised: January 11, 2022 N �n t E94 I9iL1 4 � a[I4 Issl F.q 2 IV91 sE 1 I40 Ll Eb s d N Ql 0 I9LZ19EL N � O O V 2 E ++ [] y N y LLI _I L Z3 O a)O q. t-b9I®/9.1n 0 a F N N 5 C] N +-9Ub IVSL1 N 4IE1 � t (cc 4188 1 t f i Ii641 L6 N GO az 0 s L4L{f� (,}sby x o LMOLO 1 m Y 4 Hu(o0 s ii vna� (a)E4J, (a)u-+ -°j o91 6 a (0) y Traffic Impact Study Page 17 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 E. Results of Analysis This section contains the results of the intersection operational analyses based on Synchro/Simtraffic, 1 I' Edition, and provides recommendations, as necessary to mitigate the impacts. It is noted, the reported results are from the aggregate of 10 SimTraffic simulations which use a random number generator to seed the network with vehicles. These results reflect dynamic conditions and a more accurate than the results of the static analysis reported by Synchro, however, due to random number generator can sometimes show slightly better results on minor movements under higher traffic conditions when the intersections are operating at very good LOS. Table 2 summarize the results of the operational analyses for the 2026 No Build scenario (assumes 1.0 percent annual growth in traffic from existing conditions). Table 2 2026 No -Build Operations Overall/Worst Movement LOS & Delay (sec) Intersection Notes/951h Percentile Q AM Peak Hour PM Peak Hour Grey Cloud Island Dr S & Grey a (1.1)/a ebl (3.4) a (1.5)/a ebl (3.6) EB Q is 30 ft in AM; Cloud Trail S (south) EB Q is 37 ft in PM 103rd Street S & Grey Cloud Trail S a (1.1)/a wbl (4.0) a (1.4)/a wbl (3.8) WB Q is 36 ft in AM; W13Qis37ftinPM 1001h Street S & Hadley Avenue S a (1.1)/a wbl (3.2) a (1.5)/a wbl (5.8) WB Q is 39 ft in AM; W13Qis51ftinPM 951h Street S & Hadley Avenue S a (4.3)/a wbl (7.1) a (4.8)/a wbl (7.5) NB Q is 37 ft in AM; S13Qis42ftinPM Grey Cloud Island Dr S & Grey a (1.0)/a ebr (2.5) a (1.1)/a ebr (2.9) -NA - ; Cloud Trail S (north) EBR Q is 13 ft in PM 951h Street S & Jamaica Avenue S A (6.2)/C EBT (25.7) A (9.7)/C WBT (30.2) EBL Q is 133 ft in AM; EBL Q is 173 ft in PM 1001h Street S & Jamaica Avenue S a (8.6)/c wbt (16.8) b (11.4)/d sbl (32.0) SBR Q is 214 ft in AM; SBR Q is 242 ft in PM 1. Overall Level of Service reported from SimTraffic delay, first letter represents intersection LOS, while second letter represents worst LOS of individual approach. Upper case letters indicate signalized intersection, lower-case letters indicate unsignalized intersection, and italic letters signify roundabouts 2. 95' percentile queues are a result from an average of 10 SimTraffic simulations. The results shown in Table 2 indicate all intersections and worst movements are expected to operate at acceptable LOS in 2026 without the proposed project. Further, the results indicate all intersections will Traffic Impact Study Page 18 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 experience manageable vehicle queues. No intersection modifications are suggested for the 2026 No -Build condition. Table 3 summarizes the operational analyses results for the 2026 Build conditions. Table 3 2026 Build Operations Overall/Worst Movement LOS & Delay (sec) Intersection Notes/951h Percentile Q AM Peak Hour PM Peak Hour Grey Cloud Island Dr S & Grey a (1.0)/a ebl (3.5) a (1.2)/a ebl (3.5) EB Q is 28 ft in AM; Cloud Trail S (south) EB Q is 35 ft in PM 103rd Street S & Grey Cloud Trail S a (1.7)/a wbl (4.3) a (4.6)/a wbl (7.8) WB Q is 51 ft in AM; W13Qis83ftinPM 1001h Street S & Hadley Avenue S a (2.5)/a wbl (6.9) a (4.1)/b wbl (11.4) WB Q is 49 ft in AM; W13Qis90ftinPM 951h Street S & Hadley Avenue S a (4.7)/a wbl (7.6) a (6.3)/b wbl (10.7) NB Q is 47 ft in AM; W13Qis69ftinPM Grey Cloud Island Dr S & Grey a (0.9)/a ebr (1.6) a (1.2)/a ebr (2.9) EBR Q is 13 ft in AM; Cloud Trail S (north) EBR Q is 15 ft in PM 951h Street S & Jamaica Avenue S A (6.9)/C EBL (20.3) B (10.1)/D WBL(38.9) EBL Q is 135 ft in AM; EBL Q is 167 ft in PM 1001h Street S & Jamaica Avenue S b (11.5)/c sbr (18.3) a (4.8)/b sbl (10.1) SBR Q is 246 ft in AM; SBR Q is 62 ft in PM North Access & Grey Cloud Trail S a (2.6)/a wbr (3.9) a (2.3)/a sbl (3.2) WBR Q is 66 ft in AM; WBR Q is 53 ft in PM South Access & Grey Cloud Trail S a (2.2)/a wbr (2.9) a (1.9)/a wbr (2.7) WBR Q is 49 ft in AM; WBR Q is 44 is PM 1. Overall Level of Service reported from SimTraffic delay, first letter represents intersection LOS, while second letter represents worst LOS of individual approach. Upper case letters indicate signalized intersection, lower-case letters indicate unsignalized intersection, and italic letters signify roundabouts 2. 95T' percentile queues are a result from an average of 10 SimTraffic simulations. The results shown in Table 3 indicate all intersections and worst movements are expected to operate at acceptable LOS in 2026 with the proposed project. Further, the results indicate all intersections will experience manageable vehicle queues. It is noted the project will have a negligible impact on the operations of the Grey Cloud Island Dr S and Grey Cloud Trail S intersections. (Again, when the operations of the intersection and critical movements are at LOS A, the random number generator can sometimes show slightly better delay or queuing results on minor movements even with higher traffic volume conditions.) Traffic Impact Study Page 19 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 F. 2040 Operations The long-range planning horizon year is 2040, as mentioned in the No -Build section. The results of the analysis of the 2040 No -Build traffic conditions, which continue to reflect a 1.3 percent annual growth rate, assume the roadways surrounding the site have the current configuration. Table 4 summarizes the 2040 No -Build operations at the study area intersections. Table 4 2040 No -Build Operations Overall/Worst Movement LOS & Delay (sec) Intersection Notes/951h Percentile Q AM Peak Hour PM Peak Hour Grey Cloud Island Dr S & Grey a (0.9)/a ebl (3.9) a (1.3)/a ebl (3.6) EB Q is 33 ft in AM; Cloud Trail S (south) EB Q is 37 ft in PM 103rd Street S & Grey Cloud Trail a (1.0)/a wbl (3.3) a (1.6)/a wbl (3.9) WB Q is 38 ft in AM; S W13Qis43ftinPM 1001h Street S & Hadley Avenue S a (1.2)/a wbl (4.6) a (1.3)/a wbl (5.5) WB Q is 39 ft in AM; W13Qis45ftinPM 951h Street S & Hadley Avenue S a (5.2)/a wbr (5.2) a (6.0)/a wbl (10.0) NB Q is 57 ft in AM; S13Qis65ftinPM Grey Cloud Island Dr S & Grey a (0.8)/a ebr (2.6) a (1.1)/a ebr (3.3) -NA-; Cloud Trail S (north) EBR Q is 9 ft in PM 951h Street S & Jamaica Avenue S A (7.1)/B EBL (17.6) B (12.4)/C EBL (22.0) EBL Q is 128 ft in AM; EBL Q is 220 ft in PM 1001h Street S & Jamaica Avenue a (2.5)/a sbl (5.2) a (2.7)/a sbl (5.1) EBL Q is 33 ft in AM; S SBR Q is 44 ft in PM 1. Overall Level of Service reported from SimTraffic delay, first letter represents intersection LOS, while second letter represents worst LOS of individual approach. Upper case letters indicate signalized intersection, lower-case letters indicate unsignalized intersection, and italic letters signify roundabouts 2. 95' percentile queues are a result from an average of 10 SimTraffic simulations. The results shown in Table 4 indicate all intersections and worst movements are expected to operate at acceptable LOS in 2040 without the proposed project. Further, the results indicate all intersections will experience manageable vehicle queues. (Again, when the operations of the intersection and critical movements are at LOS A, the random number generator can sometimes result in slightly better delay or queuing results on minor movements even with higher traffic volume conditions.) Table 5 summarizes the results of the 2040 Build traffic operational analysis, assuming no improvements or mitigation. Traffic Impact Study Page 20 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 Table 5 2040 Build Operations Overall/Worst Movement LOS & Delay (sec) Intersection Notes/951h Percentile Q AM Peak Hour PM Peak Hour Grey Cloud Island Dr S & Grey a (0.8)/a ebl (3.2) a (1.5)/a ebl (3.9) EB Q is 22 ft in AM; Cloud Trail S (south) EB Q is 36 ft in PM 103rd Street S & Grey Cloud Trail a (1.4)/a wbl (3.9) a (4.4)/a wbl (7.7) WB Q is 31 ft in AM; S W13Qis85ftinPM 1001h Street S & Hadley Avenue S a (2.0)/a wbl (4.2) a (3.8)/b wbl (10.1) WB Q is 54 ft in AM; W13Qis95ftinPM 951h Street S & Hadley Avenue S a (4.5)/a wbl (7.9) a (6.0)/a wbl (8.9) NB Q is 53 ft in AM; W13Qis55ftinPM Grey Cloud Island Dr S & Grey a (1.0)/a ebr (1.3) a (0.9)/a ebr (2.5) NA; Cloud Trail S (north) NA 951h Street S & Jamaica Avenue S A (8.5)/B EBL (19.0) B (11.9)/D WBL(36.5) EBL Q is 143 ft in AM; EBL Q is 196 ft in PM 1001h Street S & Jamaica Avenue a (3.3)/a sbl (6.3) a (5.4)/a sbl (7.9) EBL Q is 42 ft in AM; S SBR Q is 68 ft in PM North Access & Grey Cloud Trail S a (2.2)/a wbr (3.6) a (2.4)/a sbl (3.0) WBR Q is 63 ft in AM; WBR Q is 47 ft in PM South Access & Grey Cloud Trail S a (1.6)/wbr (3.0) a (2.0)/a wbr (2.0) WBR Q is 32 ft in AM; WBR Q is 52 ft in PM I. Overall Level of Service reported from SimTraffic delay, first letter represents intersection LOS, while second letter represents worst LOS of individual approach. Upper case letters indicate signalized intersection, lower-case letters indicate unsignalized intersection, and italic letters signify roundabouts 2. 95T' percentile queues are a result from an average of 10 SimTraffic simulations The results shown in Table 5 indicate all intersections are expected to operate at acceptable overall LOS in 2040 with the proposed project. Further, the results indicate all intersections will experience short to moderate vehicle queues, which are typical for peak hour conditions. As with the 2026 Build conditions, the project will have a negligible impact on the operations of the Grey Cloud Island Dr S and Grey Cloud Trail S intersections. (Again, when the operations of the intersection and critical movements are at LOS A, the random number generator can sometimes result in slightly better delay or queuing results on minor movements even with higher traffic conditions.) In addition to the forecast conditions at the study area intersections identified earlier in this document, two other areas were reviewed for the 2040 AM and PM Build conditions to determine if the project will result in unacceptable operations. The two areas are the railroad underpass intersection, and the Hadley Avenue Traffic Impact Study Page 21 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 S intersections with 90th Street S and 85' Street S. As mentioned in the existing conditions section, 1031d Street S passes under an active rail line and the approach lanes for each direction of the underpass are controlled with stop signs. This treatment is in place to protect oversized vehicles such as semi -trucks which cannot navigate through the underpass without encroaching into the opposing lane of traffic. It is noted, this project will straighten the 103,d Street S underpass, however, the opening will remain narrow likely making it difficult for two oversized vehicles to pass simultaneously. The operation analysis of the 2040 AM and PM Build conditions indicate the intersection and worst movement will operate at LOS A for both peak periods with the longest 95' percentile queue estimate to be 90 feet for westbound traffic during the PM peak. That said, with the anticipated increase in traffic associated with the proposed project, it is suggested that advanced warning signs with flashers be installed to alert drivers to the unusual traffic control conditions. The 2040 Build AM and PM peak hour traffic operations at the Hadley Avenue S intersections with 90t1' Street S and 85' Street S were also analyzed using Synchro/SimTraffic Software. These intersections are all -way stop control with share left through and right movements occurring from one lane on all approaches. The volumes used in the analysis are derived from existing ADT. Exhibit I summarizes the 2040 Build peak hour traffic conditions at the two intersections. The results of the analyses indicate the intersection and worst movement operations for both intersections will not significantly change with the addition of traffic from the proposed project. Table 6 summarizes the results for the 2040 Build conditions. Table 6 2040 Build Operations for Hadley Avenue S Residential Intersections Overall/Worst Movement LOS & Delay (sec) Intersection Notes/951" Percentile Q AM Peak Hour PM Peak Hour MIL 90" Street S & Hadley Avenue S a (6.6)/a nbt (7.7) a (7.2)/a nbt (8.2) NB Q is 97 ft in AM; NB Q is 113 ft in PM 851h Street S & Hadley Avenue S a (6.8)/a wbl (7.7) a (7.6)/a sbt (8.0) NB Q is 92 ft in AM; SIB Q is 95 ft in PM 1. Overall Level of Service reported from SimTraffic delay, first letter represents intersection LOS, while second letter represents worst LOS of individual approach. Upper case letters indicate signalized intersection, lower-case letters indicate unsignalized intersection, and italic letters signify roundabouts 2. 95' percentile queues are a result from an average of 10 SimTraffic simulations Traffic Impact Study Page 22 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 Exhibit 1— 2040 Build Traffic Volumes at Hadley St Intersections Traffic Impact Study Page 23 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 V. SUMMARY AND SUGGESTIONS The preceding analysis has evaluated the potential traffic impacts of the proposed development of the Pulte Homes single family and attached senior apartment residential project, Dunes, on the operations of the study area intersections. The site is located adjacent to the east side of Grey Cloud Trail S and south side of 1031d Street S, just north of Mooers Lake in Cottage Grove, Minnesota. Two design years were considered in this study, 2026 to correspond to the year after build -out and 2040 to remain consistent with the long range planning horizon. For both design years a No -Build and Build scenario, was analyzed and compared to assess the development's impact, and the area's future infrastructure needs. Development of the Dunes residential project on the former Mississippi Dunes Golf Course site by 2026 is expected to result in approximately 3,953 new vehicle trips on the study area roadway network per average weekday. Peak hour trips generated by the development are estimated at 293 during the AM peak hour and 389 during the PM peak hour. The site access will include the construction of two new intersection on Grey Cloud Trail S, to the south of 1031d Street S. Growth in background traffic at a rate of 1.3 percent per year was accounted for in the analysis. Results of the operational analyses in the 2026 and 2040 No -Build and 2026 and 2040 Build scenarios indicate all the intersections will operate at acceptable levels of service with typical Peak Hour short to moderate vehicle queues. It is suggested that the current stop sign control of the 1031d Street S underpass be augment with advanced warning flashers to alert the driver of an unusual traffic control treatment. While not warranted at this time, it may be beneficial to include a dedicated left turn lane for Grey Cloud Trail into site at the northern access intersection. No other improvements to the roadways or intersections within the study area are required. Traffic Impact Study Page 24 S2 Traffic Solutions November 9, 2021 Revised: January 11, 2022 ATTACHMENT 4. NEW HISTORY REPORT ON WILLIAM COWAN/HERB FRITZ HOUSE ENVIRONMENTAL ASSESSMENT WORKSHEET RESPONSE TO COMMENTS, FINDINGS OF FACT AND RECORD OF DECISION Former Mississippi Dunes Golf Course City of Cottage Grove, Minnesota NEW HISTORY H I STO R I CAL EVALUATION 10301 Grey Cloud Trail, Cottage Grove November 2021 575 9TH STREET SE, STE 215 1 MINNEAPOLIS, MN 55414 1 612.843.4140 1 NEWHISTORY.COM Historical Evaluation 10301 Grey Cloud Trail Cottage Grove, Minnesota 55016 Prepared for: City of Cottage Grove 12800 Ravine Pkwy South Cottage Grove, MN 55016 By: New History 575 Ninth Street Southeast, Suite 215 Minneapolis, Minnesota 55414 (612) 843-4140 www.newhistory.com For questions and comments: Lauren Anderson, anderson@newhistory.com Meghan Elliott, eliott@newhistory.com (612) 843-4140 02021 New History TABLE OF CONTENTS Executive Summary Site History Historic Context 10301 Grey Cloud Trail City of Cottage Grove Local Designation Past Determinations of Historic Significance Designation Criteria Integrity National Register of Historic Places (NRHP) Designation Sources Consulted Appendix A: Current Photos 1 2 2 5 11 11 11 12 12 14 17 EXECUTIVE SUMMARY This report summarizes our historical research on the 10301 Grey Cloud Trail property in Cottage Grove. The purpose of our research was to provide additional information on the history of the site. We have also provided our preliminary recommendations and professional opinion on the property's ability to qualify for local landmark and National Register of Historic Places (NRHP) designation. Site History: • The current site features a house and barn on 2.75 acres of land. The house was likely constructed between 1850 and 1886. The associated barn was constructed at an unknown date, but it is possible that it dates to the same time period. From the time of its construction until the mid-1900s, the property was associated with dozens of acres of surrounding farm land. • For most of its history, the house appears to have primarily operated as a single-family residence for individuals and/or families who farmed the surrounding acreage. Past Determinations of Historic Significance: The property is not currently locally designated as a historic site. A 1990 survey of Cottage Grove recommended the property for additional research and local designation. • The property is not currently listed on the National Register of Historic Places (NRHP). Local Landmark Designation: For a property to be locally designated by the City of Cottage Grove, it must demonstrate historical significance by meeting at least one of the City's five criteria for designation and retain integrity (the physical materials and features that were present during the time when the property achieved historical significance). • Based on our research, we believe that the property meets Criterion 1 for its association with Cottage Grove's history as a rural, agricultural community. Additionally, the property likely meets Criterion 4 as a unique local example of limestone building construction. The building has experienced several alterations since its construction, which may impact its integrity. National Register of Historic Places Designation: • For a property to be listed on the National Register, it must demonstrate historic significance by meeting at least one of the National Park Service's Criteria for Evaluation and retain integrity. • Based on our research, additional information is needed to assess the property's eligibility for the National Register. Alterations to integrity may pose a challenge to NRHP listing. SITE HISTORY HISTORIC CONTEXT 10301 Grey Cloud Trail is located in the southwest corner of the city of Cottage Grove in Section 30 of Township 27 North, Range 21 West. Historically, the house and barn on this property were surrounded by and associated with dozens of acres of farmland, and they are best understood within the context of the agricultural history of Cottage Grove. This section presents a brief summary of this agricultural history followed by an in-depth discussion of the history of the property itself. Tarr•rr.h1iV. 1?.92, V ltsr�ao•r• J? 2lflra'i .Ij The City of Cottage Grove is located between the - Mississippi and St. Croix Rivers in an area historically known as the St. Croix Triangle (modern-day Washington and Ramsey Figure 1. 1847 plat map of Township 27 North, Range 21 West Section 30 is Counties. Most of the land highlighted in red. Map courtesy of United States Bureau of Land Management and within the boundaries of the Minnesota General Land Office. modern-day Cottage Grove is located in Township 27 (see Figure 1). Township 27 was first surveyed in 1847 when the St. Croix Triangle was claimed by the United States government as part of Wisconsin Territory. The area was subsequently incorporated into Minnesota Territory in 1849.1 The first Euro-American settler in the Cottage Grove area was likely James Sullivan Norris, who staked his claim to a portion of Section 12 of Township 27 in 1843. Norris was followed by 1 George W. Jones, "Township No. 27N, Range No. 21 West 71h Mer.," March 15, 1848, United States Bureau of Land Management, General Land Office Historic Plat Map Retrieval System, https://www.mngeo.state.mn.us/glo/index.htmi; Robert Vogel, The New England of the West: A Survey of Historic Properties Associated with Early American Settlement in Cottage Grove (City of Cottage Grove, September 1990), 12; Robert Vogel, Cottage Grove History: A Palimpset (Advisory Committee on Historic Preservation, City of Cottage Grove, Minnesota, 1997), 2 — 3. K Figure 2.1886 plat map of the Cottage Grove area showing the Chicago, Milwaukee, and St. Paul Railroad (C M & St P) and the Chicago, Burlington and Quinc (C B & Q) Railroads Location of Section 30 indicated in red Ma courtes of other Euro-Americans mostly from New England states, such as New York, Maine, Vermont, and New Hampshire. According to historian Robert Vogel, "by 1855, Cottage Grove was one of the fastest -growing rural townships in Minnesota, with schools, churches, a lyceum hall, and perhaps twenty or thirty farms." 2 The township of Cottage Grove was officially organized in May of 1858, days after Minnesota achieved statehood.' Cottage Grove's earliest settlers were largely subsistence farmers who cultivated spring wheat or potatoes as cash crops.' By 1871, concentrated settlement within the township was limited to two small villages — East Cottage Grove in Section 12, near the northeast corner of y p y the township, and Langdon in the University of Minnesota's UMedia. Section 21, near the center of the township. Cottage Grove was originally connected to river towns along the Mississippi River and St. Croix River via wagon roads. The township received its first railroad line in 1869 when the St. Paul and Chicago Railroad (later the Chicago, Milwaukee, and St. Paul Railroad or C M & SP) constructed a station at Langdon (see Figure 2). The Chicago, Burlington, and Quincy (CB & Q) z Vogel, Cottage Grove History, 2 — 3; Duane D. Fisher, "The Development of Cottage Grove, The First Rural Settlement in Minnesota," term paper (Macalaster College, 1954), 5; Robert C. Vogel, "Historic Houses of Cottage Grove: A Field Guide," Perspectives in Cottage Grove History, no. 1 (February 1986), "A Brief History of Cottage Grove," on file at the Minnesota Historical Society, St. Paul, Minnesota; Robert Vogel, Preliminary Inventory of Pre- 1940 Houses in the City of Cottage Grove, (Prepared for the City of Cottage Grove Parks, Recreation and Natural Resources Commission and the Advisory Committee on Historic Preservation, September 1988), 9. 3 Edward D. Neill, A History of Washington County and the St. Croix Valley: Including the Explorers and Pioneers of Minnesota (Minneapolis, MN: Northstar Publishing Company, 1881), 328. 4 Vogel, The New England of the West, 10 — 12. 3 was extended through the township in the late 1880s, passing along the southwest edge of Cottage Grove Township to connect Prescott, Wisconsin to St. Paul (see Figure 2).' During the early 1860s, the Civil War created an increased demand for grain and livestock. This demand, combined with the arrival of the railroads and innovations in farm machinery, shifted the focus of agricultural production in Cottage Grove from subsistence farming to commercial agriculture. Throughout Washington County, the number of farms and the amount of acreage under cultivation increased. Concurrently, Cottage Grove experienced a second wave of immigration, including newcomers from Germany, Scandinavia, England, and Ireland. Until about 1880, agricultural production focused on wheat, which was sold and shipped to other locations. During the late 1800s, farmers expanded beyond wheat into feed grains (such as corn and oats), raising livestock, and dairy farming. Demand for agricultural products remained strong through the first World War, benefitting Cottage Grove farmers. However, increased agricultural production during this time period led to a decrease in farmland value in the 1920s. This was followed by the Great Depression of the 1930s, which brought economic challenges for farmers. According to Vogel, the result of this period of economic strain was that farming "became less of a way of life and more a highly competitive business, with fewer farmers producing more goods."' In the years following World War II, the number of Washington County farms decreased, and the average farm size became larger. Agriculture continued as Cottage Grove's primary economic driver until into the 1950s, when the community began to develop into a residential suburb. Between 1958 and 1960 alone, 1,200 houses were constructed in the township. Cottage Grove grew rapidly, with 800 residents in 1950, 5,000 residents in 1960, 14,300 residents in 1970, and a population of 25,000 in 1995. The Village of Cottage Grove was incorporated in 1965; it became a city in 1974.' Though the city has evolved substantially from its nineteenth century origins, it still retains a considerable amount of land within its borders that is zoned for agricultural and rural residential uses.9 ' Robert Vogel, A History of Washington County: Gateway to Minnesota History (Stillwater, MN: Washington County Historical Society, 2008), 231— 232; Andrew J. Schmidt, Daniel Pratt, Andrea Vermeer, and Betsy Bradley, Railroads in Minnesota, 1862-1956, Multiple Property Documentation Form, 2013, Section E, page 51; Neill, A History of Washington County and the St. Croix Valley, 336, 372; Vogel, Cottage Grove History, 3 — 6. 6 Vogel, The New England of the West, 12 - 13; Carole Zellie, Washington County Historic Contexts (prepared for Washington County Land Management, 1999), 165; Vogel, "Historic Houses of Cottage Grove," 3. ' Vogel, The New England of the West, 24; Zellie, Washington County Historic Contexts, 167. ' Vogel, "Historic Houses of Cottage Grove," 5; Robert Vogel, Cottage Grove History, 5; Willard E. Rosenfelt, Washington: A History of the Minnesota County (Stillwater, MN: Croixside Press, 1977), 244; MetroCouncil, "Cottage Grove: Suburban Edge Where Urban Meets Farmland and Open Space," July 17, 2017, https:Hmetrocouncil.org/News-Events/Communities/Newsletters/Cottage-Grove-Suburban-edge-where-urban- meets-far.aspx. 9 City of Cottage Grove, "Cottage Grove 2016 Zoning Map," June 13, 2016, https://listingsprod.bIob.core.windows.net/ourlistings-usa/fc2443b4-28bc-40f6-9d 13-a 4f09a816bcc/b8b4f092- f528-40e2-985b-cb 191fc16a0a. 0 10301 Grey Cloud Trail This broader history of Cottage Grove is reflected in the history of 10301 Grey Cloud Trail. Today, the property addressed at 10301 Grey Cloud Trail includes a house and barn on 2.75 acres of land in the northeast quarter of Section 30 of Township 27. For most of its history, however, the property has comprised a small portion of much larger parcels of farm land.10 The earliest recorded owner of the northeast quarter of Section 30 was Alexander Fell, a private in the Sixth Regiment of the United States Infantry. Fell received 160 acres of land — the northeast and northwest quarters of Section 30 and the southeast and southwest quarters of Section 19 (see Figure 2) — under the Scrip Warrant Act of 1850, which provided free land to United States military veterans. As was common practice for recipients of these /ram Figure 3. 1850 land grant and current parcel boundaries. Red dashed lines indicate section and quarter boundaries. Background map courtesy of Washington County. grants, Fell granted or sold his rights to this land to Jeremiah Lamb, who filed a claim for the property with the General Land Office in 1854.�� More research is necessary to determine the property's earliest owners with certainty. However, Washington County property records suggest that the south half of the northeast quarter of Section 30 was owned by a succession of at least three individuals between 1854 and 1864.12 These included William B. Dibble, Louis [Lewis] Dibble, and Peter Pfiefer. According to a history of the St. Croix River Valley written in 1881, William Burris Dibble was one of the early Euro-American settlers of Washington County. Born in New York in 1815, Dibble moved to Marine Mills (11 miles north of current day Stillwater) by 1838. Around 1845, Dibble moved to Point Douglas in Denmark Township to the east of Cottage Grove. Dibble's first wife, Eliza, died in 1847, and Dibble remarried 10 Washington County Property Information, https://maps.co.washington.mn.us/wcgis/. 11 Military Warrant, accession number MW-0759-034, March 3, 1854, General Land Office, https://gIorecords.bIm.gov/details/patent/defauIt.aspx?accession=0759- 034&docClass=MW&sid=jg5vpuvb.sfl#patentDetailsTabIndex=1; James W. Oberly, "Military Bounty Land Warrants in the United States, 1847-1900," February 17, 1992, ICPSR, https://doi.org/10.3886/ICPSR09514.vl "The completion of a chain of title for the property was beyond the scope of this research. More research is necessary to confirm early ownership of the property. See tract pages for the northeast quarter of Section 30, Township 27, Range 21, on file at the Washington County Property Records and Taxpayer Services, Stillwater, MN. Mary Ann Wright in 1853. Dibble appears to have continued to farm in Point Douglas until his death in 1883. It is unclear why Dibble acquired land in Cottage Grove Township. Given his brief ownership of the property, the land may have been a speculative investment.' The next owner of the property, Louis (or Lewis) Dibble, is listed in the 1857 Minnesota Territorial Census as a resident of Point Douglas. By 1860, Louis was living in Cottage Grove and considered farming his primary occupation. As Louis was also from New York, he may have been related to William. At the time of the 1860 census, Louis and his wife Hannah had five children.' Little is known about Peter Pfiefer; research did not reveal any definitive information about this individual. The next owner of the property, William Cowan, appears to have acquired the land from Peter Pfiefer in 1873. By 1886, a plat map of Cottage Grove indicates that Cowan owned 247 acres in Section 30, including the 2.75 acres that now comprise the 10301 Grey Cloud Trail property. Cowan is listed as a resident of Cottage Grove in both the 1875 and 1885 Minnesota Territorial Censuses. Cowan, who was 56 years old at the time of the 1875 census, was a native of Scotland. His wife Harriet (45 years old in 1875) was born in Canada, while two younger household members — Hannah (18) and Harriet (14) — were also born in Scotland. By 1885, three individuals named John (28), Anna (26), and Harriet (23) were residing with William and Harriet.' The 1886 plat map of Cottage Grove shows a structure on Cowan's property in the location of the current house, just to the east of the road that is now Grey Cloud Trail and west of the tracks of the CB & Q Railroad (see Figure 4). Possibly, this structure is the existing two -and -one -half - story, gable -roofed, limestone house. No historic photographs of the property have been uncovered. Based on its existing appearance, the house was not designed as high -style architecture. Rather, like most of the pre-1940 houses in Cottage Grove, it is best classified as "folk" or "vernacular" 11 Minnesota State Population Census Schedules, 1875, Washington County, Denmark Township, family 117, accessed via Ancestry.com; United States Bureau of the Census, Tenth Census of the United States, Minnesota, Washington County, Denmark Township, dwelling no. 213; "William B. Dibble," Minnesota, U.S., Marriages Index, 1849-1950, ancestry.com; "William Burris Dibble," Find a Grave Index, 1600s-Current, Ancestry.com; "Marine Mills," Minnesota Historical Society, accessed November 18, 2021, https://www.mnhs.org/media/kits/marinemill; Neill, A History of Washington County and the St. Croix Valley, 193, 260, 326, 354 — 361, 477. 14 Vogel, The New England of the West, 54; United States Bureau of the Census, Eighth Census of the United States, 1860, Washington County, Cottage Grove, dwelling no. 1376, Ancestry.com; Minnesota Territorial Census, 1857, Washington County, Cottage Grove, dwelling no. 634, Ancestry.com. 15 Tract pages for northeast quarter of Section 30, Township 27, Range 21, on file at the Washington County Property Records and Taxpayer Services Department, Stillwater, Minnesota; Minnesota State Population Census Schedules,1865-1905, 1875, Washington County, Cottage Grove, family no. 124, Ancestry.com; Minnesota State Population Census Schedules, 1865-1905, 1885, Minnesota, Washington County, Cottage Grove, family no. 91, Ancestry.com; Warner and Foote, Map of Ramsey and Washington Counties: with Adjacent Portions of Anoka, Dakota & Hennepin counties, Minnesota, and Parts of St. Croix & Pierce Counties, Minnesota (Minneapolis, MN: Warner and Foote, 1886), Sheet 7. C1 ' ■ 4J r .'r•x.x 80 Lis" e.7r% f ,r Z C7n_• Cowans, 47 Al F �P'iHJ rt t 3 11 sr 1 i ■ Figure 4. 1886 plat map of the Cottage Grove area showing Section 30. Map courtesy of the University of Minnesota's UMedia. architecture. The house's limestone walls are now covered with stucco (installed in the 1960s or 1970s) but were originally exposed. This limestone may have been obtained from one of several local limestone quarries historically present within Cottage Grove. Vogel notes that the house at 10301 Grey Cloud Trail is one of only a few buildings in Cottage Grove constructed completely of this material and the only one of the city's 140 houses built before 1940 that is not constructed of wood.16 Though not an example of high -style architecture, the building's front gabled form reflects a common subtype of the Greek Revival style, which was popular in the United States from about 1825 until about 1860. According to a description of the house in a 1990 architectural -history survey, it formerly had a front entry portico, another feature of Greek Revival houses.' Like the house, the existing barn cannot be dated with certainty. However, a 1990 study of barns in Cottage Grove found that the oldest are generally simple gable - roofed structures like this one, suggesting that the barn was likely constructed in the nineteenth century." By 1901, William Cowan had sold much of his land, retaining only 19.25 acres to the west of modern-day Grey Cloud Trail. The new owner of most of Cowan's former land (200.95 acres) was 16 Vogel, Preliminary Inventory of Pre-1940 Houses, 181; Robert Vogel, "Minnesota Historic Properties Inventory Form," WA-CGC-034, Okey House, 1984, on file at the Minnesota State Historic Preservation Office, St. Paul, Minnesota; Vogel, The New England of the West, 53. 17 Vogel, Preliminary Inventory of Pre-1940 Houses, 180, 183; Virginia McAlester, A Field Guide to American Houses, rev. ed (New York: Alfred A. Knopf, 2014), 134 — 136. 18 Larry Klueh, "Barns in the City: Agrarian Landmarks in Cottage Grove," Perspectives in Cottage Grove History, No. 4 (August 1989), 6; Vogel, Preliminary Inventory of Pre-1940 Houses, 11— 12. 7 listed as the Security Trust Company (see Figure 5).19 Little U ' z is known about this firm. Preliminary newspaper research, o a 37.5 suggests that it was based in St. Paul and specialized in 00 backing mortgages and bonds.20 , os,ah s _ The next available plat map of Cottage Grove,�� dated 1912, shows Dorothea Fritz as the owner of these 200.95 acres (see Figure 6). Fritz, who immigrated from _ �[,1r 11f V T�'��zo Germany in 1888, was married to Minnesota native CO,00 9.5 Herbert Casper Fritz. According to the 1910 federal census, farming was Herbert's primary occupation. Though the H. 1;. fia (,,,v. 1912 plat map does not show the location of residential structures, census information indicates that the Fritz family Figure 5.1901 plat map of cottage Grove owned a mortgaged farm, indicating that there were still showing section 30. Map courtesy of Minnesota Digital Library. buildings on the Fritz property at this date. At the time of the 1910 census, the family had a three -year -old daughter Dorothea, a two -year -old son Anthony, and an infant named Herbert. A hired laborer, Lanis Perow, also lived with the family. Another daughter, Clara, was born to the couple in 1912.21 The elder Dorothea died in 1916, and her property was distributed to her children and husband. By 1926, 76.95 acres surrounding the 10301 Grey Cloud Trail property were owned by "Dorothea Fritz et. al.," presumably, the younger Dorothea and her siblings (see Figure 7).22 Figure 6. 1912 plat map of Cottage Grove showing Section 30. Map courtesy of Minnesota I Digital Library. 19 Northwest Publishing Company, Plat Book of Washington County, Minnesota (Minneapolis, MN: Northwest Publishing Company, 1901), Sheet 41. 20 See for example "Notice of Mortgage Sale," St. Paul Globe, January 18, 1885, p. 7; "Money Has Been Paid for Bonds," Bemidji Daily Pioneer, June 24, 1909, p. 1. 21 The Farmer, The Farmer's Atlas and Directory of Washington County, Minnesota (St. Paul, MN: Webb Publishing Company, 1912), Sheet 27; United States Bureau of the Census, Thirteenth Census of the United States, 1910, Minnesota, Washington County, Cottage Grove Township, District 0166, Sheet 7B, accessed via Ancestry.com; United States Bureau of the Census, Fourteenth Census of the United States, 1920, Minnesota, Washington County, Cottage Grove Township, District 0169, Sheet 6A, accessed via Ancestry.com 22 Samuel Larson and George Tibbets, "Inventory and Appraisement in the Matter of the Estate of Dorothea Fritz," February 20, 1917, and "Final Decree of Distribution in the Matter of the Estate of Dorothea Fritz," June 18, 1917, Probate Case File No. 4358-4395, 1916 — 1917, accessed via Ancestry.com; Hudson Map Company, 1926 Plat Map of Washington County; "Dorothea Fritz," Find a Grave Index, 1600s-Current, Ancestry.com. E3 Figure 7. 1926 plat map of Cottage Grove showing Section 30. Map courtesy of the University of Minnesota's John R. Borchert Map Library. Figure 8.1938 plat map of Cottage Grove showing Section 30. Map courtesy of the Library of Congress. By 1938, these 76.95 acres had passed to Otto J. Radusch (see Figure 8). Otto is not listed in the 1940 census for Washington County, so little is known about his background. According to a 1990 historical architecture survey of the property, the house's one-story addition dates to 1942, so it is possible that this addition was constructed by Radusch.2' The next available plat map, dated 1949, shows Anthony and Mary Kulvich as the owners. By 1956, the property had passed to Mary O'Boyle (see Figure 10). Little information could be uncovered about either of these occupants.' During the mid -twentieth century, Section 30 did not experience immediate subdivision and residential development as did some other areas of Cottage Grove. A 1964 aerial photograph indicates that this portion of Cottage Grove was still relatively undeveloped at that time (see Figure 9). By 1969, the five acres surrounding the Cowan House had been parceled off from the rest of the surrounding land and were owned by an individual identified on plat maps only as "E.B." Changes made to the house in the 1960s or 1970s include the addition of shed - roofed dormers to the north and south elevations and the addition of stucco to the exterior. In 1972, 10301 Grey Cloud Trail was included (apparently for the first time) in the South and West St. Paul city directory; its owner was listed as Mary Okey. From 1973 until at least the mid- 1980s, much of the surrounding land around the subject property was owned by Mary O'Boyle. Some or all of this land was sold in the early 1990s to develop the existing golf course.' By 1995, 10301 Grey Cloud consisted of the 2.75- 23 Vogel, The New England of the West 53. 24 Hudson Map Company, Plat Book of Washington County, Minnesota (Minneapolis, MN: Hudson Map Company, 1938), 19; Atlas Company, Plat Book of Washington County, Minnesota (St. Paul, MN: Atlas Map Company, c. 1949); Thomas Nelson Company, Atlas of Washington County, Minnesota, 1956, "Cottage Grove," https://www.co.washington.mn.us/DocumentCenter/View/1912/1956_platbook. 25 Vogel, Preliminary Inventory of Pre-1940 Houses, 92; "Village of Cottage Grove," map, Rockford Map Publishers, 1969, on file at the John R. Borchert Map Library; "Village of Cottage Grove," map, Rockford Map Publishers, 1973, on file at the John R. Borchert Map Library; "Village of Cottage Grove," map, Rockford Map Publishers, 1976, on file at the John R. Borchert Map Library; "East Part of Village of Cottage Grove," map, Rockford Map Publishers, 1982, on file at the John R. Borchert Map Library; "East Part of Village of Cottage Grove," map, Rockford Map Publishers, acre parcel that it is today. Following Mary Okey's death in c. 1995, the property was owned by the Thompson family and then Doebler Real Estate before it was purchased in 2019 by the adjacent golf course.26 Figure 9. 1964 aerial photograph of the southwest corner of Cottage Grove. Photograph courtesy of the University of Minnesota's John R. Borchert Map Library. Figure 10. 1956 plat map of Cottage Grove showing Section 30. Map courtesy of the University of Minnesota's John R. Borchert Map Library. 1986, on file at the John R. Borchert Map Library; personal communication, Mike Mrosla, November 12, 2021; R. L. Polk & Co., Polk's South St. Paul and West St. Paul City Directory (St. Paul, MN: R. L. Polk & Co., 1972), 177. 26 Quit Claim Deed, November 15, 2019, Document No. 4218540, on file at Washington County Property Records and Taxpayer Services; Limited Warranty, April 20, 2005, Document No. 3517977, on file at Washington County Property Records and Taxpayer Services; Quit Claim Deed, August 9, 1999, Document No. 3063839, on file at Washington County Property Records and Taxpayer Services; Personal Representative Deed, June 28, 1995, Document No. 849102, on file at Washington County Property Records and Taxpayer Services. 10 CITY OF COTTAGE GROVE LOCAL DESIGNATION PAST DETERMINATIONS OF HISTORIC SIGNIFICANCE 10301 Grey Cloud Trail is not currently locally designated by the City of Cottage Grove, nor is it listed on the National Register of Historic Places (NRHP). In 1990, a history -architectural survey noted that the property "could probably be nominated to the City Register of Historic Sites and Landmarks solely on the basis of its architectural significance." However, the survey also recommended additional research "to firmly establish its historical associations."" DESIGNATION CRITERIA The City of Cottage Grove defines historic resources as properties that meet any one of five criteria as outlined in Chapter 9 of the City Code of Cottage Grove, Minnesota. The criteria that must be considered when determining the historic significance of a property include: 1. Its character, interest, or value as part of the history or cultural heritage of the city, the state or the United States; 2. Its association with persons or events that have made a significant contribution to the cultural heritage of the city; 3. Its potential to yield information important in history or prehistory; 4. Its embodiment of distinguishing characteristics of architectural type or style, or elements of design, detail materials or craftsmanship; and 5. Its unique location or singular physical appearance representing an established or familiar visual feature of a neighborhood or community of the City. Our research on the history of the property suggests that the property may be historically significant under Criterion 1 for its association with Cottage Grove's history as an agricultural community and under Criterion 4 as a unique local example of limestone construction. Our research did not uncover any associations with significant persons or events (Criterion 2) or suggest that the property represents an established and familiar feature of its neighborhood (Criterion 5). No information was uncovered to suggest that the property was formerly used as a hotel. It is unknown if the property meets Criterion 3 as it has not been evaluated for archaeological significance. Z' Vogel, New England of the West, 53 — 54. 11 INTEGRITY In order to be locally designated, a property must not only meet criteria for historic significance but also retain integrity. In other words, it must retain enough of its physical features and materials to convey its historic significance. As Chapter 9 of the City Code of Cottage Grove does not provide criteria for evaluating integrity, we have considered the integrity of the subject property using the National Park Service (NPS) definition of integrity. According to the National Register Bulletin How to Apply the National Register Criteria for Evaluation,28 a property's integrity is recognized through seven aspects or qualities: 1) Location 2) Setting 3) Design 4) Workmanship 5) Materials 6) Feeling 7) Association Research and on -site investigation suggest that the property has experienced some significant alterations since its original construction. There have been some changes to the property's setting, most noticeably the development of the golf course to the southeast. Alterations to the house's original materials, design, and workmanship include a one-story addition added around 1942, roof dormers added in the 1960s, stucco cladding applied to the exterior in the mid-1960s or early 1970s, and roofing replaced with asphalt shingles at an unknown date. Additionally, it is likely the house originally had an entrance portico later replaced by a porch, which has since been removed. Though in poor condition, the associated barn appears to retain much of its original materials, design, and workmanship. The property appears to meet local Criterion 1 and Criterion 4 for historic significance. However, alternations to the property have impacted integrity. It may no longer be eligible for local designation due to the loss of integrity. NATIONAL REGISTER OF HISTORIC PLACES (NRHP) DESIGNATION NRHP listing and local designation are two separate processes and designations. NRHP listing is overseen by the NPS and must meet NPS requirements for historical significance and integrity. The NPS Criteria for Evaluation define historically significant properties as properties: A. That are associated with events that have made a significant contribution to the broad patterns of our history; or "National Park Service, How to Apply the National Register Criteria for Evaluation, rev. ed. (Washington, D.C.: 1995), 44, https://www.nps.gov/subjects/nationalregister/upload/NRB-15_web5O8.pdf. 12 B. That are associated with the lives of persons significant in our past; or C. That embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or D. That have yielded, or may be likely to yield, information important in prehistory or history.29 Significant changes to the house since its construction might pose a challenge to listing the property on the NRHP. Additionally, more information is needed to determine if the property has historical significance under NPS Criteria for Evaluation. This includes: • Additional research to compile a complete list of all building owners and occupants • Comparison against similar properties in Cottage Grove to determine if this property is unique and therefore more likely to be significant • Determination of a period of significance for the property (the time period during which the property obtained historical significance) Additional research is needed to determine if the property has historical significance as defined by the NPS Criteria for Evaluation. Alterations to the property have impacted integrity, and it may not be eligible for the NRHP due to a loss of integrity. "National Park Service, How to Apply the National Register Criteria for Evaluation, rev. ed. (Washington, D.C.: 1995), 2, https://www.nps.gov/subjects/nationalregister/upload/NRB-15_web5O8.pdf. 13 SOURCES CONSULTED Atlas Company. Plat Book o f Washington County, Minnesota. St. Paul, MN: Atlas Map Company, c. 1949. Find a Grave Index, 1600s-Current. Ancestry.com. Fisher, Duane D. "The Development of Cottage Grove, The First Rural Settlement in Minnesota." Term paper, Macalaster College, 1954. On file at the Minnesota Historical Society, St. Paul, Minnesota. Hudson Map Company. 1926 Plat Map of Washington County. On file at the _John R. Borchert Map Library, University of Minnesota, Minneapolis. Hudson Map Company. Plat Book of Washington County, Minnesota. Minneapolis, MN: Hudson Map Company, 1938. https://www.loc.gov/item/2007633510/. .Jones, George W. "Township No. 27N, Range No. 21 West 7th Mer." March 15, 1848. United States Bureau of Land Management. General Land Office Historic Plat Map Retrieval System, https://www.mngeo.state.mn.us/glo/index.html. Klueh, Larry. "Barns in the City: Agrarian Landmarks in Cottage Grove." Perspectives in Cottage Grove History, No. 4. August 1989. McAlester, Virginia. A Field Guide to American Houses. Rev. ed. New York: Alfred A. Knopf, 2014. Military Warrant, accession number MW-0759-034, March 3, 1854, General Land Office, https:Hglorecords.blm.gov/details/patent/default.aspx?accession=0759- 034&docClass=MW&sid jg5vpuvb.sfl#patentDetailsTabindex=l. Minnesota State Population Census Schedules, 1875 and 1885. Accessed via Ancestry.com. Minnesota Territorial Census, 1857. Accessed via Ancestry.com. Neill, Edward D. A History of Washington County and the St. Croix Valley: Including the Explorers and Pioneers of Minnesota. Minneapolis, MN: Northstar Publishing Company, 1881. https:Hcontent.wisconsinhistory. org/digital/collection/wch/id/70736. Northwest Publishing Company. Plat Book of Washington County, Minnesota. Minneapolis, MN: Northwest Publishing Company, 1901. https:Hcollection.mndigital.org/catalog/spl:2062#/image/0. Oberly,.James W. "Military Bounty Land Warrants in the United States, 1847-1900." February 17, 1992, ICPSR, https:Hdoi.org/10.3886/ICPSR09514.vl. Probate Case File No. 4358-4395. 1916 — 1917. Accessed via Ancestry.com. 14 R. L. Polk & Co. Polk's South St. Paul and West St. Paul City Directory. St. Paul, MN: R. L. Polk & Co., 1972. Rockford Map Publishers. "Village of Cottage Grove." 1969. On file at the John R. Borchert Map Library, University of Minnesota, Minneapolis. ---. "Village of Cottage Grove." "Village of Cottage Grove." 1973. On file at the John R. Borchert Map Library, University of Minnesota, Minneapolis. ---. "Village of Cottage Grove." 1976. On file at the John R. Borchert Map Library, University of Minnesota, Minneapolis. ---. "East Part of the Village of Cottage Grove." 1982. On file at the John R. Borchert Map Library, University of Minnesota, Minneapolis. ---. "East Part of the Village of Cottage Grove." 1986. On file at the John R. Borchert Map Library, University of Minnesota, Minneapolis. Rosenfelt, Willard E. Washington: A History of the Minnesota County. Stillwater, MN: Croixside Press, 1977. Schmidt, Andrew J., Daniel Pratt, Andrea Vermeer, and Betsy Bradley. Railroads in Minnesota, 1862 — 1956 Multiple Property Documentation Form, 2013. United States Bureau of the Census. Eighth Census of the United States, 1860. Accessed via Ancestry.com. ---. Tenth Census of the United States, 1880. Accessed via Ancestry.com. ---. Thirteenth Census of the United States, 1910. Accessed via Ancestry.com. ---. Fourteenth Census of the United States, 1920. Accessed via Ancestry.com U.S. Marriages Index, 1849-1950. Ancestry.com. The Farmer. The Farmer's Atlas and Directory of Washington County, Minnesota. St. Paul, MN: Webb Publishing Company, 1912. https:Hcollection.mndigital.org/catalog/p 15160co116:161#/image/0. Thomas Nelson Company. Atlas of Washington County, Minnesota. 1956. https://www.co.washington.mn.us/DocumentCenter/View/1912/1956—platbook. Vogel, Robert. A History of Washington County: Gateway to Minnesota History. Stillwater, MN: Washington County Historical Society, 2008. Cottage Grove History: A Palimpset. Prepared for the Advisory Committee on Historic Preservation, City of Cottage Grove, Minnesota, 1997. On file at the Minnesota Historical Society, St. Paul, Minnesota. 15 "Historic Houses of Cottage Grove: A Field Guide." Perspectives in Cottage Grove History, no. 1 (February 1986). On file at the Minnesota Historical Society, St. Paul, Minnesota. "Minnesota Historic Properties Inventory Form." WA-CGC-034. 1984. On file at the Minnesota State Historic Preservation Office, St. Paul, Minnesota ---. Preliminary Inventory of Pre-1940 Houses in the City of Cottage Grove. Prepared for the City of Cottage Grove Parks, Recreation and Natural Resources Commission and the Advisory Committee on Historic Preservation, September 1988. On file at the Park Grove Library, Cottage Grove, Minnesota. The New England of the West: A Survey of Historic Properties Associated with Early American Settlement in Cottage Grove. Prepared for the City of Cottage Grove, September 1990. On file at the Park Grove Library, Cottage Grove, Minnesota. Warner and Foote. Map of Ramsey and Washington Counties: with Adjacent Portions of Anoka, Dakota & Hennepin counties, Minnesota, and Parts of St. Croix & Pierce Counties, Minnesota. Minneapolis, MN: Warner and Foote, 1886. https:Hcollection.mndigital.org/catalog/spl:2062. Washington County Property Records and Taxpayer Services, Stillwater, MN. Zellie, Carole. Washington County Historic Contexts. Prepared for Washington County Land Management, 1999. On file at the Park Grove Library, Cottage Grove, Minnesota. 16 APPENDIX A: CURRENT PHOTOS 17 AN 'Will mi �`'� ��, �, i � phi }' � `•�'.If � '� } p i- � � �° LZAf 4 A M 44 -- ' "Rft 'w io v _ � . �5.`� +• .. �s�.".'1�#.n'"�n`.4 � ra�a�.�. -'. `.�..,�'_ ���^..* �?' �. °i.,5�: j^ � �+� !' wrh-`r... �! A S , .. � a . � .�„��� •� , �� � • � . -j i� 's J -' AN ., a ^y•� 371 7a 77 # i tP d • 3 k��S+ta. - ,� 6 � �a ,J.r .,N.�- J4 �, 3 ,,,ti+� F' ro � `� 5�.�•�y--'�s-,+,.�8� ^� `��'`�'�b' '�" � �k : { y'8x- is "K��' �xY. 'Y � �° *} - w�r a � Ng � w# l�+'{dM: 1 3s� � fa ,�icw. ,��»� } # �tT ��." �.w}' • - .aSC ��„ CITY OF COTTAGE GROVE, MINNESOTA CITY COUNCIL RESOLUTION 2022-015 A RESOLUTION APPROVING THE FORMER MISSISSIPPI DUNES GOLF COURSE ENVIRONMNENTAL ASSESSMENT WORKSHEET (EAW) FINDING NO NEED FOR AN ENVIRONMENTAL IMPACT STATEMENT (EIS) WHEREAS, the preparation of an EAW for the Former Mississippi Dunes Golf Course was mandatory; and WHEREAS, the EAW was prepared in compliance with the procedures of the Minnesota Environmental Policy Act and Minnesota Rules, Parts 4410.0200 to 4410.7500, and WHEREAS, notice of availability of the EAW was published in the EQB Monitor and the thirty -day comment period ended on January 6, 2022, and during such period comments were received from ten agencies and fourteen citizens; and WHEREAS, the City Council is required by law to make a finding on the adequacy of the EAW and to determine whether an Environmental Impact Statement (EIS) should be prepared; and WHEREAS, the City Council met at a regularly scheduled meeting on February 2, 2022, and considered the EAW, the reports of its staff, and the comments received from the parties as noted above; AND WHEREAS, the EAW satisfactorily addressed all of the issues for which existing infor- mation could have been reasonably obtained. NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, makes the following findings with regard to the environmental impact of the proposed Mississippi Landing development: The proposed Mississippi Landing Residential Development Project is consistent with the City's adopted Comprehensive Plan. 2. The Environmental Assessment Worksheet (EAW) and related documentation for the Mississippi Landing Residential Development Project were prepared in compli- ance with the procedures of the Minnesota Environmental Policy Act and Minnesota Rules 4410.1000 to 4410.1700. All requirements for environmental review of the proposed project have been met. 3. The EAW and the pertinent development processes related to the project have gen- erated information which is adequate to determine whether the project has the potential for significant environmental effects. 4. Based on criteria in Minnesota Rules, part 4410.1700, the project does not have the potential for significant environmental effects. 5. An Environmental Impact Statement (EIS) is not required for the proposed Missis- sippi Landing Residential Development Project. The Responsible Government Unit City of Cottage Grove, Minnesota City Council Resolution 2022-015 Page 2 (RGU) makes a Negative Declaration and does not require the preparation of an EIS for the Mississippi Landing Residential Development Project. BE IT FURTHER RESOLVED that based on the findings above, the City Council has determined that the Mississippi Landing Residential Development Project does not have the potential for significant environmental effects and that preparation of an EIS is not mandated in this instance. BE IT FURTHER RESOLVED that nothing in this determination that the EAW is adequate should be interpreted in any way to suggest that the City has approved of the proposed Project. BE IT FURTHER RESOLVED, the City Council hereby makes a "Negative Declaration," an EIS is not required, and the City of Cottage Grove is directed to maintain a Record of Decision including the Response to Comments on the EAW and to notify in writing the project proposer and the EQB. Passed this 2nd day of February 2022. Ap A4 ron Bail ayor Attest: Joe Fisch6a6, City Clerk DEPARTMENT OF NATURAL RESOURCES Minnesota Department of Natural Resources Division of Ecological & Water Resources 500 Lafayette Road, Box 25 St. Paul, MN 55155-4025 January 16, 2024 Correspondence # MCE 2023-00757 Melissa Barrett Kjolhaug Environmental Services Company RE: Natural Heritage Review of the proposed Mississippi Landing, T27N R21W Sections 30 and 31; Washington County Dear Melissa Barrett, As requested, the Minnesota Natural Heritage Information System has been reviewed to determine if the proposed project has the potential to impact any rare species or other significant natural features. Based on the project details provided with the request and the Former Mississippi Dunes Golf Course Environmental Assessment Worksheet (EAW) published in November 2021 (available online from the City of Cottage Grove at https://www.cottagegrovemn.gov/587/Mississippi-Dunes), I do not believe the proposed project will negatively affect any known occurrences of rare features. Below is a list of rare features addressed in the previous Natural Heritage Review (ERDB 20220044 from November 19, 2021) coupled with agreed upon project avoidance measures: Ecologically Significant Areas • The Minnesota Biological Survey (MBS) had identified several Sites of Biodiversity Significance within the vicinity of the proposed project before the development of the area into Mississippi Dunes Golf Course. As a result, many of these MBS Sites were altered. o Grey Cloud Dunes East (Outstanding MBS Site), located adjacent to the proposed project and within Grey Cloud Dunes Scientific and Natural Area (SNA), contains the best occurrences of the rarest species, the most outstanding examples of the rarest native plant communities, and/or the largest, most intact functional landscapes present in the state. o Cottage Grove 29 (Moderate MBS Site), located within both the proposed project area and within Grey Cloud Dunes SNA, contained occurrences of rare species and/or moderately disturbed native plant communities, and/or landscapes that have a strong Page 1 of 6 potential for recovery. As stated in the Former Mississippi Dunes Golf Course EAW, the proposed project has planned to sell 12 acres of Cottage Grove 29 to MnDNR to be incorporated as part of Grey Cloud Dunes SNA. o Cottage Grove 30 Southeast (Moderate MBS Site), located within the proposed project area, contained occurrences of rare species and/or moderately disturbed native plant communities, and/or landscapes that have a strong potential for recovery. As stated in the Former Mississippi Dunes Golf Course EAW, the proposed project has planned for the protection of the full Mississippi River frontage by publicly dedicating these areas to the City of Cottage Grove, including a portion of Cottage Grove 30 Southeast. These MBS Sites contain rare MN DNR Native Plant Communities, some of which had been altered by the golf course. A rare plant survey, finalized in August 2022 by Midwest Natural Resources, reported on the current condition of the native plant communities in the proposed project area. They identified Dry Barrens Prairie (Southern) (UPs13a), which is considered critically imperiled (S1) within Minnesota, located within Cottage Grove 29. They identified Sugar Maple - Basswood - (Bitternut Hickory) Forest (MHs39a), which is considered imperiled (S2) within Minnesota, located within Cottage Grove 30 Southeast. • MBS Sites of Biodiversity Significance and DNR Native Plant Communities can be viewed using the Explore page in Minnesota Conservation Explorer or their GIS shapefiles can be downloaded from the MN Geospatial Commons. Please contact the NH Review Team if you need assistance accessing the data. Reference the MBS Site Biodiversity Significance and Native Plant Community websites for information on interpreting the data. To receive a list of MBS Sites of Biodiversity Significance and DNR Native Plant Communities in the vicinity of your project, create a Conservation Planning Report using the Explore page in Minnesota Conservation Explorer. State -listed Species • Several state -listed threatened and endangered mussels and fish have been documented in the Mississippi River in the vicinity of the proposed project. These species are particularly vulnerable to deterioration in water quality, especially increased siltation. As such, the project should not be allowed to negatively affect the water quality of the river. It would be beneficial for a buffer of vegetation to occur between the development and the river. It is important that effective erosion prevention and sediment control practices are implemented and maintained for the duration of the project and incorporated into any stormwater management plan. As stated in the Former Mississippi Dunes Golf Course EAW, the proposed project has planned for the protection of the full Mississippi River frontage through a connected network of park and open space by publicly dedicating these areas to the City of Cottage Grove (EAW Section 13.d.). Additionally, erosion prevention and sediment control actions will follow recommendations set by the South Page 2 of 6 Washington Watershed District (SWWD), City of Cottage Grove, and Minnesota Pollution Control Agency (MPCA) (EAW Section 11.b.ii.). • The loggerhead shrike (Lonius ludovicianus) and Henslow's sparrow (Centronyx henslowii), both state -listed endangered birds, and Bell's vireo (Vireo bellii) and lark sparrow (Chondestes grammacus), both state -listed bird species of special concern, have been documented in the vicinity of the proposed project. These bird species nest in a variety of areas including shrubs, trees, and the ground. Given the potential for these species to be found in the vicinity of the project, disturbance to undisturbed grassland areas and tree/shrub removal must be avoided from April through August 151h to avoid disturbance of nesting birds. As stated in correspondence with MnDNR Endangered Species Review Coordinator Lisa Joyal in March 2022, vegetation clearing for the proposed project will occur outside of the April 1—August 15 time period. • Louisiana broomrape (Orobanche ludoviciana) and seaside three -awn (Aristida tuberculosa), both state -listed threatened plant species, and purple sandgrass (Triplasis purpurea var. purpurea) and Hill's thistle (Cirsium pumilum var. hilli), both state -listed plant species of special concern, have been documented in the vicinity of the proposed project. These species are found primarily in prairie habitats with sandy soils and dunes. As stated in the Former Mississippi Dunes Golf Course EAW, the proposed project has planned to sell the area classified as Dry Barrens Prairie (Southern) (Ups13a) to MnDNR to be incorporated as part of the Grey Cloud Dunes SNA. • North American racer (Coluber constrictor), a state -listed species of special concern, has been documented in the vicinity of the proposed project and may be encountered on site. These snakes prefer grassy areas with sandy and gravel soils. Given the presence of these rare snakes, the DNR recommends that the use of erosion control mesh, if any, be limited to wildlife -friendly materials. As stated in the Former Mississippi Dunes Golf Course EAW, non -plastic biodegradable netting will be used for erosion control (EAW Section 13.d.). • The Leonard's skipper (Hesperia leonardus leonardus) and regal fritillary (Argynnis idalia), both state -listed butterfly species of special concern, have been documented within the vicinity of the project. These species populations have declined historically due to the widespread conversion of native prairie for agriculture and other uses. Less than 1% of Minnesota's native prairie remains and the remaining prairie mostly consists of widely scattered small fragments surrounded by agriculture and development. To protect these prairie obligate butterfly species, avoiding disturbance to native prairie is strongly recommended. As stated in the Former Mississippi Dunes Golf Course EAW, the proposed project has planned to sell the area classified as Dry Barrens Prairie (Southern) (Ups13a) to MnDNR to be incorporated as part of the Grey Cloud SNA. Additionally, vegetation clearing will occur prior to the active season for listed butterflies, BWSR (example) or MnDOT native seed mix will be utilized for reseeding disturbed Page 3 of 6 areas, and mitigation practices will be implemented to prevent the introduction and spread of invasive species (EAW Sections 13.c. and 13.d.). • The Natural Heritage Information System (NHIS) tracks bat roost trees and hibernacula plus some acoustic data, but this information is not exhaustive. Even if there are no bat records listed nearby, all seven of Minnesota's bats, including the federally endangered northern long-eared bat (Myotis septentrionalis), can be found throughout Minnesota. During the active season (approximately April -November) bats roost underneath bark, in cavities, or in crevices of both live and dead trees. Tree removal can negatively impact bats by destroying roosting habitat, especially during the pup rearing season when females are forming maternity roosting colonies and the pups cannot yet fly. To minimize these impacts, the DNR recommends that tree removal be avoided from June 1 through August 15. As stated in correspondence with MnDNR Endangered Species Review Coordinator Lisa Joyal in March 2022, vegetation clearing for the proposed project will occur outside of the April 1— August 15 time period. • Please visit the DNR Rare Species Guide for more information on the habitat use of these species and recommended measures to avoid or minimize impacts. Federally Protected Species • The area of interest overlaps with a U.S Fish and Wildlife Service (USFWS) Rusty Patched Bumble Bee High Potential Zone. The rusty patched bumble bee (Bombus offinis) is federally listed as endangered and is likely to be present in suitable habitat within High Potential Zones. From April through October this species uses underground nests in upland grasslands, shrublands, and forest edges, and forages where nectar and pollen are available. From October through April the species overwinters under tree litter in upland forests and woodlands. The rusty patched bumble bee may be impacted by a variety of land management activities including, but not limited to, prescribed fire, tree -removal, haying, grazing, herbicide use, pesticide use, land -clearing, soil disturbance or compaction, or use of non-native bees. If applicable, the DNR recommends reseeding disturbed soils with native species of grasses and forbs using BWSR Seed Mixes or MnDOT Seed Mixes. To ensure compliance with federal law, please conduct a federal regulatory review using the U.S. Fish and Wildlife Service's online Information for Planning and Consultation (IPaQ tool. Please note that all projects, regardless of whether there is a federal nexus, are subject to federal take prohibitions. The IPaC review will determine if prohibited take is likely to occur and, if not, will generate an automated letter. The USFWS RPBB guidance provides guidance on avoiding impacts to rusty patched bumble bee and a key for determining if actions are likely to affect the species; the determination key can be found in the appendix. Page 4 of 6 Environmental Review and Permitting • Please include a copy of this letter and the MCE-generated Final Project Report in any state or local license or permit application. Please note that measures to avoid or minimize disturbance to the above rare features may be included as restrictions or conditions in any required permits or licenses. The Natural Heritage Information System (NHIS), a collection of databases that contains information about Minnesota's rare natural features, is maintained by the Division of Ecological and Water Resources, Department of Natural Resources. The NHIS is continually updated as new information becomes available, and is the most complete source of data on Minnesota's rare or otherwise significant species, native plant communities, and other natural features. However, the NHIS is not an exhaustive inventory and thus does not represent all of the occurrences of rare features within the state. Therefore, ecologically significant features for which we have no records may exist within the project area. If additional information becomes available regarding rare features in the vicinity of the project, further review may be necessary. For environmental review purposes, the results of this Natural Heritage Review are valid for one year; the results are only valid for the project location and project description provided with the request. If project details change or the project has not occurred within one year, please resubmit the project for review within one year of initiating project activities. The Natural Heritage Review does not constitute project approval by the Department of Natural Resources. Instead, it identifies issues regarding known occurrences of rare features and potential impacts to these rare features. Visit the Natural Heritage Review website for additional information regarding this process, survey guidance, and other related information. For information on the environmental review process or other natural resource concerns, you may contact your DNR Regional Environmental Assessment Ecologist. Thank you for consulting us on this matter and for your interest in preserving Minnesota's rare natural resources. Sincerely, Z*Z?W,urz Molly Barrett Natural Heritage Review Specialist MoIly.Barrett@state.mn.us Cc: Melissa Collins, Regional Environmental Assessment Ecologist, Region 3 (Central) Page 5 of 6 Figure 1 Map of the proposed project. The property is outlined in black. The light blue "Project Limits" area contains the residential development. The remaining area, as stated in the Former Mississippi Dunes Golf Course EAW, will remain as open space (EAW Section 13.d.). Page 6 of 6 fires Habitat Assessment for Rusty Patched Bumble Bee at the Mississippi Landing Project Area March 2, 2022 Introduction 17921 West Smith Road Brodhead, WI 53520 Corporate Headquarters 6575 West Loop South, Suite 300 Bellaire, TX T7401 Main: 713•520•5400 The 164-acre Mississippi Landing Project Area (MLPA) is in Washington County, MN (Figure 1). Approximately 89% of the MLPA was used as the Dunes Golf Course, which operated for several decades closing in 2017 (EAW 2021). Development of the golf course required mass grading and soil disturbance to convert the site from its historical agricultural usage into a manicured landscape of greens, bunkers, fairways, and infrastructure. Mounds were built as part of the golf course landscape, as well as an asphalt cart path going throughout much of the course, a clubhouse, and other buildings. Within the former golf course footprint and extending towards the railroad embankment is an approximate 10-acre reed canary grass (Pha(aris arundinacea) dominated wetland and open water pond complex. Most trees within the graded footprint of the golf course appear to have been planted, but some non -graded areas have trees that pre -date the golf course. The remaining 11 % of the MLPA has or is being used for rural residential use or are considered undeveloped or vacant (EAW 2021). This 11% comprises single-family residential uses or other small-scale buildings, lawns, and pockets of woodlands. The MLPA is bordered to the west by rural residential lots that are accessed from Grey Cloud Trail South. To the north of the site is 103rd Street South, and to the east is the BNSF railroad line and land permanently protected as the Grey Cloud Dunes Scientific and Natural Area (SNA), which is owned by the Minnesota Department of Natural Resources (MNDNR) and is an area with known high -quality plant communities, uncommon wildlife, and rare natural features. The southern border of the site is a back channel of the Mississippi River known as Mooers Lake. Rusty Patched Bumble Bee The MLPA is located entirely within a High Potential Zone of the Rusty -patched Bumble Bee (RPBB), https://www.fws.gov/midwest/endangered/insects/rpbb/rpbbma .hp tml). The RPBB (Bombus affinis) prefers grasslands and tallgrass prairies with pollen from flowers and underground nesting sites in abandoned rodent cavities or clumps of grasses and overwintering sites for hibernating queens in undisturbed soils. This bumble bee gathers pollen and nectar from a variety of flowering plants. The RPBB emerges early in spring and is one of the last species to go into hibernation. It needs a constant supply and diversity of flowers blooming throughout the colony's long life, April through September. The RPBB is likely vulnerable to pesticides used widely on farms and in cities, which likely have both lethal and sublethal toxic effects (https://www.fws.ciov/midwest/endangered/insects/rpbb/factsheetrpbb.html). Bumble bees can absorb toxins directly through their exoskeleton and through contaminated nectar and pollen. Because the RPBB nests in the ground, it may be susceptible to pesticides that persist in agricultural soils, lawns, and turf. Habitat Assessment Methodology A RPBB habitat assessment of the 164-acre MLPA occurred on January 13, 2022. There was approximately three inches of snow on the ground, but many herbaceous plant species were still recognizable by their dead standing stalks and patchy snow cover. This habitat assessment is based on what was visible during our winter field visit, describes the current habitats on the MLPA, and presents the likelihood of suitable habitat for the RPBB. Two RES ecologists completed a one -day site visit to evaluate exiting conditions of the former Mississippi Dunes golf course and surrounding lands that make up the 164-acre MLPA. Wetland A (Figure 1), peripheral non -golf course woodland habitats, and the former golf course greens, fairways, roughs, and woodlands were walked. Habitats were described and identifiable plant species noted. Habitats are described based on the dominant vegetation identified and on the past use of the site. For this report, areas were arbitrarily divided into several broad location types with some sub areas described (Figure 1). Since most of the MLPA is a former golf course, this assessment was not res.us p intended to divide the MLPA into discreet land cover types. To the extent possible, due to some snow cover and winter conditions, we have identified areas that may provide suitable RPBB habitat, based on vegetative structure and species identified. Having a suitable habitat does not indicate that the species is present. In this assessment, the suitability of a given habitat to support RPBB has been ranked as low, moderate, and high. Low suitability habitats are those areas where, based on incompatible past land uses, soil disturbance, and/or existing conditions, there is little to no probability that the habitat supports RPBB. Moderate suitability habitats are those areas that contain some key plant species used by RPBB for foraging, have proper plant structure for nesting/overwintering, the RPBB has been documented as occurring on site or nearby, and the area has experienced limited disturbance. High suitability habitats are those areas where a native plant community (e.g., native prairie remnant) is found, there is an abundance of diverse nectar species, there are available nesting and overwintering sites, there has been no or minimal past disturbance, and/or the RPBB has been observed on the site or nearby. Wetland A Wetland A, based on the habitat assessment description below, does not have sufficient nectar sources from early blooming plants as well as a low diversity and quantity of nectar/foraging sources throughout the growing season to support the RPBB. There are few RPBB nesting and overwintering habitat opportunities in the wetland. Therefore, Wetland A represents a low suitability habitat for RPBB. The 10-acre wetland and pond complex within the MLPA (Figure 1, A) is dominated by the non-native aggressive reed canary grass. Native species such as blue vervain (Verbena hastata), sneezeweed (Helenium autumnale), marsh milkweed (Asclepias incarnata), common milkweed (Asclepias syriaca), stinging nettle (Urtica dioica), and cattail (Typha sp.). Sporadically seen were shrubby species of dogwoods (Corpus spp.) and trees of black or crack willow (Salix nigra, S. x fragilis). The wetland contains open water and is fed by springs originating from under the former golf course and outlets westerly though a wooded ravine. Water cress (Nasturtium officinale) grows in the small rivulets flowing in a sinuous pattern that eventually enters a ponded area. Occasional other native plant species observed were sensitive fern (Onoclea sensibilis), smartweeds (Polygonum spp.), dark green bulrush (Scirpus atrovirens), common elderberry (Sambucus canadensis), sedges (Carex spp.), wild grape (Vitis riparia), boneset (Eupatorium perfoliatum) and beggarticks (Bidens sp.). Patches of shrubs along the southwestern edge of the southeastern portion of the wetland complex contain prickly ash (Zanthoxylum americana), box elder (Acer negundo), red -osier dogwood (Corpus sericea), non-native common buckthorn (Rhamnus cathartica), and non-native invasive honeysuckles (Lonicera spp.). Given this area's predominant wetland conditions and limited floral diversity throughout the growing season, Wetland A has low RPBB suitable habitat. Closed Canopy Wooded Areas The closed canopy woodlands as described below are adjacent to the old golf course (B1-B4 on Figure 1) and appear to lack RPBB overwintering, nesting, and suitable spring flora components. Therefore, the site's closed canopy woodlands have low RPBB suitable habitat. The closed canopy woodlands, which are mostly single-family parcels, border the western and far northern edges of the MLPA (Figure 1, B.1-13.4). Single family residences are still present in some of these woodlands. The woodlands vary from disturbed deciduous woodland with scattered evergreens to areas of closed canopy woodland interspersed with old fields. The woodland subcanopy is dominated by shrubs, mostly invasive honeysuckles. Other native plant species observed are frost aster (Symphyotrichum pilosum), black raspberry (Rubus occidentalis), clones of staghorn sumac (Rhus typhina), hackberry (Celtis occidentalis), red and/or scotch pine (Pinus resinosa or P. sylvestris), spruce (Picea sp.) box elder, white snake root (Ageratina altissima), gooseberry (Ribes sp.), black walnut (Juglans nigra), basswood (Tilia americana), and sugar maple (Acersaccharum). Non -natives include garlics mustard (Alliaria petiolata), motherwort (Leonurus cardiaca), thistles (Cirsium spp.), and orchard grass (Dactylis glomerata). Several scattered large bur oaks (Quercus macrocarpa, estimated at 18-22" DBH, diameter at breast height) are found in these woodlands. There are also patches of dense eastern red cedar (Juniperus virginiana) and other evergreens. Open to semi -open areas contain several grass species; fescue (Festuca sp.), brome grass (Bromus inermis), Kentucky blue grass (Poa pratensis) and a native panic grass (Dichanthelium sp.) (Figure 1 B.1). Hackberry saplings, box elder, invasive 2 p honeysuckles, gooseberry, green ash (Fraxinus pennsylvanica), black walnut and bitternut hickory (Carya cordiformis) exist in the subcanopy. Other species observed were; white snake root, calico aster (Symphyotrichum lateriflorum), black raspberry, Canada goldenrod (Solidago canadensis), ninebark (Physocarpus opulifolius) and staghorn sumac shrubs along the wooded edge of the former golf course. Invasive honeysuckles, gooseberry, non-native common buckthorn, and prickly ash are common subcanopy species, and shrub density varies from more open woodland with little to no shrubbery to areas of dense non-native and native shrubs. The observable ground story vegetation in B.2 and B.3 is mostly comprised of non -conservative native plants, such as white avens (Geum canadense), white snake root, side flowering aster, black raspberry, Canada goldenrod, common enchanter's night shade (Circaea lutetiana) and more conservative species such as lopseed (Phryma leptostachya). Non -natives include; burdock (Arctium minus), fescue grass and garlic mustard. Some woodlands (Figure 1, BA) have a moderate density of spruce trees. The subcanopy is moderately dense with invasive honeysuckles and common buckthorn, with scattered natives that include gooseberry, ironwood (Ostrya virginiana), bitternut hickory, northern pin oak (Quercus ellipsoidalis), red cedar, bur oaks, and wild black cherry (Prunus serotina). Planted evergreens such as Norway spruce (Picea abies) were also observed. The ground is well covered with native non - conservative species, such as white avens, lopseed and sweet cicely (Osmorhiza claytonia). Non-native Oriental bittersweet (Celastrus orbiculatus), an aggressive non-native vine, is also found. These woodlands have received little forest management over the years, resulting in invasion by a variety of non-native herbaceous and shrub species, causing shade suppression of the ground story. Remaining ground story native species are mostly non -conservative species, such as white avens, which is common in disturbed woodlands. There is a lack of native bunch grasses and bunch sedges in the woodlands, and there appears to be a sparse spring flora component that would be available for early season use by RPBB. Therefore, the site's closed canopy woodlands have low RPBB suitable habitat for foraging, nesting, or overwintering. Semi -Open Woodlands within Former Fairways The semi -open woodlands (B.S.1-B.S.3) appear to lack -sufficient early blooming nectar sources to attract and support RPBB. Additionally, even though the golf course has been closed for several years, past chemical use may limit these areas as suitable nesting and overwintering RPBB habitat. Therefore, the site's semi -open woodlands within the former fairways have low suitable habitat for RPBB. Within the former golf course footprint are several woodlands/woody areas of various tree density and openness (Figure 1, B.5.1-B.5.3) mostly coinciding with the old golf course's fairway and roughs. The ground cover of these open areas are vegetatively consistent with other open grassy areas of the golf course. A common tree species in some of the more closed woodlands on the former golf course is bitternut hickory of varying diameters. Most of the groundstory vegetation is made up of non -conservative native species and some non -natives; muhly grass (Muhlenbergia mexicana), sunflower (Helianthus sp.), black raspberry, Canada goldenrod, sedges., blackberry (Rubus allegheniensis), white avens, common ragweed (Ambrosia artemisiifolia), wild grape, calico aster, evening primrose (Oenothera biennis), non-native invasive honeysuckle, and green briar (Smilax sp.). Other interior woodlands consist of a rolling terrain of scattered woodland and open areas that were part of the former golf course's fairway, rough and path system. Besides red cedar, a variety of other trees and shrubs (many planted) are found in most other areas of the former golf course footprint. Trees and shrubs are scattered and grade from moderately closed canopy to open grassland. Additional species include; red fescue, staghorn sumac, brome grass, round -headed bush clover (Lespedeza capitata), hoary vervain (Verbena stricta), side -oats grama (Bouteloua curtipendula), wormwood (Artemisia sp.), whorled milkweed (Asclepias verticillata), common ragweed, common mullein (Verbascum thapsus), evening primrose, invasive Siberian elm (Ulmus pumila), dropseed (Sporobolus sp.), aster, and panic grass. Rodent burrows/mounds were observed on grassy slopes next to tree/shrub edges and these areas could be utilized by RPBB. However, past chemical use (herbicides and insecticides) employed to maintain a manicured golf course could be residual in the soil, which may make these areas unsuitable for RPBB. Considering existing vegetation and past disturbances, the site's semi -open woodlands within former fairways have low suitable habitat for RPBB. 3 p Open Grassland Habitats within Former Fairways While many of the open grassland habitats on the MLPA (Figure 1 C1-C.2 & CA-C.8) contain some native and non- native species, the diversity and total coverage of foraging/flowering plant species that might be utilized by RPBB is low. Therefore, because of low diversity and quantity of flowering plant species that bloom throughout the entire growing season, these areas represent low suitability foraging habitat. The former golf course's fairways and roughs contain bunch grass areas and while these areas were disturbed by mowing and pesticide use during golf course operations, some areas since closure could have developed into low suitable bunch grass habitat for RPBB nesting and overwintering. However, the golf course's likely use of herbicides and insecticides throughout the fairways and roughs may have left residual chemical constituents in the soil such that these bunch grass open areas (Figure 1 C1-C.2 & C.4-C8) provide only low suitable habitat. The largest acreage of the MLPA has an open, bunch grass (fescue) matrix with interspersed native and non-native species (Figure 1, C.1-CA & C.6 & C.8). Most of these open, fescue grass -dominated areas occur on the former, mass graded golf course's, fairways and roughs. Within these grassed areas exist a variety of native and non-native plant species. Plant species observed included stickseed (Hackelia virginiana), mare's tail (Conyza canadensis), Canada goldenrod, frost aster, other asters, , hoary vervain, yarrow (Achillea millefolium), evening primrose and dogwoods at the woods edge. Non - natives included red fescue, smooth brome, Kentucky bluegrass, spotted knapweed (Centaurea sp.), sweet clovers (Melilotus sp.), catnip (Nepeta cataria), goat's beard (Tragopogon sp.), common buckthorn, burdock, common mullein, and Queen Anne's lace (Daucus carota). While management mowing has ceased, the vegetation remains short due to abundance of short-statured grasses such as fescue. Rodent/small mammal burrows/mounds were observed next to tree/shrub edges and could provide an opportunity to be utilized by RPBB. The artificial mounds (Figure 1 C.2, C.6, C.8) most likely constructed from on -site soils (sands) as part of the former golf course are now covered with a variety of greases and sedges, such as fescue grass, smooth brome, Kentucky bluegrass, little bluestem grass (Schizachyrium scoparium) lovegrass (Eragrostis sp.), sedges, dropseed, panic grass and fall panic grass (Panicum dichotomiflorum), Scattered patches of native and non-native flowering species of Canada thistle (Cirsium arvense), common milkweed, partridge pea (Chamaecrista fasciculata), prairie sage (Artemisia ludoviciana), round -headed bush clover, Canada goldenrod, sweet clovers, spotted knapweed, hoary vervain, whorled milkweed, yarrow, round - headed bush clover, rush (Juncus sp.), pagoda -plant (Blephilia sp.), wormwood, asters, and horseweed. Red cedars were found as were clones of staghorn sumac scattered clumps of wild plum (Prunus americana), dogbane (Apocynum sp.), Siberian elm, and red -osier dogwood. Although there are a low to moderate number of native and non-native flowering species that could support RPBB, the plant species observed do not provide a continuous supply of nectar/flowering species throughout the growing season, as is required by RPBB. The southeast corner of the MLPA is adjacent to a restored woodland on the Grey Cloud Dunes SNA (Figure 1, CA). This southeast tip of the site is mostly former golf course fairways and roughs that were mass graded to the edge of Mooers Lake. This area is also dominated by red fescue with a variety of native and non-native species established between the bunch grass clumps. Therefore, these open grassland habitats within former fairways represent low suitability habitats for RPBB. Prairie Remnant (Area C.3) The short bunch grass habitat in the southeastern portion of the site (Figure 1 C.3) may represent moderate suitability habitat for RPBB. The area in the southeastern portion of the MLPA (Figure 1, C.3) is adjacent to Grey Cloud Dunes SNA and appears to be where land disturbance from the former golf course was limited. Little bluestem, a native prairie bunch grass, is moderately abundant in this area, along with the fescue short bunch grass found thought the former golf course. Natives and non -natives were observed between little bluestem and fescue clumps, including prairie sage, dropseed, round - headed bush clover, panic grass, wild bergamot, hairy grama (Bouteloua hirsuta), prairie rose (Rosa arkansana), whorled milkweed, scouring rush (Equisetum sp.), hoary vervain, spotted knapweed, and goldenrod. Shrubby areas contained p sumacs, invasive honeysuckles, and clusters of young boxelder and willow. This relatively small area is the only habitat on the MLPA that resembles a native short bunch grass prairie. Given the abundance and diversity of blooming species and limited past disturbance, this portion of the site represents moderate suitability habitat for RPBB. Mooers Lake Shoreline (Area C.7) The lack of plant diversity and lack of abundant flowering/nectar species suggests the shoreline has low suitability foraging habitat. Bunch grass is less common along the sloped shoreline and thus has a low suitability nesting and overwintering habitat. The shoreline (Figure 1, C.7) along the bank of Mooers Lake is comprised of a steep slope leading down to the water's edge, with canopy conditions ranging from open to closed canopy forest. Most of the open areas are dominated by weeds with a few native species and scattered trees/shrubs. Rodent/small mammal mounds/burrows were present, which could be utilized by RPBB for nesting/overwintering. Forested and woodland areas contained a mixture of native trees, shrubs, and herbaceous species, as well as some weedy and invasive plants. Due to lack of a continuous supply of nectar/flowering species and limited bunch grasses along the shoreline this represents low suitability habitat for RPBB. Summary 1. Wetland A does not have sufficient nectar sources from early blooming plants and lacks diversity and quantity of nectar sources throughout the other portions of the growing season to attract and support the RPBB. The wetland also generally lacks suitable nesting and overwintering sites. 2. The closed canopy wooded areas appear to lack overwintering habitat for RPBB or a suitable spring flora. 3. The semi -open woodlands within former fairways appear to lack sufficient early blooming nectar sources to attract and support the RPBB. Summer and fall nectar sources by both native and non-native flowering plants are present, but diversity and quantity are limited. Additionally, even though the golf course has been closed for several years, past chemical use may still be present as a residual component that could limit these areas as suitable RPBB nesting/overwintering and foraging habitat. 4. While most of the open grassland habitats within former fairways contain some native and non-native species, diversity and total coverage of foraging species is low; therefore, these areas were determined to lack suitable foraging habitat. 5. A small area in the southeast portion of the MLPA appears to represent a native, short bunch grass prairie remnant. This area is adjacent to Grey Cloud Dunes SNA, where RPBB has been recorded. The on -site prairie remnant is located outside the mass grading areas of the former golf course, appears to have experienced limited soil disturbance, and the likely chemical management used to maintain the manicured fairways, roughs and greens probably did not extend into this area. Therefore, this prairie remnant represents moderate suitability RPBB habitat. 6. Mooers Lake Shoreline contains native and non-native species; however, the diversity and total coverage of RPBB foraging species appears low. Therefore, this area was determined to lack suitable foraging habitat. In closing, due to the MLPA's past disturbance (grading, golf course, chemical use, etc.), altered vegetation, low to moderate floral diversity, and apparent paucity of early -blooming species, the site generally represents low suitability habitat for RPBB. The exception to this is area C.3, which represents moderate suitability habitat for RPBB. 0 John L. Larson PhD, CSE Senior Ecologist 0 i i,«�♦ i ♦i i © Project Boundary Habitats Observed 0 A Wetland B.1 North woodlands and associated open space B.2 Woodland near old Mississippi Dunes entrance road 0 B.3 West woodland B.4 Southwest woodland * B.5.1 South woodlands ."' B.5.2 Treelines 0 B.5.3 Central woodland & open grass area CA Old field of bunch grass old fairways o and roughs just to the north and east of entrance road 0 C.2 Golf course old field along eastern side of property © C.3 Potential shortgrass dry sand prairie remnant area 0 CA Southeast tip of MLPA 0 C.5 Old field food plots C.6 Western fairways and roughs (old fields) i C7 Southern shoreline 0 C.8 Southern open fairways and roughs 0 D Infrastructure P I r i t ■ • a ■ • r ♦ i fJ r •� ■ ♦ r •! i •a aaM� Ores FIGURE 1-. HABITAT DESCRIPTION Data Sources:RES,ESRIWorldImagery2021 Horizontal Datum: NAD 1983 State Plane MN South MISSISSIPPI LANDING PROJECT AREA (US Feet) 0 2[ 504 Feei www.res.us WASH I NGTON COUNTY, MN 1 inch equals 517 feet an an 8.5"x11" page Document Path: R:�ResgislentgisVProie ts5105776 MississippiEanding'•PR0510577&_Misswipp i-anding.apm - Date S—d: 219l2022 Mapped by: SJM A REPORT FOR PHASE I ARCHAEOLOGICAL SURVEY Mississippi Landing Residential Development City of Cottage Grove, Washington County, Minnesota SEPTEMBER 2, 2022 Westwood Phase I Archaeological Reconnaissance Survey Mississippi Landing Residential Development City of Cottage Grove, Washington County, Minnesota Prepared For: Pulte Homes of Minnesota, LLC 750o Flying Cloud Drive, Suite 670 Eden Prairie, MN 55344 Project Number: Ro03O343.00 Date: September 2, 2022 Prepared By: Ryan Grohnke Sara Nelson Dean Sather Westwood Professional Services 12701 Whitewater Drive, Suite 300 Minnetonka, MN 55343 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 Abstract Pulte Homes of Minnesota, LLC (Pulte) retained Westwood Professional Services, Inc. (Westwood) to conduct a Phase I Archaeological Reconnaissance Survey of the proposed Mississippi Landing Residential Development (Project) in the City of Cottage Grove (City) in Washington County, Minnesota. The survey was conducted to determine, in advance of construction, whether cultural resources are present within the Project's Area of Potential Effect (APE). As part of the Environmental Assessment Worksheet (EAW) process, the Office of the State Archaeologist and the State Historic Preservation Office recommended an archaeological survey of the Project Area and the City requested such work be done. Dean Sather, M.A., RPA, served as Principal Investigator for the Project and directly oversaw investigations. He was assisted by Westwood Cultural Resources Manager Ryan P. Grohnke. Field investigations were conducted June 16 and August 16, 2022. The Project Area is in the Central Lakes Deciduous East (4e) Archaeological Region of Minnesota. The Project is located in Sections 3o and 31 of Township 27N, Range 21W in the City of Cottage Grove, along the north bank of the modern, northern channel of the Mississippi River in Washington County, Minnesota. The Project Area is approximately 204 acres, but Project activities will occur on a 165-acre portion of that land that is bounded by Grey Cloud Trail on the west, 103ra Street on the north, the northern channel of the Mississippi River on the south, and the Chicago, Burlington & Quincy railroad corridor on the east. No Project activities are proposed for the 38-acre parcel on the north side of the railroad corridor or within a setback proximal to the Mississippi River. The APE for this archaeological survey consists of 122 acres located within the Project Area where possible ground disturbance/grading for the development may occur (Exhibit i). Most of the Project Area is within the Mississippi Dunes Golf Course. The literature review learned that in the Findings of Fact and Record of Decision for the Former Mississippi Dunes Golf Course EAW, it was noted that "the City does not believe a Phase I Archaeological reconnaissance study is warranted in the disturbed areas," but "a Phase I Archaeological Survey will be completed within any development areas that have not previously been disturbed." Field investigations of the current Project Area consisted of visual inspection, pedestrian survey, and soil cores which confirmed the majority of the APE was disturbed. A ridge in a wooded area of the APE appeared to have had limited previous disturbance and higher level of archaeological potential. This ridge was shovel tested at 15-meter intervals. No archaeological resources were observed. It is recommended the Project may proceed as planned. Should there be additions or changes to the proposed construction plans outside of the current APE, Westwood should be contacted to complete additional survey. iii I Confidential and Proprietary. TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 Table of Contents 1.o Introduction....................................................................................................1 2.0 Scope of Work.................................................................................................1 3.0 Survey Methods............................................................................................... 1 4.o Results of Background Investigations............................................................ 2 4.1 Environmental Background.......................................................................................................... 2 4.1.1 Landscape and Geomorphology.......................................................................................................2 4.1.2 Soils...................................................................................................................................................3 4.1.3 Pre -Settlement Wildlife and Vegetation...........................................................................................3 4.2 Cultural History.............................................................................................................................3 4.2.1 Paleoindian Period (13,000 to 9,000 Before Present[B.P.]).............................................................3 4.2.2 Archaic Period (9,000 to 2,500 B.P.).................................................................................................7 4,23 Woodland Tradition (3,000 B.P. to 950 B.P.)....................................................................................8 4.2.4 Mississippian, Oneota, Plains Village, and Psinomani Traditions (950 B.P. to European Contact) ... 9 4.2.5 Contact Period and Post -Contact (A.D. 1650 to Present)...............................................................10 5. o Literature Review.......................................................................................... 11 5.1 Archaeological Region................................................................................................................11 5.2 Previous Surveys.........................................................................................................................11 5.3 Previously Recorded Archaeological Resources.........................................................................11 5.4 Previously Recorded Historic/Architectural Resources..............................................................12 5.5 Other Sources and Development History...................................................................................13 5..5,1 Environmental Assessment Worksheet..........................................................................................16 6.o Field Investigations....................................................................................... 17 6.1 Archaeology................................................................................................................................17 7.0 Summary and Recommendations..................................................................18 8.o References Cited.......................................................................................... 20 Tables Table 5-1 — Previously Recorded Archaeological Sites within One Mile..... Error! Bookmark not defined. Table 5-2 — Previously Recorded Historic/Architectural Resources within One Mile ....Error! Bookmark not defined. Table 6-1 — Shovel Test Results ...................................................... Error! Bookmark not defined. Exhibits Exhibit 1: Project Area Exhibit 2: Archaeological Investigations 1V I TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 Appendices Appendix A: Historical Maps and Aerial Photographs Appendix B: Representative Photographs of Area of Potential Effect Appendix C: Unanticipated Discoveries Plan V I TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 1.0 Introduction Pulte Homes of Minnesota, LLC (Pulte) retained Westwood Professional Services, Inc. (Westwood) to conduct a Phase I Archaeological Reconnaissance Survey of the proposed Mississippi Landing Residential Development (Project) in the City of Cottage Grove (City) in Washington County, Minnesota. The survey was conducted to determine, in advance of construction, whether cultural resources are present within the Project's Area of Potential Effect (APE). As part of the Environmental Assessment Worksheet process, the Office of the State Archaeologist (OSA) and the State Historic Preservation Office (SHPO) recommended an archaeological survey of the Project Area, and the City requested a survey be completed. Dean Sather, M.A., RPA, served as Principal Investigator for the cultural resource investigations. Mr. Sather meets the Secretary of the Interior's professional qualification standards as stipulated in 36 CFR 61. Ryan P. Grohnke, Westwood Cultural Resources Manager assisted with the field investigations. The Project is located in Sections 3o and 31 of Township 27N, Range 21W in the City of Cottage Grove, along the north bank of the modern, northern channel of the Mississippi River in Washington County, Minnesota. The Project Area is approximately 204 acres, but Project activities will only occur within a 165-acre portion of that land that is bounded by Grey Cloud Trail on the west, 103ra Street on the north, the northern channel of the Mississippi River on the south, and the Chicago, Burlington & Quincy railroad corridor on the east. No Project activities are proposed for the 38-acre parcel on the north side of the railroad corridor. Additionally, a shoreland setback of at least 300 feet is preventing any activities within that proximity to the Mississippi River. Within the Project Area, approximately 122 acres may potentially be graded or disturbed by Project construction (Exhibit 1). 2.0 Scope of Work Phase I Cultural Resources Survey was conducted to determine whether any undocumented significant cultural resources were present within the proposed Project's APE and to define vertical and horizontal boundaries of identified sites. If new sites were identified, investigators assess proposed construction impacts and would provide recommendations on avoidance or additional work. The APE for this archaeological survey covered all areas of the 122-acre portion of possible ground disturbance/grading where the development will be constructed, located within the greater Project Area (Exhibit i). 3.0 Survey Methods Project survey methods included background research, a literature review, and field investigations in the form of visual inspection, soil cores, pedestrian survey, and subsurface shovel testing. Environmental background and historic contexts were used to assess site probability and determine site types most likely to be encountered in the area. The background research and literature review consisted of examining files in the online Portal maintained by the OSA and a request for data and files from the SHPO. Review at these offices included an examination of site maps, archaeological site forms, burial files, and survey reports. Other sources investigated included the Historic Andreas Atlas, Trygg Maps, and county histories and plat books. The background research and literature review identified previous 1 I TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development `-ntember 2, 2022 cultural resource investigations and previously recorded archaeological sites, along with levels of disturbance and potential for sites within the APE. Fieldwork consisted of visual inspection, soil probes, pedestrian ground surface survey when applicable, and subsurface shovel testing in areas of high potential for archaeological deposits. 4.0 Results of Background Investigations 4.1 Environmental Background The Project is located in the southernmost portion of the City of Cottage Grove and Washington County. The Project Area is generally bound by Grey Cloud Trail on the west, 103ra Street on the north, the northern channel of the Mississippi River on the south, and the Chicago, Burlington & Quincy railroad on the east. Grey Cloud Trail is lined with single-family residences, but the land is vacant and undeveloped to the north and east. The Project's southern boundary is formed by the north bluff of the modern, northern channel of the Mississippi River. The Project Grading Area is set back at least 300 feet from the river. 4.1.1 Landscape and Geomorphology The Project is within the St. Paul -Baldwin Plains and Moraines (MN DNR Ecological Classification System [ECS] 2022); a central ESC subsection of the Minnesota and Northeast Iowa Moranial ECS section, found in the central area of the Eastern Broadleaf Forest ECS province. The St. Paul -Baldwin Plains and Moraines formed from deposits of highly calcareous glacial till left behind as the Des Moines lobe of the Wisconsin glaciation receded during the Pleistocene epoch. The primary landform of the region is dominated by a Superior lobe end moraine complex. A moraine stands to the north of a series of outwash plains associated with the Superior lobe. The topography of the subsection "is rolling to hummocky on the moraine (steep, short complex slopes) and level to rolling on the outwash." In the southeastern portion of the subsection there are some areas of Loess plain over bedrock or till (MN DNR 2022). Within the subsection, "glacial drift is generally less than ioo feet thick." On its eastern edge, "Ordovician and Devonian dolomite (limestone, sandstone, shale) is locally exposed, especially in the dissected stream valleys at the eastern edge of the subsection" and "Precambrian bedrock is exposed along the St. Croix River" (MN DNR 2022). The Project generally drains from north to south towards the Mississippi River, of which a modern, northern channel forms the southern Project boundary. Presently, Lower Grey Cloud Island stands to the south and Upper Grey Cloud Island stands to the west beyond the Grey Cloud Slough. Historically, the islands were joined as one and separated from the mainland by the slough with the Mississippi River channel being located south of Grey Cloud Island. Portions of the island were submerged in 1930 when Lock & Dam #2 was installed five miles downstream near Hastings. The Mississippi River Lock & Dam #2 Pool, extending upstream between Lock & Dam #2 and the Ford Dam, contains several backwater lakes including Baldwin (formerly Balden) Lake, River Lake, Spring Lake, Mooers (also Moore) Lake, and Grey Cloud Slough. Baldwin had stood on Grey Cloud Island and was partially submerged by the dam pool (MN DNR 2022). Historical maps and atlases published between 1874 and 1967 depict the changes to the river course near the Project (Appendix A). 2 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 The Project Area consists of rolling hills and varying topography with an overall southern slope. Historical atlases and topographic maps indicate that the land was cultivated for agricultural crops during the second half of the nineteenth and most of the twentieth century. The property was developed as an 18-hole golf course in 1992. Construction included "mass grading of the site that converted the site from its historical use for agricultural production into a manicured landscape that includes a series of greens and fairways, clubhouse and driving range" (Cottage Grove 2021:26). The former golf course and adjacent Scientific and Natural Area (SNA) were named for dunes that were formed by "southwesterly winds, blowing over two sandy terraces" that formed "dunes 10 to 20 feet high" (Anfinson 2004). 4.1.2 Soils In the Project, most of the soils of the St. Paul -Baldwin Plains and Moraines subsection formed from glacial till deposited by the Des Moines lobe. Most soils are Alfisols (formed under forested vegetation) while there are areas of Mollisols (formed under prairie vegetation) present in the outwash plains. The plains have sandy parent materials, while those of the moraines are mixtures of clay loams, loams, sandy loams, and loamy sands. According to the U.S. Department of Agriculture's Natural Resources Conservation Service Soil Survey (USDA 2022), more than 8o% of the Project is underlain by Sparta loamy sand with slopes of 2 to 6% and 6 to 15%. The remaining soil types consist of Chaska silt loam, Hubbard loamy sand, Dickman sandy loam, and Richwood silt loam (USDA 2022). While the Chaska silt loam is poorly -drained, the other soil types range from well- to excessively -drained. 4.1.3 Pre -Settlement Wildlife and Vegetation Historically, the St. Paul -Baldwin Plains and Moraines were associated with "a mosaic of vegetation." The primary community were oak and aspen savannas, "but areas of tallgrass prairie and maple -basswood forest were common. Wildlife in the St. Paul -Baldwin Plains and Moraines varied from large predators to a variety of smaller animals; of which included wolves, badgers, deer, coyote, fox, jack rabbit, grouse, Blanding's turtles, and a diverse collection of woodland birds (MN DNR 2022).The dunes were "populated by prairie dropseed, sand reed grass, silky prairie clover, sea -beach needlegrass, longbearded hawkweed, blue racers (a rare snake) and prairie skinks" (Anfinson 2004). 4.2 Cultural History In general, there are five major archaeological traditions in Minnesota that consist of the Paleoindian, Archaic, Woodland, Plains Village, and the later Mississippian, Oneota and Psinomani periods (Anfinson 1997; Arzigian 2008; Dobbs 1990; Gibbon 2012). These traditions represent varying degrees of cultural adaptations to changing environmental conditions, endemic population growth, and the movement of Native American groups in the past. The following cultural context presents an interpretation of this history based on current archaeological research and broadly accepted models for pre -contact social lifeways. A brief narrative of historic period developments within the state is provided after this section. 4.2.1 Paleoindian Period (13,000 to 9,000 Before Present [B.P-D The Paleoindian Period represents the earliest evidence of human occupation in Minnesota. This is typically separated into an Early Paleoindian (13,000-12,50o B.P.) and Late Paleoindian (12,500-900o B.P.) periods (Frison 1998). Spear technology is important during this time frame, as opposed to the emphasis on atlatl and bow and arrow lithic technology seen during 3 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 later periods. This reflects a subsistence strategy focused on large game hunting and high mobility. However, Gibbon (2012:37) suggests foraging behavior may have been broader spectrum as evidenced by the long temporal overlap of eastern Archaic and Paleoindian traditions in Minnesota. Paleoindian settlement and mobility patterns constitute a major discussion point in archaeological research. Clovis culture is commonly regarded as the first evidence of human occupation in Minnesota during the Early Paleoindian period. Its signature implement, the Clovis projectile point, is made from high quality lithic materials and has a central channel flake that extends part way up the proximal shaft of the tool (Frison 1998). Folsom is another Early Paleoindian technology that temporally follows Clovis during the Early Paleoindian Period. Its projectile point is typically made from high quality materials as well, however, the central channel flake extends the entire length of the implement to the distal tip (Hofman 1995)• Clovis and Folsom projectile points were used to hunt now -extinct forms of game, including Bison antiquus and mammoths. Evidence for Early Paleoindian occupation in Minnesota is limited to isolated finds of projectile points. Clovis isolated finds (N=3o) have been found in central and southeastern Minnesota, while Folsom isolated finds (N=2o) are documented in the western and southern parts of the state (OSA 2019). The Late Paleoindian Period in Minnesota is characterized by an unfluted variety of projectile points similar to earlier lanceolate forms that are associated with the Plano Complex (Dobbs 1990). Agate Basin, Eden, Hell Gap, and Scottsbluff are varieties of projectile points found during this time, which are often associated with bison kill sites. Late Paleoindian sites are significantly more common in Minnesota, with over 20o being recorded. The Browns Valley Site in western Minnesota and the Bradbury Brook Site are important Late Paleoindian localities in the region (OSA 2019). Paleoindian archaeology in Minnesota mirrors the initial expansion of Homo sapien sapiens during the height of the Eurasian Upper Paleolithic periods into North America (Gilligan 2010:16). The focal point of this migration is hypothesized to have occurred in a region termed Beringia, which extends from the Verkhoyansk Mountains in Siberian Russia to the edge of the now extinct Laurentide glacial ice sheet in western Canada (Hoffecker and Elias 2007). Traditionally, the shallow waters of the Bering Sea are argued to have served as the principal access point into the Americas when sea levels were reduced due to extensive glaciation that occurred during the Pleistocene Epoch (2.588 million to 12,00o B.P.). The proposition that the Bering land bridge may have served as passageway for early human migrations was first suggested by the Spanish Missionary Fray Jose de Acosta in A.D. 1590 (Hoffecker and Elias 2007:2). Although Spain had not yet explored these waters, de Acosta thought it was the only logical explanation for how indigenous populations would have come to the Americas. Eric Hulten (1937) later coined the term "Beringia" to describe the Quaternary ecology of this unique region. The designation Beringia is named for the famous Danish explorer Vitus Bering, who by way of Russian contract, was the first to European sail the strait in 1728. The area associated with the bridge is termed the Bering -Chukchi Platform which extends 1600 km from the Arctic Ocean to the eastern Aleutians (Hoffecker and Elias 2007:5). Although the majority of this region is flat, the topography is punctuated by a few small islands such as St. Lawrence Island and Wrangle Island. The majority of the shelf lies beneath less than too m of water and drops to 30 m near the Chukotka Peninsula, Russia. Over the 2.6 million year course of the Quaternary Period, too Marine Isotope Stages (MIS [Oxygen 16/18 ratios]) have been 4 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 documented which show the repeated exposure and inundation of the land bridge constituting 50 glacial/interglacial oscillations (2007:7-8). Initial human migrations into North America appear to be associated with the cold snap brought on by the Younger Dryas (12,900-11,700 B.P.), which effectively lowered sea -levels by 50 in, exposing the platform. The archaeological record for humans expanding into North America is manifested at both interior and coastal sites. Early interior sites include that of Swan Point, Broken Mammoth, and Healy Lake, Alaska which suggest population movements between the Laurentide and Cordilleran ice sheets between 13,000-11,000 B.P. (Holmes 2001; Cook 1996; Yesner 2001). Concurrently, a rapid coastal migration is also indicated at several South American localities, such as Monte Verde, which demonstrate potential evidence for groups moving by boat down the Pacific shoreline at approximately 15,000 B.P. (Dillehay 1989; Dixon 1999; Fladmark 1979)• Recent genetic work with mtDNA haplogroups in the Americas and Asia appear to confirm the archaeological evidence showing simultaneous coastal/interior population movement occurring between 18,70o and 14,20o B.P. (O'Rourke 2009; Perego et al. 2009). Alternatively, although followed by much criticism, Bradley and Stanford (2004) suggest that the progenitors of Clovis, and perhaps other groups, were the product of Atlantic migrations associated with peoples of the Solutrean cultures in France. Current genetic evidence refutes this claim; however, the issue does highlight an important debate in Alaskan archaeology (O'Rourke 2009; Perego et al. 2009). The Pleistocene history of Minnesota is long and complex with most of the state and surrounding regions being covered in glaciers between 18,000 B.P. and ii,000 B.P. (Manz 2019:23). Glaciers did not fully recede until approximately io,000 years ago, and only the southwestern and southeastern parts of the state remained unglaciated. A dominant feature following deglaciation was Glacial Lake Agassiz. This overlapped the northwest portion of the state and formed during the retreat of the Des Moines Lobe, which principally drained to the south via Glacial River Warren (Gibbon 2012:38). As Lake Agassiz further retreated north, the modern Red River of the North began to form flowing towards the Hudson Bay. In terms of human occupation potential, the southern part of the state is likely the highest probability area to encounter archaeological sites as it was unglaciated (Gibbon 2012:Map 2.1). Elk, mammoth, and extinct forms of bison (e.g., Bison antiquus) may have been hunted by Pleistocene Native Americans of this time frame in Minnesota, however, other resources were probably equally important. Waguespack (2007:69-70) highlights current evidence for early migrations into North America that indicates hunter and gatherers may have been generalized foragers as opposed to explicitly large game predators. Historically, the first evidence for the Paleoindian Period comes from New Mexico where archaeologists uncovered fluted projectile points in association with extinct megafauna at sites such as Blackwater Draw (Cook 1927; Figgins 1927). These important early finds quickly placed the antiquity of humans on the mid-continent of North America at the end of the Late Pleistocene (Howard 1936). Much of the debate generated by these discoveries overly focused on the role mega -fauna placed in the subsistence economy of Paleoindian hunter and gatherers. This pattern is different than many of the interior localities dating prior to ii,000 B.P. (e.g., the Village Lake Site at Healy Lake in Alaska [Cook 1969]), which exhibit a broad-spectrum diet. Bison and Wapiti appear to be the predominant large game that was hunted during this early period; however, birds and other small mammals were also exploited (Yesner 2001). Analogous patterns have been observed outside of Minnesota, including at eastern Great Basin sites such as Bonneville Estates Rock Shelter which demonstrate a broad-spectrum diet 5 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 occurring between 13,ioo and 12,00o B.P. (Goebel 2007; Graf and Schmitt 2007:103). The archaeological record from this site suggests the prehistoric inhabitants were participating in a mixed foraging and hunting strategy. The identification of this trend in the Great Basin has led to the suggestion that this early phase be called the "Paleoarchaic" instead of "Paleoindian" in recognition of the markedly different subsistence strategies that were similar to later archaic groups (Graf and Schmitt 2007; Willig 1988; Willig and Aikens 1988). Realistically, the debate about whether early Paleoindians were generalized foragers or large game specialists likely rests "on the relationship between what could have been hunted and what was actually taken" (Waguespack 2007:70; Waguespack and Surovell 2003). In contrast to these views, Kelly and Todd (1988) take the position that early populations of hunter and gatherers entering into the North American continent were heavily dependent on terrestrial fauna, as opposed to plant resources, since this was a more reliable food source. They argue that the strategies employed by these foragers were starkly different than that of modern hunter and gatherers in that groups were not operating in seasonally restricted spaces. An optimal foraging analysis for procuring large game has recently been conducted by Byers and Ugan (2005). Specifically, they identified variables that may have deterred Paleoindians from focusing exclusively on mega -fauna including the large number of individuals needed for processing, the difficulty in procuring game, and the distribution of these game within different environmental patches. The authors conclude that the phenomena of exclusive large mammal hunting likely only occurred in a "narrow range" of places where game was abundant and the processing time was low such as in the Great Plains (2005:1625). Minnesota and surrounding areas were likely encompassed by this narrower range as suggested by Kelly and Todd (1988). Continuing with the issue of broad spectrum versus predominant large game hunting has been problematic to the debate of humans entering into the North American continent. Guthrie (199o) has supported the notion that humans could have easily followed the wide trails of proboscideans across the land bridge. Haynes (2001) reasons that modern African elephants can serve as an analogy for understanding how Pleistocene hunters may have interpreted herd characteristics. Such behavioral patterns include 1) the speed, direction, and health of an elephant herd based on the distribution/content of dung, and 2) the relative size of the animals based on the track width. Elephants create a series of fixed and habitually used trails that would have allowed initial colonizers into interior Alaska a means to systematically explore the landscape. Conversely, Yesner (2001:317) sees the process of colonization into interior Alaska as involving more of a "push-pull' factor presenting evidence for the existence of proboscideans in Siberia up to 9000 B.P. This suggests that hunters would have been encouraged to remain in western Beringia for a longer period of time to procure this higher ranked resource. Foragers may have only episodically crossed the land bridge as eastward movement began to develop as the principal subsistence cycle. A theoretical trajectory of incipient occupation into novel landscapes has been proposed by Beaton (1993) to describe the initial colonization of Australia (also see Yesner 2001). His model breaks down human entry into two categories: transient explorers and estate settlers. Beaton suggests that the settlement pattern associated with transient explorers would be lineal conforming principally to significant geographic features such as mountains, rivers, etc. This type of occupation may be associated with the earliest sites in Minnesota, which could be situated along the margins of major river corridors (e.g., Glacial River Warren). High mobility and small populations are necessary with the transient model, since groups are entering into an unfamiliar landscape leading to potentially high extinction rates. In contrast, estate settlers 6 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 inhabit new lands in a more radial fashion since there is a greater degree of familiarity with the resources present. Kelly and Todd (1988) argue that immigrant Paleoindians would have had to switch territories frequently due to being in an unfamiliar landscape. This would have been an adaptive method to adjust to resource stress by either switching territories or adjusting the types of foods being consumed. In reality, the Early and Late Paleoindian Periods in Minnesota likely represented a combination of these alternating mobility strategies. 4.2.2 Archaic Period (9,000 to 2,50o B.P.) Approximately 9,000 B.P., a new mode of subsistence strategy began to emerge in the archaeological record across North America (Emerson et al. 2011). The general pattern of this change is the replacement of lanceolate spear -points used during the Paleoindian period, and the adoption of atlatl technology with the presence of groundstone implements. This represents a fundamental difference from earlier forager behavior with a diversification of economy that incorporated more plants into the diets of Native Americans. The Archaic Period in Minnesota began substantially later than other regions starting around 9,000 B.P., principally in the southeastern part of the state (Anfinson 1997; Gibbon 2012). Important Archaic innovations include the use of grooved mauls and axes, canine domestication, copper tools, and incipient horticulture. The Archaic Period in Minnesota is poorly known; however, it comprises its longest temporal frame of human occupation. Xeric environmental conditions began around 9,000 B.P. with the spread of prairie grassland across most of southern and western Minnesota (Anfinson 1997). Many of the lakes that had been created as a product of Pleistocene glaciation started to dry during this time, leading to a reduction in game (e.g., bison, fish, birds, etc.) dependent on these resources. These environmental transformations promoted a diversification in hunting strategies, which differed dramatically from the Paleoindian period. Minnesota experienced a wide variety in changing environmental conditions based on its different ecotones across the state during this time. Consequently, the traditional models of Early, Middle, and Late Archaic found elsewhere in North American do not directly apply. These different environmental regimes necessitated a variety of adaptive strategies in order to successfully subsist. Archaeologists have defined these internal periods within the state as follows: Prairie Archaic, Lake Forest Archaic, Shield Archaic, and Riverine Archaic (OSA 2019). The Prairie Archaic Period is found across the western parts of Minnesota, representing an adaption to grassland environments. A key game hunted during this period were bison, which remained a focus throughout the entirety of the Archaic Period. Itasca State Park Site contains one of the best examples of the Prairie Archaic pattern. This site dates approximately to between 9,550 and 7,95o B.P. and yielded the remains of extinct species of bison and the presence of side -notched dart point. Other important localities from the Prairie Archaic Period include the Granite Falls Site and the Canning Site. A regional variation of the Prairie Archaic during the later periods is the presence of copper tools in the northwestern part of the state, but few examples in the southwestern areas (Anfinson 1997)• The temporal period known as the Lake Forest Archaic accompanies archaeological sites from about 7,95o B.P. in much of central and northern Minnesota (Anfinson 1997; Gibbon 2012). Prior to this period, most sites in this region would have mirrored those found in grasslands whose economy focused on bison hunting. As a result, the Prairie Archaic pattern would have been prevalent during the earliest periods based on the similar environment. The expansion of 7 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 woodlands during the mesic environments of the post -glacial thermal maximum led to a greater diversification of both plant and animal species. The Mississippi River corridor also served as a conduit for archaic groups from other regions, which ultimately influenced the potential spread of technologies and new lifeways into Minnesota. The site of Petaga Point in Kathio State Park is one of the best examples of the Lake Forest Archaic Period and contains evidence of Old Copper culture. The Shield Archaic Period characterizes sites from far northeastern Minnesota whose assemblages are the product of Native American adaptations found farther north in Canada (i.e., Canadian Shield). An important characteristic of Shield Archaic sites is the lack of groundstone tools and copper artifacts found associated with archaic groups elsewhere in Minnesota (Anfinson 1997; Gibbon 2012). Shield Archaic sites in Canada are typically found near lakes and rivers where caribou and other migratory game may have crossed. Similar to other northern adapted populations, these groups may have utilized specialized technologies such canoes, snowshoes, toboggans, bark- and skin -covered shelters, bark containers, and efficient winter clothing. The Fowl Lake Site is an important Minnesota site near the Canadian border that exemplifies the archaeological record of this period. The Riverine Archaic period is found at sites located along the lower Mississippi River and other drainages in southeastern Minnesota (Anfinson 1997; Gibbon 2012). The river valley bottomlands provided a rich and varied source of animals and plants that were exploited by Native American populations. Common riverine resources included aquatic tubers, fish, waterfowl, mussels, deer, elk, and bison may have been taken in the uplands. The fertile floodplains also provided suitable locations for horticulture where plants such as squash and various early cultigens were grown. The King Coulee Site in Wabasha County is one of the most complete archaic sites from this region and dates to between 3,450-2,45o B.P. A slate gorget, mussel shells, squash seeds, and stemmed projectile points were recovered during the excavations (OSA 2019). 4.2.3 Woodland Tradition (3,000 B.P. to 95o B.P.) Substantial cultural changes began to occur in Minnesota approximately 2,500 years ago with Native American adaptations mirroring broader trends across the southern and eastern United States (Arzigian 20o8). This timeframe, known as the Woodland Period, is marked by the presence of burial mounds, pottery, bow and arrow technology (ca. 1,45o B.P.), and intensive plant cultivation. Archaeological settlement patterns show Native American groups beginning to aggregate into larger populations along lakes, rivers, and associated drainages. Woodland archaeological sites are often broken into one of a classic tripartite temporal division of Early (3,000-2,15o B.P.), Middle (2,150-1,45o B.P.), and Late Woodland (1,450-95o B.P.) Periods (Emerson et al. 2011). Traditionally, variations in the Woodland Period across time and space are argued to derive from broader influences that shaped significant trends in cultural practices. These interaction spheres include the Adena (Early Woodland Period), Hopewell (Middle Woodland Period), and Mississippian (Late Woodland Period) Cultures (Anfinson 1997; Gibbon 2012). While these divisions work well for other regions of North America, they do not neatly apply to archaeological sites in Minnesota (Arzigian 2008). Major Woodland complexes in the various regions of the state include Laurel, Brainerd, and Blackduck (northern Minnesota); Malmo, St. Croix, Onamia, and Kathio (central Minnesota); 8 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 Fox Lake and Lake Benton (southwestern Minnesota); and La Moille, Howard Lake, Sorg, and Effigy Mound (southeastern Minnesota) (Arzigian 20o8). Pottery is an important distinguishing characteristic of these complexes, which are commonly named for the associated site type where they were first discovered. Ceramic vessels range in form from globular to conoidal with shell or sand grit as temper, and designs across the body (e.g., net impressions, patterned incisions). Lithic technology during this time frame shows a preference for smaller projectile points utilized principally in bow and arrow technology. A hallmark characteristic of the Woodland Period in Minnesota is presence of burial mounds, of which 12,00o have been recorded in the state (OSA 2019). The areas surrounding Red Wing, Lake Minnetonka, and Mille Lacs Lake have the highest concentrations of burial mounds. Many of these structures have been destroyed due to historic and modern development. The subsistence strategies of Woodland groups in Minnesota varied widely based on the type of resources available. Wild rice was central to groups living in the northeast quarter of the state, which was husked in excavated pits and parched in ceramic vessels (Arzigian 2008). Other resources hunted or gathered included deer, fish, and various plants such as maple sap for sugar. Farther west, around the Red River Valley and southern Minnesota, bison continued to be as important as they were in the Archaic Period (OSA 2019). The "Three Sisters" of squash, beans, and corn were grown in small garden plots, which were further supplemented with other resources (e.g., fish and aquatic mammals). 4.2.4 Mississippian, Oneota, Plains Village, and Psinomani Traditions (95o B.P. to European Contact) The Woodland Period ends throughout most of Minnesota around 95o B.P. with the exception of the northern portions of the state (Arzigian 20o8; Gibbon 2012). The dominant regional influence was the site of Caholaa in the American Bottom near the modern city of St. Louis, Missouri on the Mississippi River (Pauketat 2009). This influence is most clearly seen in archaeological sites near Red Wing, Minnesota, which contain Caholaan-style ceramics, large palisaded villages, and evidence of corn horticulture. The presence of square earthen mounds may be a reflection of Cahokian socio-religious belief systems. In Minnesota, the manifestation of this interaction is called the Silvernale Phase (Gibbon 2012). A widespread cultural complex called Oneota in Minnesota is concurrent with the regional influences of Cahokia lasting from approximately 95o B.P. until the time of French contact (Gibbon 2012). These mobile groups shared Middle Mississippian traits that included corn horticulture and shell -tempered ceramics (e.g., globular vessels with high rims), but lacked permanent structures such as burial mounds. Oneota is manifested in different types called Orr (southeastern Minnesota), Blue Earth (south-central Minnesota), and Ogechie (central Minnesota). Sinouan languages were spoken at the time of French contact (OSA 2019). Plains Village groups from the region of the Missouri River in the Dakotas began to interact with the Oneota in western Minnesota after 95o B.P. (Anfinson 1997; Ahler and Kay 2007). These groups hunted bison and practiced corn horticulture and lived within earth -lodges protected within palisaded forts (e.g., Double Ditch Site in North Dakota). Globular shaped ceramic jars with crushed rock temper are a hallmark technology of this period. Important Plains Village ceramic complexes in western Minnesota include Cambria, Great Oasis, and Big Stone (OSA 2019). 9 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 Psinomani groups are believed to be the ancestors of the modern Dakota people who lived in east central Minnesota (Gibbon 2012). The principal ceramic type associated with this group is Sandy Lake, whose form is more similar to a bowl rather than the globular jars of Oneota varieties. There is evidence of blended ceramic styles with Oneota Native Americans. 4.2.5 Contact Period and Post -Contact (A.D. 1650 to Present) The Fur Trade in Minnesota involving Europeans and Native Americans first started in the early 1600s and marked the beginning of contact between these two populations. The historical implications of this interaction were felt in numerous ways both economically and with great social consequence (e.g., smallpox). The major European players in this arena of interaction were first the French, who traveled south from Canada, followed later by the British, and then Americans from the east. French explorers Marquette and Joliet were among the first Europeans to reach the headwaters of the Mississippi after entering Minnesota in 1673 (Kellogg 1917). A French group led by Sier du Lhut arrived in the area of the St. Croix River in 1679-168o and Louis Hennepin led the 168o expedition of the Mississippi River below St. Anthony Falls (NPS 2019, chapter 3). The French built posts throughout the region to ward off British and Spanish expansion, but their influence declined in the first half of the 1700s. Their government and military's attention was directed toward the War of Spanish Succession from 1702 to 1713, and the resulting treaty that ended the war stripped France of its claims to Nova Scotia, Newfoundland, and its lands around Hudson Bay. France's exit from the region was hastened by the French and Indian War from 1756-1763, which resulted in their cession of claims in Canada and most of America to the British. Fur continued to be the primary driver of trade and exploration in the region well into the 19th century. New American posts and settlements were established, including Fort Snelling at the junction of the Mississippi and Minnesota Rivers in 1824. Natural resources in the region were bountiful, from fertile soil for agriculture, dense forests for logging, and rivers for powering processing facilities and trade routes. Several treaties signed in 1837, 1851, and 1855 between the US Government and the Dakota and Ojibwe coerced the tribes of claims to their ancestral land, which was subsequently opened to [European -American] settlement and agriculture (NPS 2019). Settlement of Cottage Grove Township Although the Project is presently within the Cottage Grove city limits, it was historically set in unincorporated Cottage Grove Township. The Project is located in Section 3o and 31 in Cottage Grove Township (Township 27N, Range 21W) in the southwest corner of the city of Cottage Grove in southernmost Washington County. This area between the Mississippi and St. Croix Rivers, known as the St. Croix Triangle, was claimed by the US Government as part of the Wisconsin Territory in 1847. Two years later, the land west of the St. Croix River was incorporated into Minnesota Territory. Cottage Grove Township was officially organized within days of Minnesota achieving statehood in 1858. The first permanent White settlers in the Cottage Grove area likely arrived in 1843. Most of them were American born "Yankees" from "New England states, such as New York, Maine, Vermont, and New Hampshire." By 1855, "Cottage Grove was one of the fastest -growing rural townships in Minnesota, with schools, churches, a lyceum hall, and perhaps twenty or thirty farms" (NH 2021:3). 10 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 The Project stands 1.75 miles south of St. Paul Park and 1.5 miles west of Langdon. The villages of Cottage Grove and Langdon were both established in 1871. Langdon was platted along the CMStP railroad line while Cottage Grove was originally located in Section 12, about four miles east of its present location. The towns in Cottage Grove Township remained relatively rural in the first half of the twentieth century. Between 1951 and 1967, the present city of Cottage Grove was platted just east of St. Paul Park, and the original village in Section 12 became Old/East Cottage Grove. During that period, St. Paul Park's footprint nearly doubled in size. After World War II, "the once -rural area began to experience the effects of suburban sprawl." Thompson Grove was the first of many neighborhoods developed in Cottage Grove in the 1950s with ranch -style homes (WCHS 2022). Between 195o and 196o the population of Cottage Grove grew from 833 to over 4,80o residents. In addition to providing modern housing for young families, the post-war "baby boom" necessitated larger, modern schools. In 1951, there were two schools in the city of St. Paul Park and one in Langdon. By 1967, the school in Langdon had closed and there were at least seven schools in St. Paul Park and three in Cottage Grove. The consolidation of schools also reflects the changing municipal boundaries in the 196os. In 1963, the entire township was incorporated as Cottage Grove, becoming a city in 1974 (NH 2O21:4). The population of Cottage Grove grew to 13,400 in 197o and has continually been among the Twin Cities' fastest growing suburbs. Its population surpassed 20,00o by 200o and there were over 38,80o residents in 2020 (US Census 2020). 5.0 Literature Review On April 13, 2022, Westwood Cultural Resource Manager Ryan Grohnke requested a database search from the SHPO. Additionally, he reviewed the Minnesota state archaeological site files available via the online Portal, maintained by the OSA, to obtain a list of previously recorded archaeological sites and historic structures located within the proposed Study Area which consisted of the Project Area and a one -mile buffer. 5.1 Archaeological Region The Project Area is located in Minnesota Archaeological Region 4e — Central Lakes Deciduous (East). Prehistoric sites in this region are generally located near lakes and major rivers (Gibbon et al. 2002). 5.2 Previous Surveys No reports indicating previous survey of the Project Area were reported by SHPO staff. 5.3 Previously Recorded Archaeological Resources No previously recorded archaeological sites have been identified within the proposed Project Area. Four previously recorded archaeological sites are within the one -mile Study Area surrounding the Project, with the closest approximately 0.20 miles distant (Table 5-1). Two of the sites are prehistoric earthworks/cemeteries, of which one is also an artifact scatter. One of the sites, 21WA000l is listed in the NRHP. None of the sites will be physically impacted by the proposed Project. 11 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 Table 5-1: Previously Recorded Archaeological Sites Within One Mile Site NRHP Distance from Site Name Site Type Number Eligibility Project Schilling Prehistoric Artifact 21WA0001 Archaeological District Scatter/Earthworks NRHP Listed 0.90 mi southeast Michaud-Koukal 21WA0002 Prehistoric Earthworks Unevaluated 0.20 mi west Mounds Historic Artifact Scatter 21WA0048 Grey Cloud Townsite (possible prehistoric Unevaluated 0.95 mi southwest component) Single Artifact (projectile 21WAe unnamed Unevaluated 0.25 mi south point) 5.4 Previously Recorded Historic/Architectural Resources Twenty-five historic/architectural resources have been previously inventoried within the one - mile Study Area surrounding the proposed Project (Table 5-2). One resource is located in the northwestern corner of the Project Area; the Herb Fritz House at 10301 Grey Cloud Trail (WA- CGC-034) is unevaluated for NRHP eligibility. One resource in the Buffer is listed in the NRHP. The Grey Cloud Lime Kiln at 10398 Grey Cloud Trail (WA-CGC-o18) is 0.2 miles west of the Project Area. Because of its setting at a lower elevation and the intervening woodlands, views between the Grey Cloud Lime Kiln and the proposed Project will be obscured. The remaining 23 historic/architectural resources in the Buffer are unevaluated for the NRHP. Two resources associated with the Chicago, Burlington & Quincy Railroad Line (WA-CGC-212 and WA-CGC- 223) are immediately adjacent to the Project. One house and one barn (WA-CGC-103 and WA- CGC-172) stand within 350 feet of the Project Boundary along Grey Cloud Trail. Table 5-2: Previously Recorded Historic/Architectural Resources within One Mile SHPO ID Resource Name/Type Address NRHP Distance from Eligibility Project Listed in WA-CGC-018 Grey Cloud Lime Kiln 10398 Grey Cloud Trail 0.2 mi west NRHP Northwest corner WA-CGC-034 Herb Fritz House 10301 Grey Cloud Trail Unevaluated of Project School District No. 48, WA-CGC-049 10870 Grey Cloud Dr. Unevaluated 0.42 mi southwest Grey Cloud Schoolhouse WA-CGC-057 Jeremiah Daly House 10971 Grey Cloud Trail Unevaluated 0.28 mi southwest WA-CGC-079 Schilling House 12075 Grey Cloud Trail Unevaluated 0.93 mi southeast WA-CGC-081 Nelson Farmstead 7350 100th St. S. Unevaluated 0.44 mi northeast WA-CGC-097 house 7979 110th St. S. Unevaluated 0.99 mi east WA-CGC-100 Dammer House 9790 Grey Cloud Trail Unevaluated 0.48 mi northwest WA-CGC-101 Anthony Fritz Farmstead 9962 Grey Cloud Trail Unevaluated 0.45 mi northwest WA-CGC-102 Caldwell Farmstead 9988 Grey Cloud Trail Unevaluated 0.27 mi northwest 12 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 SHPO ID Resource Name/Type Address NRHP Distance from Eligibility Project WA-CGC-103 Matczynski House 10300 Grey Cloud Trail Unevaluated 0.03 mi west Grey Cloud Trail S. at WA-CGC-161 bridge Unevaluated 0.17 mi southwest Grey Cloud Slough WA-CGC-163 Frank Tibbets Farmstead 9451 Grey Cloud Trail Unevaluated 0.97 mi northwest WA-CGC-172 Pete Tibbets Barn 6500 103rd St. S. Unevaluated 0.05 mi north WA-CGC-173 farm buildings 7624 110th St. S. Unevaluated 0.59 mi east Joseph R. Brown Trading WA-CGC-182 Unevaluated 0.95 mi south Post Site WA-CGC-205 Lower Grey Cloud Island off Grey Cloud Trail S. Unevaluated 0.65 mi south Chicago Burlington & WA-CGC-212 Unevaluated Adjacent Quincy Railroad Line Glendenning Farm WA-CGC-217 off 100th St. S. Unevaluated 0.45 mi northeast Windbreaks Grey Cloud Trail over WA-CGC-222 Bridge No. L8159 Unevaluated 0.21 mi southwest Grey Cloud Channel WA-CGC-223 Bridge No. 90738 103rd St. under BN Inc Unevaluated Adjacent J• L. Shiely Co. Nelson Lower Grey Cloud WA-CGC-234 Unevaluated 0.67 mi southwest Plant Island Grey Cloud Island Drive WA-GCI-002 Grey Cloud Island Unevaluated 0.3 mi west Fill Grey Cloud Trail WA-GCI-003 Grey Cloud Island Unevaluated 0.35 mi west Causeway Grey Cloud Island WA-GCI-004 Grey Cloud Island Unevaluated 0.99 mi west Cemetery 5.5 Other Sources and Development History Historical maps, aerial photographs, and local histories of the Project Area were reviewed to ascertain locations of potential, unrecorded historic or archaeological resources (Appendix A). The following maps were viewed for Cottage Grove Township: • 1848 Original Survey of Township 27 N, Range 21 W, General Land Office Survey (Bureau of Land Management) • 1874 Historical Atlas of the State of Minnesota (Andreas) • 1879-99 Detail map of the upper Mississippi River from the mouth of the Ohio River to Minneapolis, Minnesota, volume 2 (Mississippi River Commission) • 19o1 Plat Book of Washington County (Northwest Publishing Co.) • 1912 The Farmer's Atlas and Directory of Washington County (Webb Publishing Co.) 13 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 • 1916 Plat Book of the State of Minnesota (W.W. Hixson & Co.) • 1938 Plat Book of Washington County (Hudson Map Co.) • 1950, 1951, 1967, 1973, 1980, 1989, 1993, 2010, 2013 St. Paul Park, MN 7.5' topographic maps (USGS) There are no indications of permanent settlement in the 1848 General Land Office (GLO) original survey of the township. The river channel and the generally parallel "prairie boundary" to its northeast (along which a railroad corridor would later be constructed) are indicated in Section 30, as are portions of two trails on either side of the river. An outlined square that may represent the location of a field is shown overlapping the border of Sections 19 and 30. In the 1874 atlas, no homesteads or other buildings are indicated in the vicinity of the Project. On the 1879-99 detail map of the Mississippi River, the CBQ Railroad corridor crosses the Project Area and two buildings are indicated near the southeast corner, but no landowner names are listed in Sections 30 or 31. The 1901 atlas indicates Section 3o had been subdivided into nine parcels ranging in size from 15 to 200.95 acres. Most of the Project stood on the largest parcel, which was owned by the Security Trust Co. The railroad cutting through the Project along a southeasterly corridor was operated by the CBQ Railroad. Grey Cloud Trail and 103rd Street S., which form the western and northern boundaries of the Project, are also indicated. The river corridor is indicated by a single line with no delineation of the riverbed or nearby channels. Outside of the Project, Anthony Fritz operated the Oak Grove Stock Farm on two parcels that overlapped Sections 19 and 30. The Project is set 1.75 miles south of St. Paul Park and 1.5 miles west of Langdon. The CBQ Railroad first appears in the 1912 map. Very few changes in the Study Area were evident between the 1901, 1912, and 1916 atlas publications; before 1912 a second schoolhouse was added at the southwest corner of Section 19 and the large parcel upon which the Project stands was owned by Dorthea Fritz. By 1938, the land was owned by Otto J. Radusch. The schoolhouse that previously appeared in Section 30 was not indicated, but the map did include general delineations of the riverway. The USGS topographic maps since 195o have shown woodlands near the slough and river along the west and southern Project borders. A narrow swath of trees extends into the Project near its northwest corner, following along a low-lying depression. Wetlands are indicated alongside the CBQ right-of-way; the 2021 EAW for this Project identifies these as "surface water management including ponding and wetland areas" (CG 2021). The 1950 map indicates three buildings, including two residences were set at the northwest and southeast corners of the Project. An unofficial roadway meandered south and east across the Project from Grey Cloud Trail to the house in the southeast corner. By 1967, three additional structures, including one residence, were built along this path within the Project Area. The schoolhouse in Section 19 was not indicated in topographic maps. The changes reflected in the maps align with the period during which small schoolhouses were closed and students in rural outlying areas were bussed into modern city schools. On Lower Grey Cloud Island, southwest of the Project, gravel pits were first indicated in 1967, with significant activity evident through 1993• That year's publication was the first that Grey Cloud Trail was labeled with that name. Additionally, a gravel pit and cluster of commercial buildings had been constructed in Section 30, north of the Project. Topographic maps between 1967 and 1993 indicate four residences and three additional structures within the Project Area, but only four buildings are presently extant. Research suggests the extant historic -age buildings 14 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 on the Project property include one one-story ranch house and shed in the southwestern portion and the Herb Fritz House in the northwestern portion, which includes a two-story folk Greek Revival style house and barn. Both residences have been abandoned since at least 2019. These buildings stand outside the Project Grading Area and will not be physically impacted. Furthermore, most views between the historic buildings and the Project will be obstructed by intervening dense tree cover. Research has not uncovered information that indicates the residents or occupants made contributions significant to history, nor have any significant events occurred there. USGS topographic maps published since 1995 generally omit several feature classes that historically have been denoted, including recreational trails, pipelines, power lines, survey markers, many types of boundaries, and many types of buildings (schools, churches). The maps are no longer field verified, and therefore also lack indications of building locations and new construction since the previous publication. The Dunes Golf Course is not indicated on any of the reviewed maps. Aerial photographs taken between 1936 and 2021 confirm much of the historical information provided in maps and atlases. The earliest photograph from 1936 labels the CBQ Railway, and Grey Cloud Trail, the slough, Lower Grey Cloud Island, and Mississippi River are all evident. A small farmstead is set at the northwest corner of the Project, with a house, barn, and at least two auxiliary structures. The unofficial roadway through the southern portion of the Project is evident in photographs through 1991, but only faintly in 1936. Because of their position within woodlands, the buildings indicated in contemporary topographic maps are not easily discernible. Photographs reveal the golf course was constructed between 1991 and 1997, and the Project Area has undergone few changes since then. Herb Fritz House In historical maps since at least 1899 and in aerial photographs since 1936, a small farmstead is depicted at the northwest corner of the Project, with a house, barn, and at least two auxiliary structures. In 2021, New History (NH) conducted an historical evaluation for the extant Herb Fritz House and barn at 10301 Grey Cloud Trail (WA-CGC-034). It is believed the house was constructed between 185o and 1886, and it is possible the barn was built during that same period. For several decades after the homestead was established, it was "associated with dozens of acres of surrounding farmland" (NH:1). The house has "experienced several alterations since its construction," including stucco cladding that obscures the original limestone walls, a one- story addition and shed -roof dormers, and removal of the front portico. The barn is in "poor condition [but] appears to retain much of its original materials, design, and workmanship" (NH:12) The evaluation found that the property may be eligible for local designation because of its "association with Cottage Grove's history as a rural, agricultural community" and because it is "a unique local example of limestone building construction." The report did not provide a recommendation of NRHP evaluation, rather recommending that "additional information is needed to assess the property's eligibility for the National Register" and noted that "alterations to integrity may pose a challenge to NRHP listing" (NH:13). The 2.75-acre parcel was purchased by the adjacent golf course landowner (Dunes LLC) in 2019. The Herb Fritz House has been vacant since at least 2019. Alterations that have affected its integrity include side and dormer additions, stucco and vinyl lap siding, replacement windows and doors. The barn has a sunken roof and is showing signs that its structure has been 15 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 compromised. The Herb Fritz House is recommended not eligible for listing in the NRHP, but additional research could yield information that changes that finding. Dunes Golf Course In 1992, the Project Area was redeveloped from its historical agricultural use into an 18-hole golf course called Mississippi Dunes. The "development of the golf course in the 199os included the mass grading of the site that converted the site from its historical use for agricultural production into a manicured landscape that includes a series of greens and fairways, clubhouse and driving range" (Cottage Grove [CG] 2021:26). Mississippi Dunes golf course operated until 2017 after its clubhouse was destroyed by fire (Shaw 2022). In 2021, an Environmental Assessment Worksheet (EAW) and an historical evaluation report were prepared in association with the proposed Project. In February 2022, the City of Cottage Grove "approved the former Mississippi Dunes Golf Course EAW finding that no environmental impact statement is required" (CG 2021:62). 5.5.1 Environmental Assessment Worksheet An EAW and an historical evaluation report have been prepared in association with the proposed Project. In 1992, the Project Area was redeveloped from its historical agricultural use into an 18-hole golf course. The Mississippi Dunes golf course operated until 2017, when its clubhouse was destroyed by fire (Pioneer Press 2022). The 2021 EAW notes that "development of the golf course in the 199os included the mass grading of the site that converted the site from its historical use for agricultural production into a manicured landscape that includes a series of greens and fairways, clubhouse and driving range" (CG 2021:26). Twenty-three boring tests found that "limestone bedrock was generally found across the entire Project Area and was encountered between 7 and 18 feet below the surface" (CG 2021:15). The EAW and master site plans show that the "Project will disturb approximately llo acres of the Project Area and include grading, grubbing, and tree clearing." In the southern portion of the Project Area, approximately 37 acres "encompassing the Mississippi River frontage that includes a significant portion of the identified Forest area [... ] will remain undisturbed." Twelve acres in the southeast corner of the Property may potentially be sold to the MnDNR and "incorporated as part of the [adjacent Grey Cloud Dunes Scientific and Natural Area (SNA)] into perpetuity." The Project's development activities will be set back "more than 300 feet from the river" (CG 2021:28-29). The EAW's Findings of Fact and Record of Decision includes the draft EAW's SHPO correspondence, which noted that "it is reasonable to believe that the Mississippi Dunes project area may also contain archaeological resources given its proximity to these documented sites [Grey Cloud Island]" and that "the majority of archaeological sites in the state have not been recorded. A lack of documented resources on the project site should not be taken as an assurance that such resources do not exist" (CG 2022:7). In response to the comment, it was noted that "given the disturbed nature of the site the City does not believe a Phase I Archaeological reconnaissance study is warranted in the disturbed areas. The City will require the Project Proposer to include a reference within the construction contingency plan regarding proper steps the contractor must take if anything is found on -site once site work commences." Additionally, "the area that is planned as open space, natural area, and park adjacent to the Mississippi River is the area that may not have experienced significant alterations during the golf course construction. A Phase I Archaeological Survey will be completed within any development areas that have not previously been disturbed" (CG 2022:7). 16 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 6.0 Field Investigations 6.1 Archaeology Based on the information obtained during the literature review and the comment that the City did not believe a study was warranted in the disturbed areas, Mr. Sather and Mr. Grohnke, assisted by Environmental Intern Gentri Hansen, made an initial site visit on June 16, 2022 to determine the extent of disturbance within the APE. The Project Area was walked over and visually inspected. The entirety of the golf course had obvious and significant disturbance from the landscaping efforts associated with the construction of the golf course. Soil probes were placed intermittently to confirm disturbance in the soils (Exhibit 2). Disturbances indicated included the removal of top -soils to facilitate the creation of fairways, tee -boxes, and greens. Soil probes excavated within the fairways exhibited a thin layer of top -soil, associated with the maintained turf, overlaying a sandy substrate. The boundary between the turf and the substrate was sharp and showed no evidence of natural soil development. Associated landscaping features include the manufacture of dune -like mounds, water and sand hazards, clubhouse (razed), maintenance buildings, parking lots, and golf cart trails. No undisturbed areas with the potential for intact soils were observed within the area that had previously served as active portions of the golf course. Several areas of level land within the golf course have been cultivated and used as feed plots for hunting (Exhibit 2). These locations had ground surface visibility ranging from 85% to 100% and were subjected to pedestrian visibility at 15-meter interval transects. Additional areas of sparse vegetation were also encountered throughout the area and surveyed with pedestrian survey when applicable. The far western portion of the APE is wooded and outside of the golf course proper. Due to the possibility of intact soils, this area was reviewed by Mr. Sather and Mr. Grohnke on August 16, 2022. A visual inspection of the area suggests that most of the area is generally of low potential for unrecorded archaeological resources as it is not in close proximity to water sources, the topography suggests lower archaeological potential in most locations, and there are multiple disturbances from modern residences, outbuildings, roads, as well as landscape modifications possible associated with development of the golf course. One area of higher potential was encountered. A ridge was observed in the wooded area in the very southwest portion of the APE. Shovel tests were excavated along this ridge at 15-meter intervals. Shovel test results are detailed in Table 6-1 below. Soils observed indicated that modification to the surface has occurred in the past. The upper soil layers were loose and unconsolidated and appeared to have been recently disturbed. While situated beneath a canopy of older trees, the soils did not appear as a forested soil. Rather, the upper portion of the soil profile was heavily mottled and suggestive of a mixture of top- and sub -soils in discreet and sharply defined lenses. The subsoils consisted of brown, dark brown, and red sands that were segregated from the top -soil by a sharp boundary. This soil structure was observed in all excavated shovel tests. 17 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 Table 6-1: Shovel Test Results ST # 1 I Location: Northern part of ridge in SW corner of APE Result: NEGATIVE Depth Soil Horizon and Description 0 to 17 cmbs 17 to 58 cmbs 58 to 80 cmbs AE B C Dark brown sand. Disturbed. No compaction in topsoil. Brown, dark brown, red sands Sand ST # 2 1 Location: Along ridge, 15m SE of ST #1 Result: NEGATIVE Depth Soil Horizon and Description 0 to 15 cmbs 15 to 51 cmbs 51 to 73 cmbs AE B C Dark brown sand. Disturbed. No compaction in topsoil. Brown, dark brown, red sands Sand ST # 3 1 Location: Along ridge, 15m SE of ST #2 Result: NEGATIVE Depth Soil Horizon and Description 0 to 19 cmbs 19 to 52 cmbs 52 to 64 cmbs AE B C Dark brown sand. Disturbed. No compaction in topsoil. Brown, dark brown, red sands Sand ST # 4 1 Location: Along ridge, 15m SE of ST #3 Result: NEGATIVE Depth Soil Horizon and Description 0 to 26 cmbs 26 to 60 cmbs 60 to 80 cmbs AE B C Dark brown sand. Disturbed. No compaction in topsoil. Brown, dark brown, red sands Sand Representative photographs of the APE can be viewed in Appendix B. All of the former golf course and much of the western wooded area has been heavily modified and subjected to significant ground disturbance limiting the possibility of intact archaeological deposits. No archaeological resources were observed during the survey. 7.0 Summary and Recommendations The archaeological survey for Mississippi Landing identified no archaeological resources. The majority of the Project Area is highly disturbed by the construction of the golf course and related infrastructure. It is recommended that no additional cultural resources investigations are warranted in the current APE and it is recommended that the Project be allowed to proceed as planned. Westwood stresses that if construction plans are altered to include areas not previously surveyed, those locations must be examined for cultural resources. Although an archaeological survey was completed, the possibility of unidentified resources remains. Procedures to be followed in case of an inadvertent discovery are detailed in the attached Unanticipated Discoveries Plan (Appendix Q. If unrecorded archaeological sites are discovered during construction, all ground -disturbing activities in the area should stop and archaeologists at 13 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 Westwood should be contacted. Further, if human remains are encountered during construction activities, all ground disturbing activity must cease and local law enforcement must be notified. Minnesota Statute 307.08, the Private Cemeteries Act, prohibits the intentional disturbance of human burials. 19 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 8.0 References Cited Ahler, S. A., and M. Kay 2007 Plains Village Archaeology: Bison -hunting Farmers in the Central and Northern Plains. Salt Lake City: University of Utah Press. Andreas, A.T. 1874 "Washington County" An Illustrated Historical Atlas of the State of Minnesota. Chicago: A.T. Andreas. Digitized and hosted by David Rumsey Map Collection. Online resource, https://collection.mndigital.org/catalo mhs:ll()2#?c=&m=&s=&cv=&xvwh=- 1�47%2C-186%2C.r,281%2C�7o�, accessed May 2022. Anfinson, John O 2004 "The Wild and Urban River: Pine Bend Bluff to St. Paul." Big River Magazine, March - April 2004. Digitized by Big River Magazine. Online resource, https://www.bigrivermagazine.com/GEMA4.html, accessed August 2022. Anfinson, Scott. F. 1990 "Archaeological Regions in Minnesota and the Woodland Period." The Woodland Tradition in the Western Great Lakes: Papers Presented to Elden Johnson, edited by G.E. Gibbon, pp. 135-166. Publications in Anthropology, Number 4. Minneapolis: University of Minnesota. 1997 Southwestern Minnesota Archaeology: 12,000 Years in the Prairie Lake Region. St. Paul: Minnesota Historical Society. Arzigian, C. 20o8 Minnesota State Multiple Property Documentation Form for the Woodland Tradition. Submitted to the Minnesota Department of Transportation (MnDOT). Mississippi Valley Archaeology Center, University of Wisconsin -La Crosse (Report No. 735)• Beaton, J. M. 1993 "Colonizing continents: some problems from Australia and the Americas." The First Americans: Search and Research, edited by T.D. Dillehay and D.J. Meltzer, pp. 209- 230. CRC Press, Boca Raton, Florida. Bradley, B., and D. Stanford 2004 "The North Atlantic Ice -Edge Corridor: A Possible Paleolithic Route to the New World." World Archaeology 36(4):459-478• Byers, D. A. and A. Ugan 2005 "Should We Expect Large Game Specialization in the Late Pleistocene? An Optimal Foraging Perspective on Early Paleoindian Prey Choice." Journal of Archaeological Science 32:1624-1640. Bureau of Land Management (BLM) 1848 "Township 27 N, Range 21 W, Washington County" General Land Office Survey. Digitized and hosted by BLM. Online resource, https: / glorecords.blm.gov/results/default.aspx?searchCriteria=type=surveyI st=MN cty =1631twp nr=271rng nr=21, accessed May 2022. 20 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 City of Cottage Grove 2021 "Former Mississippi Dunes Golf Course" Environmental Assessment Worksheet. Prepared November 2021 by Project Proposer Pulte Homes of Minnesota, LLC and Project RGU Emily Schmitz, Senior Planner, City of Cottage Grove. Online resource, https://www.cottagegrovemn.gov/.987/Mississippi-Dunes, accessed August 2022. Cook, H. J. 1927 "New Geological and Paleontological Evidence Bearing on the Antiquity of Mankind in America." Natural History 27:240-247. Cook, J. P. 1996 "Healy Lake." American Beginnings: The Prehistory and Paleoecology of Beringia, edited by F.H. West, pp. 323-327. Chicago: University of Chicago Press. 1969 The Early Prehistory of Healy Lake, Alaska. 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Online resource, https://www.dot.state.mn.us/mnmodel/P3FinalReport/chapter3.html, accessed April 2022. Gilligan, I. 2010 "The Prehistoric Development of Clothing: Archaeological Implications of a Thermal Model." Journal of Archaeological Method and Theory 17:15-80. Goebel, T. 2007 "Pre -Archaic and Early Archaic Technological Activities at the Bonneville Estates: A First Look at the Lithic Artifact Record." Paleoindian or Paleoarchaic? Great Basin Human Ecology at the Pleistocene -Holocene Transition, edited by K.E. Graf and D.N. Schmitt, pp. 156-184. Salt Lake City: University of Utah Press. Graf, K. E., and D. N. Schmitt (editors) 2007 Paleoindian or Paleoarchaic? Great Basin Human Ecology at the Pleistocene -Holocene Transition. Salt Lake City: University of Utah Press. Guthrie, R. D. 1990 Frozen Fauna of the Mammoth Steppe: The Story of Blue Babe. Chicago: University of Chicago Press. Haynes, G. 2001 "Elephant Landscapes: Human Foragers in the World of Mammoths, Mastodonts, and Elephants." The World of Elephants -International Congress, Rome 2001, edited by Consiglio Nazionale delle Ricerche, pp. 571-576. Rome, Italy: Consiglio Nazionale delle Ricerche. Hoffecker, J. and S. A. Elias. 2007 Human Ecology of Bering ia. New York: Colombia University Press. Hofman, Jack L. 1995 "Dating Folsom Occupations on the Southern Plains: The Lipscomb and Waugh Sites." Journal of Field Archaeology, 22(4), PP. 421-437• Holmes, C. 2001 "Tanana River Valley Archaeology Circa 14,000 to 9000 B.P." Arctic Anthropology 38 (2):154-170. Howard, E. B. 1936 An Outline of the Problem of Man's Antiquity in North America. American Anthropologist 38(3):394-413• Hudson Map Co. 22 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 1938 "Cottage Grove Township" Plat Book of Washington County. Minneapolis: Hudson Map Co. Digitized and hosted by Historic Mapworks. Online resource, http: / /www.historicmapworks. com/Map/US/19c)c)c)81/Cottage+Grove+Township++Lan gboy++St++Paul+Park/Washington+Coup +1ca�8/Minnesotaj, accessed May 2022. Hult6n, E. 1937 Outline of the History of Arctic and Boreal Biota During the Quaternary Period: Their Evolution During and After the Glacial Period as Indicated by the Equiformal Progressive Areas of Present Plant Species. Unpublished Ph.D. dissertation. Sweden: Lund University. Kellogg, L. (editor) 1917 Early Narratives of the Northwest,1634-1699. New York: Charles Scribner's Sons. Kelly, R. L. and L. C. Todd 1988 "Coming into the Country: Early Paleoindian Hunting and Mobility." American Antiquity 53:231-244• Manz, L. 2019 Economic Value of Glacial Stratigraphy. Paper published by the North Dakota Department of Mineral Resources. Online resource, https://www.dmr.nd.govjnd s documents/newsletter /20ic)Winter/Economic Value of Glacial Stratig_raphy.pdf, accessed January 2019. Minnesota Department of Natural Resources (MN DNR) 2022 Ecological Classification System. Online resource, http://www.dnr.state.mn.us/ees/index.html, accessed April 2022. 2022 "Mississippi River Pool 2" East Metro Fishing Rivers. Online resource, https://www.dnr.state.mn.us/areas/fisheries/eastmetro/rivers/p0012.html, accessed August 2022. Mississippi River Commission 1876-99 "Chart No. 186." Detail Map of the Upper Mississippi River from the Mouth of the Ohio River to Minneapolis, Minnesota, volume 2. Prepared by the Mississippi River Commission, created by an Act of Congress, June 28, 1879. Digitized by the John R. Borchert Map Library, University of Minnesota. Hosted by Minnesota Digital Library. Online resource, https://cdml6022.contentdm.ocic.org/digitaljcollection/1216022co1127/id/7�-,, accessed May 2022. New History 2021 Historical Evaluation of 103o1 Grey Cloud Trail, Cottage Grove. Prepared by New History for the City of Cottage Grove. Digitized and hosted by the City of Cottage Grove. Online resource, https://www.cottagegrovemn.gov/DocumentCenter/View/2�1c)/1o�o1- Grey-Cloud-Trail Historical-Evaluation-2021-11-22, accessed August 2022. National Park Service (NPS) 2019 River of History: A Historic Resources Study of the Mississippi National River and Recreation Area. Prepared by John O. Anfinson, National Park Service with contributions by Thomas Madigan, Drew M. Forsberg and Patrick Nunnally. Digitized and hosted by NPS. Online resource, 23 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 https://www.nps.govfmiss/learn/historyculture/historic resources.htm, accessed August 2022. Northwest Publishing Co. 19o1 "Cottage Grove Township" Plat Book of Washington County. Minneapolis: Northwest Publishing Co. Digitized by Stillwater Public Library and hosted by Minnesota Digital Library. Online resource, hops: //collection.mndigital.org/catalog/Spl:2o62#?#/image/o?searchText=&viewer=0 SD VIEWER&c=&m=&s=&cv=&Uwh=-177A%2CO%2C896�%2C600�, accessed May 2022. O'Rourke, D. H. 20o9 Human Migrations: The Two Roads Taken. Current Biology. 19(5):R203-R205. Office of the State Archaeologist (OSA) 2019 Cultural History of Minnesota. Online resource, https://mn.gov/admin/archaeologist/educators/mn-archaeolog.�, accessed April 2022. Pauketat, T. R. 2009 Cahokia: Ancient America's Great City on the Mississippi. London, England: Penguin Books. Perego, U. A., A. Achilli, N. Angerhofer, M. Accetturo, M. Pala, A. Olivieri, B. Hooshiar Kashani, K.H. Ritchie, R. Scozzari, Q. P. Kong, N. M. Myres, A. Salas, 0. Semino, H. Bandelt, S. R. Woodward, and A. Torroni 20o9 Distinctive Paleo-Indian Migration Routes from Beringia Marked by Two Rare mtDNA Haplogroups. Current Biology 19(1):1-8. Shaw, Bob 2022 "Cottage Grove Golf Course to Become 499-Home Project." Pioneer Press, online edition. Online resource, https://www.twincities.com/2022/01/21/cottage-grove-golf- course-to-become-4AA-home-project/, accessed August 2022. U.S. Census Bureau 1850-2020 "Washington County, Minnesota" census records. Quickfacts interactive website. Online resource, https://www.census. og_v/quickfacts/fact/table/washingtoncountyminnesota.US/PSTo4 .,,221, accessed May 2022. U.S. Geological Survey (USGS) 2022 "St. Paul Park, MN (7.57' current and historical topographic maps. USGS TopoView mapping interface, created and hosted by the National Geologic Map Database project (NGMDB). Online resource, https://ngmdb.usgs.gov/topoview/viewer/#1,/44.7c)26/- 92.9726, accessed May 2022. U.S. Department of Agriculture (USDA) 2022 Websoil Survey Map. USDA interactive mapping application. Online resource, https: //websoilsuD ey.sc.egov.usda.gov/App/HomePa e.h�tm, accessed May 2022. 24 1 TBPLS Firm #10074302 Phase I Archaeological Survey I Mississippi Landing Residential Development September 2, 2022 Waguespack, N. M. 2007 "Why We're Still Arguing About the Pleistocene Occupation of the Americas." Evolutionary Anthropology 16:63-74• Waguespack, N. M. and T. A. Surovell 2003 "Clovis Hunting Strategies, or How to Make out on Plentiful Resources." American Antiquity 68(2):333-352• Washington County Historical Society (WCHS) 2022 "Cottage Grove" History. WCHS website. Online resource, https: //www.wchsmn.org/cottage-grove /*indexes, accessed August 2022. Webb Publishing 1912 "Cottage Grove Township" The Farmer's Atlas and Directory of Washington County. St. Paul: Webb Publishing. Washington County Survey and Land Management Records. Digitized and hosted by Minnesota Digital Library. Online resource, https:jjcollection.mndi ital.or catalog/pl. 16ocoll6:161*?c=&m=&s=&cv=,4&x. 7A%2C2732%2C1282%2C8A9, accessed May 2022. Willig, J. A. 1988 "Paleo-Archaic Adaptations and Lakeside Settlement Patterns in the Northern Alkali Basin." Early Human Occupation in Far Western North America: The Clovis Archaic Interface, edited by J. A. Willig, C. M. Aikens, and J. L. Fagan, pp. 417-482. Nevada State Museum Anthropological Papers No. 21. Carson City, Nevada. Willig, J. A. and C. M. Aikens 1988 "The Clovis -Archaic Interface in Far Western North America." Early Human Occupation in Far Western North America: The Clovis Archaic Interface, edited by Judith A. Willig, C. Melvin Aikens and John L. Fagan, pp. 1-40. Nevada State Museum Anthropological Papers No. 21. Carson City, Nevada. W.W. Hixson & Co. 1916 "Cottage Grove Township, Washington County" Plat Book of the State of Minnesota. Rockford, IL: W.W. Hixson & Co. Digitized and hosted by John R. Borchert Map Library, University of Minnesota. Online resource, http://geo.lib.umn.edu/plat books/ stateofmnic)16/referencejmapol�o4.jpj, accessed May 2022. Yesner, D. R. 2001 "Human Dispersal into Interior Alaska: Antecedent Conditions, Mode of Colonization, and Adaptations." Quaternary Science Reviews 20:315. 25 1 TBPLS Firm #10074302 Exhibits Appendix A Historical Maps and Aerial Photographs Appendix B Representative Photographs of Area of Potential Effect Appendix C Unanticipated Discoveries Plan sn }, l • 0 0.13 s- Rz— • \�• T27 R2S30 15 O T27-R21 531. Miles 0.25 0.5 SLV�t . ....2R2�i °s�a^^a� Q Project Area o¢G- ph w^nd °t--.^maw a ed 0�d°engp; o� ° ° " Q APE/Project Grading Area Section Boundary Westwood ION s T27 R21 S29 1 .• r" t; �1 iii r 41t h U T27 R21 S32 Mississippi Landing Residential Development Cottage Grove, Washington County, Minnesota Project Location EXHIBIT 1 9L- SP B7 , ' d SP C SP A SP t) SP E SP F SP G ST 1 ST 2 ST 4 SP H ' ST 3 • Meters 0 50 100 200 �• we= s� � �(2—) ProectArea Mississippi Landing ph s"ano a r— J APE/Project Grading Area Residential Development Pedestrian Survey Cottage Grove, Washington County, Minnesota Westwood ® Soil Probe o Shovel Test Archaeological Investigations w �wno ,S maxmm EXHIBIT 2 Mississippi Landing I Cottage Grove, Washington County, Minnesota Appendix A: Historical maps and aerial photographs 1879-99 Map of Mississippi River (Mississippi River Commission) 1950 7.5' St. Paul Park USGS topographic map Mississippi Landing I Cottage Grove, Washington County, Minnesota Appendix A: Historical maps and aerial photographs Current topo and contours (Esri, USGS) �Jl 9 0 1936 aerial photo 7w 9 Mississippi Landing I Cottage Grove, Washington County, Minnesota Appendix A: Historical maps and aerial photographs 1947 aerial photo 1957 aerial photo U 3 Mississippi Landing I Cottage Grove, Washington County, Minnesota Appendix A: Historical maps and aerial photographs 1964 aerial photo 1970 aerial photo 41, 4k 0 4 Mississippi Landing I Cottage Grove, Washington County, Minnesota Appendix A: Historical maps _dawn photographs �/ 1991 aerial photo I "'." £ -'T%' 1997 aerial photo $�\�»`»� � � 5 Mississippi Landing I Cottage Grove, Washington County, Minnesota Appendix A: Historical maps and aerial photographs 2006 aerial photo r M- s 2010 aerial photo 6 Mississippi Landing I Cottage Grove, Washington County, Minnesota Appendix A: Historical maps and aerial photographs 2020 aerial photo Mississippi Dunes Master Plan (November 2021) 4 NORTH r •�s � � � n fry � ' n 3 4;�` ✓ �47; lip �: � ~ice I ;'�t #p► I ;'. �4 T°' � ., iti NirJE�E.4 �. ' L! �1 -: �� '��'.a!'i'.'ni�, 't=-k�a.J�# ✓�� .'. Phase I Archaeological Survey I Mississippi Landing Residential Development Appendix B: Photographs of Project Area Photo 3. Northeastern portion of Dunes Golf Course, facing west Photo 4. Northeastern portion of Dunes Golf Course, facing north westwoodps.com (888) 937-5150 Phase I Archaeological Survey I Mississippi Landing Residential Development Appendix B: Photographs of Project Area Photo 5. Pedestrian Survey area. Southeastern portion of Dunes Golf Course, facing south Photo 6. Southern portion of Dunes Golf Course, facing north westwoodps.com 3 (888) 937-5150 Phase I Archaeological Survey I Mississippi Landing Residential Development Appendix B: Photographs of Project Area Photo 7. Southern portion of Dunes Golf Course, facing south towards Mississippi River Photo 8. Pedestrian Survey area. West -central portion of Dunes Golf Course, facing south westwoodps.com 4 (888) 937-5150 Phase I Archaeological Survey I Mississippi Landing Residential Development Appendix B: Photographs of Project Area Photo 9. Pedestrian Survey area. West -central portion of Dunes Golf Course, facing east Photo 10. Area of high potential near ridge, facing west Y it.*'` ' westwoodps.com 5 (888) 937-5150 Phase I Archaeological Survey I Mississippi Landing Residential Development Appendix B: Photographs of Project Area r Photo 14. Shovel Test #3 f f a 1 i F 1 Photo 15. Facing southeast along ridge at Shovel Test #3 westwoodps.com 8 (888) 937-5150 Phase I Archaeological Survey I Mississippi Landing Residential Development Appendix B: Photographs of Project Area Photo 16. Shovel Test #4 westwoodps.com (888) 937-5150 Phase I Archaeological Survey I Mississippi Landing Residential Development Appendix B: Photographs of Project Area Photo 17. Facing southeast at Shovel Test #4 westwoodps.com 10 (888) 937-5150 UNANTICIPATED DISCOVERY PLAN FOR CULTURAL RESOURCES Mississippi Landing Residential Development City of Cottage Grove, Washington County, Minnesota MAY 23, 2022 Westwood Unanticipated Discovery Plan for Cultural Resources Mississippi Landing Residential Development City of Cottage Grove, Washington County, Minnesota Prepared For: Pulte Homes of Minnesota, LLC 75oo Flying Cloud Drive, Suite 670 Eden Prairie, MN 55344 Project Number: 0030343.00 Date: May 23, 2022 Prepared By: Ryan Grohnke Dean Sather Westwood Professional Services 12701 Whitewater Drive, Suite 300 Minnetonka, MN 55343 (952) 937-5150 Unanticipated Discovery Plan for Cultural Resources I Mississippi Landing Residential Development May 23, 2022 Table of Contents i.o Introduction.................................................................................................... i 2.0 Procedures for Unanticipated Discoveries......................................................1 2.1 Archaeological Resources............................................................................................................ 1 2.2 Human Remains...........................................................................................................................1 iii I TBPLS Firm #10074302 Unanticipated Discovery Plan for Cultural Resources I Mississippi Landing Residential Development May 23, 2022 1.0 Introduction Pulte Homes of Minnesota, LLC (Pulte) intends to construct the Mississippi Landing Residential Development (Project) in the City of Cottage Grove, Washington County, MN. On behalf of Pulte, Westwood Professional Services, Inc. (Westwood) prepared this plan to establish procedures to be followed if unrecorded archaeological resources or human remains are discovered during construction of the proposed Project. This plan is also being prepared to satisfy a request by the City for "contingency plans regarding proper steps the contractor must take if anything is found on -site once site work commences." 2.0 Procedures for Unanticipated Discoveries If any employee working on the Project, including, but not limited to Project staff, Project construction contractor, or a Project subcontractor believes they have found suspected archaeological resources or human remains, all work within 200 feet of the vicinity of the find site will cease. The employee will notify the construction superintendent, who will secure the area by moving employees away from the discovery. Additional procedures differ regarding archaeological resources and human remains, as described below. 2.1 Archaeological Resources The construction superintendent will contact Westwood's Cultural Resources Manager who will notify Pulte of the discovery. In cooperation with the archaeological Principal Investigator, the Cultural Resources Manager will obtain additional information from the construction superintendent to determine the significance and integrity of the discovery and, if considered necessary, a Cultural Resources Specialist will travel to the site as soon as feasible. If the discovery is not considered significant, work may continue and a letter detailing findings will be submitted to Pulte within three business days. If the site is determined potentially significant, a Cultural Resources Specialist will consult with Pulte on avoidance options, an archaeological site form will be submitted to the Office of the State Archaeologist (OSA), and an update will be provided to the MN State Historic Preservation Office (SHPO). If site avoidance is not possible, consultation will be initiated with the SHPO and/or OSA regarding appropriate management of the cultural resources. Contact Information Westwood Cultural Resources Manager Ryan P. Grohnke Cultural Resource Manager Westwood Professional Services, Inc. Direct: (952) 906-7403 Mobile: (612) 209-3352 rvan. arohnke (&westwoodns. com 2.2 Human Remains Minnesota Statute 307.08, the Private Cemeteries Act, prohibits the intentional disturbance of human burials. 1 I TBPLS Firm #10074302 Unanticipated Discovery Plan for Cultural Resources I Mississippi Landing Residential Development May 23, 2022 If human remains are discovered all ground -disturbing activities in the area of the find site will cease and all equipment will be immediately shut down and left in place. The remains and any associated grave goods, mortuary items, or artifacts proximal to the suspected remains will be left as they were discovered. The construction superintendent will immediately contact law enforcement at the number given below, and law enforcement will coordinate with the appropriate agencies. If the human remains are older than 50 years old, the Minnesota Office of the State Archaeologist (OSA) must be contacted. Human remains will be treated with respect and equipment will not be moved until clearance is given by the Minnesota Indian Affairs Council (MIAC) and/or the OSA. Immediately after notifying local law enforcement, the construction superintendent will contact the Cultural Resources Manager at Westwood, who will coordinate with Pulte. If necessary, the Cultural Resources Manager and/or the Principal Investigator will travel to the site as soon as feasible to evaluate the extent of the burial site and any affiliated cultural resources. The Cultural Resources Manager and Principal Investigator will coordinate between Pulte, law enforcement, and the OSA, to ensure all laws are followed and help resolve the situation. Contact Information Cottage Grove Police Department 651-458-2850 Westwood Cultural Resources Manager Ryan P. Grohnke Cultural Resource Manager Westwood Professional Services, Inc. Direct: (952) 906-7403 Mobile: (612) 209-3352 ryan.grohnke@westwoodps.com If non -emergency numbers do not work, please dial 911. 2 1 TBPLS Firm #10074302 UNANTICIPATED DISCOVERY PLAN FOR CULTURAL RESOURCES Mississippi Landing Residential Development City of Cottage Grove, Washington County, Minnesota MAY 23, 2022 Westwood Unanticipated Discovery Plan for Cultural Resources Mississippi Landing Residential Development City of Cottage Grove, Washington County, Minnesota Prepared For: Pulte Homes of Minnesota, LLC 75oo Flying Cloud Drive, Suite 670 Eden Prairie, MN 55344 Project Number: 0030343.00 Date: May 23, 2022 Prepared By: Ryan Grohnke Dean Sather Westwood Professional Services 12701 Whitewater Drive, Suite 300 Minnetonka, MN 55343 (952) 937-5150 Unanticipated Discovery Plan for Cultural Resources I Mississippi Landing Residential Development May 23, 2022 Table of Contents i.o Introduction.................................................................................................... i 2.0 Procedures for Unanticipated Discoveries......................................................1 2.1 Archaeological Resources............................................................................................................ 1 2.2 Human Remains...........................................................................................................................1 iii I TBPLS Firm #10074302 Unanticipated Discovery Plan for Cultural Resources I Mississippi Landing Residential Development May 23, 2022 1.0 Introduction Pulte Homes of Minnesota, LLC (Pulte) intends to construct the Mississippi Landing Residential Development (Project) in the City of Cottage Grove, Washington County, MN. On behalf of Pulte, Westwood Professional Services, Inc. (Westwood) prepared this plan to establish procedures to be followed if unrecorded archaeological resources or human remains are discovered during construction of the proposed Project. This plan is also being prepared to satisfy a request by the City for "contingency plans regarding proper steps the contractor must take if anything is found on -site once site work commences." 2.0 Procedures for Unanticipated Discoveries If any employee working on the Project, including, but not limited to Project staff, Project construction contractor, or a Project subcontractor believes they have found suspected archaeological resources or human remains, all work within 200 feet of the vicinity of the find site will cease. The employee will notify the construction superintendent, who will secure the area by moving employees away from the discovery. Additional procedures differ regarding archaeological resources and human remains, as described below. 2.1 Archaeological Resources The construction superintendent will contact Westwood's Cultural Resources Manager who will notify Pulte of the discovery. In cooperation with the archaeological Principal Investigator, the Cultural Resources Manager will obtain additional information from the construction superintendent to determine the significance and integrity of the discovery and, if considered necessary, a Cultural Resources Specialist will travel to the site as soon as feasible. If the discovery is not considered significant, work may continue and a letter detailing findings will be submitted to Pulte within three business days. If the site is determined potentially significant, a Cultural Resources Specialist will consult with Pulte on avoidance options, an archaeological site form will be submitted to the Office of the State Archaeologist (OSA), and an update will be provided to the MN State Historic Preservation Office (SHPO). If site avoidance is not possible, consultation will be initiated with the SHPO and/or OSA regarding appropriate management of the cultural resources. Contact Information Westwood Cultural Resources Manager Ryan P. Grohnke Cultural Resource Manager Westwood Professional Services, Inc. Direct: (952) 906-7403 Mobile: (612) 209-3352 rvan. arohnke (&westwoodns. com 2.2 Human Remains Minnesota Statute 307.08, the Private Cemeteries Act, prohibits the intentional disturbance of human burials. 1 I TBPLS Firm #10074302 Unanticipated Discovery Plan for Cultural Resources I Mississippi Landing Residential Development May 23, 2022 If human remains are discovered all ground -disturbing activities in the area of the find site will cease and all equipment will be immediately shut down and left in place. The remains and any associated grave goods, mortuary items, or artifacts proximal to the suspected remains will be left as they were discovered. The construction superintendent will immediately contact law enforcement at the number given below, and law enforcement will coordinate with the appropriate agencies. If the human remains are older than 50 years old, the Minnesota Office of the State Archaeologist (OSA) must be contacted. Human remains will be treated with respect and equipment will not be moved until clearance is given by the Minnesota Indian Affairs Council (MIAC) and/or the OSA. Immediately after notifying local law enforcement, the construction superintendent will contact the Cultural Resources Manager at Westwood, who will coordinate with Pulte. If necessary, the Cultural Resources Manager and/or the Principal Investigator will travel to the site as soon as feasible to evaluate the extent of the burial site and any affiliated cultural resources. The Cultural Resources Manager and Principal Investigator will coordinate between Pulte, law enforcement, and the OSA, to ensure all laws are followed and help resolve the situation. Contact Information Cottage Grove Police Department 651-458-2850 Westwood Cultural Resources Manager Ryan P. Grohnke Cultural Resource Manager Westwood Professional Services, Inc. Direct: (952) 906-7403 Mobile: (612) 209-3352 ryan.grohnke@westwoodps.com If non -emergency numbers do not work, please dial 911. 2 1 TBPLS Firm #10074302 Prepared for: Pulte Group 11097 Dane Dr. Eden Prairie, MN 55347 Prepared by: Midwest Natural Resources, Inc. 1032 West 7th Street, Suite 150 St. Paul, Minnesota 55102 www.mnrinc.us ,1 MIDY\/EST NATURAL RESOURCES Mr. Dean R. Lotter Manager of Land Planning & Entitlement Pulte Group 11097 Dane Dr. Eden Prairie, MN 55347 August 14, 2022 Mr. Lotter, Midwest Natural Resources, Inc. (MNR) is pleased to provide the following rare plant survey report for the Mississippi Landing project site located at the former Mississippi Dunes Golf Links golf course in Cottage Grove, Minnesota (Map 1). Project Limits and Existing Background Data The 165-acre site includes the former golf course, associated golf course infrastructure, and several remnant natural areas. Prior to survey efforts, two Minnesota Department of Natural Resources (DNR) datasets were examined to identify the presence of biologically significant natural communities within the project area, specifically the Sites of Biodiversity Significance (SOBS) data layer and the Native Plant Community (NPC) data layer (Table 1). Table 1. Native Plant Community and Sites of Biodiversity Significance Results •: ' Grey Cloud Dunes West High UPs13a - Dry Barrens Prairie (Southern) S1S2 Cottage Grove 29 Moderate Cottage Grove 30 Southeast Moderate Cottage Grove 30 Below UPs13a - Dry Barrens Prairie (Southern) S1S2 FDs37b - Pin Oak - Bur Oak Woodland S3 None NA 'S1 = Critically imperiled, S2 = Imperiled, S3 = Vulnerable to Extirpation BC BC NA NA The Sites of Biodiversity Significance data layer indicates four separate designated sites ranging from high to below in quality ranking (Figure 1). These rankings were assigned before the development of the golf course and are not reflective of current conditions in locations that have since been developed/altered. Sites with the designation of High are deemed as having "very good quality occurrences of the rarest species, high -quality examples of rare native plant communities, and/or important functional landscapes." Sites with a Moderate ranking include "occurrences of rare species and/or moderately disturbed native plant communities, and/or landscapes that have a strong potential for recovery." And sites with a status of Below are "below minimum biodiversity threshold for statewide significance. These sites lack occurrences of rare species or natural features or do not meet MBS standards for Outstanding, High, or Moderate rank. These sites may include areas of conservation value at the local level, such as habitat for native plants and animals, corridors for animal movements, buffers surrounding high -quality natural areas, or areas with high potential for restoration of native habitat." The site additionally includes three areas with mapped native plant communities (Figure 2). It appears that these features were mapped in 1987, prior to the establishment of the golf course. Two of these mapped 1032 Seventh Street West, Suite 150 1 Saint Paul, MN 55102 1 mnrinc.us 1 651.760.0680 Midwest Natural Resources, Inc. — Mississippi Landing Project— Rare Plant Survey Report— Washington County, Minnesota Figure 1. Sites of Biodiversity Data Layer: Dark green represents a status of High quality, light green represents Moderate quality, and grey represents below quality. The survey area is outlined in red. areas were classified as the Dry Barrens Prairie (Southern) community, an S 1 S2 ranked native plant community. This ranking infers that this community type is viewed as critically imperiled to the lesser status of imperiled. The DNR additionally assigned a condition rank of BC for both mapped areas. The B- rank infers good ecological integrity (modest degradation), whereas the C-rank infers fair ecological integrity (strong evidence of human -caused degradation). The split designation indicates conditions. Figure 2. Native Plant Community Data Layer: Red represents the FDs37b community type and yellow represents the UPs13a community type. The survey area is outlined in white. Midwest Natural Resources, Inc. — Mississippi Landing Project— Rare Plant Survey Report— Washington County, Minnesota between the two ranks. The third area mapped was classified by the DNR as a Pin Oak — Bur Oak Woodland community, which is an S3 ranked native plant community, indicating a vulnerability to extirpation. The DNR did not assign this particular community a condition rank. Methods Before conducting field surveys, MNR submitted a rare plant survey protocol to the DNR Endangered Species Coordinator (Appendix A). Survey efforts were implemented by Otto Gockman and the undersigned on May 19th and August 7th, 2022. Meander surveys were conducted throughout the entire site, focusing on those areas that remain undeveloped. A general species list was compiled, and this is provided in Appendix B. Observed rare plant locations were delineated spatially using points to mark the extent of each given population; single, isolated individuals or clusters of plants were marked with lone points. The number of individuals present was either counted or estimated, and that information is included in the associated attribute table. All spatial data collected during this effort was captured using a sub -meter GPS unit (Trimble® GeoXT 6000). Data was collected in WGS84 and post -processed in ArcMap using Trimble Positions Desktop. Results As mentioned, this site was partially developed after the DNR had originally conducted surveys as part of the County Biological Survey effort. The mapped upland prairie community in the central portion of the project area has since been developed as part of the Mississippi Dunes Golf Links golf course, as shown in Figure 3.Only a small segment of this overall component appears to have been left untouched. The remnant is dominated by the non-native red fescue (Festuca rubra) but includes western ragweed (Ambrosia psilostachya), partridge pea (Chamaecrista fasciculata), Schweinitz's nut sedge (Cyperus schweinitzii), silky prairie clover (Dalea villosa), Scribner's panic grass (Dichanthelium oligosanthes), round -headed Figure 3. 2016 aerial image with the mapped UPs13a community type in yellow and the FDs37b community type in red. The survey area is outlined in white. Midwest Natural Resources, Inc. — Mississippi Landing Project— Rare Plant Survey Report— Washington County, Minnesota bush clover (Lespedeza capitata), hairy beadgrass (Paspalum setaceum), and sand dropseed (Sporobolus cryptandrus). This location would represent a D-ranked community condition rank based on the dominance of a non-native grass species and limited native species diversity. The other mapped upland prairie component in the southeast portion of the site still remains intact. This community includes yarrow (Achillea millefolium), base -branched three -awn (Aristida basiramea), side oats (Bouteloua curtipendula), hairy grama (Bouteloua hirsuta), sun -loving sedge (Carex inops), partridge pea, silky prairie clover, Carolina delphinium (Delphinium carolinianum), linear -leaved panic grass (Dichanthelium linearifolium), prairie ragwort (Packera plattensis), tall cinquefoil (Potentilla arguta), little bluestem (Schizachyrium scoparium), and bearded birdfoot violet (Viola palmata). Also documented in this portion of the site is the state -threatened seaside three -awn (Aristida tuberculosa) (Image 1). The extent of this population is illustrated in Map 2. The originally assigned BC rank is appropriate based on the current field conditions and this area would benefit from future management. Image 1. The state -threatened seaside three -awn (Aristida tuberculosa). Additionally, a portion of the mapped fire -dependent forest had also been developed. It appears that this community is not a fire -dependent forest but rather a mesic hardwood community. The canopy includes bittemut hickory (Carya cordiformis), hackberry (Celtis occidentalis), green ash (Fraxinus pennsylvanica), bur oak (Quercus macrocarpa), and red oak (Quercus rubra). The shrub layer is sparse to patchy with tartarian honeysuckle (Lonicera tatarica) and chokecherry (Prunus virginiana). Other species observed include common enchanter's nightshade (Circaea lutetiana), white grass (Leersia virginica), Canada mayflower (Maianthemum canadense), Canada moonseed (Menispermum canadense), woodbine (Parthenocissus vitacea), and blue phlox (Phlox divaricata). This community was classified during our survey efforts as Sugar Maple - Basswood - (Bitternut Hickory) Forest (MHs39a) type, an S2 community. The condition of the community appears to be impacted due to fragmentation and inclusion of impervious trails. Furthermore, the persisting community lacks signs of the regeneration of canopy species, limited native species diversity, and earthworm invasion. This community's condition rank would range from a C rank to a CD rank. Midwest Natural Resources, Inc. — Mississippi Landing Project— Rare Plant Survey Report— Washington County, Minnesota The contemporary boundaries of the three communities are presented in Figure 4 below. These boundaries are based on field findings along with photo interpretation. Figure 4. 2016 aerial image with the revised Native Plant Community boundaries and classification. The mapped UPs13a community type is in yellow and the MHs39a community type is in green. The survey area is outlined in white. In summary, 181 vascular plant species were observed during field efforts. Of these 181 species, only one state -listed species was observed, the seaside three -awn grass. Based on your current design concept, it does not appear that there will be any direct impacts to this population. In closing, we appreciate the opportunity to assist you with this project and welcome any questions or comments. With your approval, we will send this report and associated rare species location data to the DNR for their records. Respectfully submitted, Q"l SQ A. Mil -burn, MS Principal Botanist/Founder Midwest Natural Resources, Inc. 612-310-6260 (mobile) Clo°dlslan GreJ 0..d W— D— 1hTooers O — n. 0 Reference Pouit = Survey Area S— OpenSueetMap, US Census Bateau, Date: 8/9/2022 0 0.25 0.5 Miles t Washington q— S.— County P Summer's Landing ­h MM S11— Lat: 44.800898 Long 92.971576 Grey Cloud Dune SNA Survey Site Location Rare Plant Surveys Mississippi Landing Project Cottage Grove, Washington County, Minnesota Map 1 1 b Lat: 44.800898 ' - Long:-92.971576 103 rd St 5 w O Reference Point O Aristida tuberculosa ® Aristida tuberculosa Land Parcel Survey Area Source: Metropolitan Council Aerial Imagery, 2020, MnGeo, MN Department of Natural Resources, US Census Bureau, Date: 8/9/2022 0 400 800 Survey Results Feet Rare Plant Surveys Mississippi Landing Project Cottage Grove, Washington County, Minnesota 0 III. Map 2 1 ,1 MIDVVEST NATURAL RESOURCES Ms. Lisa Joyal Endangered Species Review Coordinator Minnesota Department of Natural Resources Ecological & Water Resources 500 Lafayette Road St. Paul, MN 55155 March 11, 2022 Ms. Joyal, Midwest Natural Resources, Inc. (MNR) will be conducting rare plant surveys for the proposed Mississippi Landing development project. The 165-acre Cottage Grove site, which includes multiple properties, is located in portions of Section 30 and 31 of Township 27 North and Range 21 West (Figure 1). As you are aware, a Natural Heritage Information System (NHIS) review has identified Sites of Biodiversity Significance within the subject area along with the potential for state -listed species. Proposed surveys by MNR are limited to evaluating the mapped Sites of Biodiversity Significance and intact native plant communities as well as targeted surveys for rare plant species throughout the project site. Surveys pertaining to state -listed avian species are not planned due to the proposed timing of clearing activities which are slated to occur outside of the period of April 1 — August 15 mentioned in the DNR's NHIS letter. Furthermore, targeted surveys specific to the North American racer (Coluber constrictor), Leonard's skipper (Hesperia leonardus) and the regal fritillary (Speyeria idalia) are not proposed. As stated, we are intending to evaluate all areas identified as Sites of Biodiversity Significance and any intact native plant communities on the site. Available spatial data suggests that there are four mapped areas identified as Sites of Biodiversity Significance and two native plant communities. The two native plant communities identified for the site are the FDs37b - Pin Oak - Bur Oak Woodland and UPs 13a - Dry Barrens Prairie (Southern) communities. Current aerial imagery suggests that a significant amount of acreage has been converted to golf course, but some habitat still remains. We will note which areas have been entirely converted and also provide a condition ranking on those remaining native plant communities. Additionally, the NHIS review specifically identifies four vascular plant species that have been documented in the vicinity of the project area. This list includes the state -threatened Louisiana broomrape (Orobanche ludoviciana var. ludoviciana) and seaside three -awn (Aristida tuberculuosa) along with purple sandgrass (Triplasis purpurea var. purpurea) and Hill's thistle (Cirsium pumilum var. hilli) which are species of special concern. We are planning an initial spring survey to assess habitats for state -listed species and to determine if there are intact native plant communities still present on the site. This initial survey will be conducted in mid -spring. A second visit is also planned and is anticipated to occur in late July or August. This specific timing will maximize the likelihood of observing seaside three -awn, though all of the target plant species will be identifiable at this time. At this point we believe that these two survey visits will suffice in evaluating the site for all state -listed plant species. During field efforts, Rare Species Survey Process and the Rare Plant Guidance will be followed as required by the DNR. Survey will be conducted by one or multiple members of our staff approved to conduct rare plant surveys. Rare plant survey efforts will involve documenting all vascular plant species observed during 1032 Seventh Street West, Suite 150 1 Saint Paul, MN 55102 1 mnrinc.us 1 651.760.0680 Midwest Natural Resources, Inc. - Mississippi Landing - Rare Plant Survey - Washington County our collective visits. Rare plant species, if encountered, will be documented spatially using sub -meter GPS units (Trimble Geo 7X). Rare plant species documentation will include notes on habitat, associate species, number of individuals observed within each population documented, and representative photos. Voucher specimens will be made following the DNR's collection guidance procedure should the population allow for collecting, and this will be done under one of our collection permits. A summary report will be produced at the conclusion of field efforts. This document will include information pertaining to survey methods, survey results, report figures/graphics, and appendices (species lists and representative photos). The report along with the GIS shapefile, associated spreadsheet, and notification that the voucher specimens have been verified by State Botanist Welby Smith. In closing we ask for confirmation on the following items: 1. Based on the proposed timing of clearing activities being outside of the April 1 — August 15 time period, avian surveys are not required for this project. 2. Surveys for Special Concern insect/herpetological species are not required for this project. 3. Methods as defined above for rare plant survey efforts are approved by the DNR. Please let us know if you have any questions. Scott A. Milburn, MS Principal Botanist/Founder Midwest Natural Resources, Inc. 612-310-6260 (mobile) 2 Reference Point QProposed Survey Area Source: Metropolitan Council Aerial Imagery, 2020, MnGeo, MN Department of Natural Resources, US Census Bureau, Date: 3/9/2022 0 400 800 Proposed Survey Area Figure 1 Feet Rare Plant Surveys Mississippi Landing Washington County, Minnesota Midwest Natural Resources, Inc. — Mississippi Landing Project — Rare Plant Survey Report — Washington County, Minnesota Species List Acer ginnala Cirsium vulgare Linaria vulgaris Acer negundo Clematis virginiana Lithospermum caroliniense var. croceum Acer saccharum Corydalis aurea var. aurea Lithospermum incisum Achillea millefolium Crepis tectorum Lonicera tatarica Ageratina altissima var. altissima Cycloloma atriplicifolium Lycopus amen.canus Alliaria petiolate Cyperus lupulinus Lycopus asper Ambrosia artemisiifolia Cyperus schweinitzii Lythrum salicaria Ambrosia psilostachya Dalea villosa var. villosa Maianthemum canadense Andropogon gerardii Delphinium carolinianum subsp. virescens Maianthemum racemosum subsp. racemosum Anemone canadensis Dichanthelium linearifolium Malus sp. Anemone cylindrica Dichanthelium oligosanthes Melilotus officinalis Apocynum cannabinum Echinocystis lobate Menispermum canadense Aquilegia canadensis Elymus repens Mirabilis nyctaginea Arctium minus Equisetum hyemale subsp. affine Mollugo verticillata Arisaema triphyllum Eragrostis spectabilis Monarda fistulosa Aristida basiramea Erigeron annuus Monarda punctata var. villicaulis Aristida tuberculosa Erigeron strigosus Morus alba Artemisia dracunculus Euphorbia corollate var. corollate Nasturtium officinale Artemisia ludoviciana subsp. ludoviciana Euphorbia dentate Nepeta cataria Asclepias cf. speciosa Euphorbia esula Oenothera clelandii Asclepias incarnate var. incarnate Euphorbia nutans Packera plattensis Asclepias syriaca Festuca rubra Panicum virgatum Asclepias tuberose var. interior Fragaria virginiana Parthenocissus vitacea Asclepias verticillata Frangula alnus Paspalum setaceum Berteroa incana Fraxinus pennsylvanica Penstemon gracilis Bouteloua curtipendula var. curtipendula Froelichia floridana Penstemon grandiflorus Bouteloua hirsute var. hirsute Galium aparine Persicaria pensylvanica Bromus tectorum Geum canadense Phlox divaricata var. laphamii Campanula americana Glechoma hederacea Phragmites australis Cannabis sativa Gymnocladus dioica Phryma leptostachya Carex blanda Hackelia virginiana Physalis heterophylla var. heterophylla Carex brevior Helian thus pauciflorus Picea abies Carex gracillima Hesperostipa spartea Pinus banksiana Carex inops subsp. heliophila Heterotheca villosa Pinus resinosa Carex muehlenbergii Hieracium longipilum Pinus strobus Carex sprengelii Hydrophyllum virginianum var. virginianum Plantago major Carex stricta Impatiens capensis Plantago patagonica Carya cordiformis Iris sp. Poo pratensis subsp. pratensis Catalpa speciosa Juglans nigra Polanisia dodecandra Celtis occidentalis Juniperus virginiana var. virginiana Polygonatum biflorum Cenchrus longispinus Koeleria macrantha Polygonum tenue Centaurea stoebe subsp. micranthos Lactuca serriola Populus deltoides subsp. monilifera Chamaecrista fasciculata Leersia virginica Potentilla argentea Chenopodium simplex Leonurus sibiricus Potentilla arguta subsp. arguta Circaea lutetiana var. canadensis 1Lepidium virginicum subsp. virginicum Prunus pensylvanica Cirsium arvense Lespedeza capitata Prunus serotina Midwest Natural Resources, Inc. — Mississippi Landing Project — Rare Plant Survey Report — Washington County, Minnesota Species List Prunus virginiana Quercus ellipsoidalis Quercus macrocarpa Quercus rubra Ranunculus abortivus Rhus hirta Ribes missouriense Rubus occidentalis Rubus plicatifolius Rumex acetosella Salix amygdaloides Salix petiolaris Salsola tragus Sanicula canadensis Schizachyrium scoparium var. scoparium Scrophularia lanceolata Setaria viridis Silene antirrhina Sisymbrium altissimum Sisyrinchium campestre Smilax tamnoides Solidago gigantea Solidago rigida Sonchus arvensis Sporobolus cryptandrus Sporobolus vaginiflorus var. vaginiflorus Symphyotrichum lateriflorum Symphyotrichum pilosum Syringa vulgaris Taraxacum officinale Tradescantia sp. Tragopogon dubius Typha sp. Ulm us americana Ulmus pumila Urtica dioica subsp. gracilis Verbascum thapsus Verbena hastata Verbena stricta Viola palmata var. pedatifida Viola sororia Vitis riparia Zanthoxylum americanum rgm FTAC�"IEL. 4180 Napier Ct NE Michael, MN 55376 Office: 763.424.1 500 www.racheldevelopment.com Mississippi Landing Pre -Plat Narrative To: City of Cottage Grove From: Rachel Development, Paul Robinson — Development Director Date: 12/22/2023 updated 1/4/2024 1. Contacts/Developer • Owner o David Gustafson, 1280 Ingerson Road, Arden Hills, MN 55112 • Applicant/Team o Developer - Rachel Development, 4180 Napier Court, St. Michael, MN — Paul Robinson, Development Director o Engineer - Alliant Engineering, 733 S Marquette Ave. Suite 700, Minneapolis, MN 55402, Mark Rausch o Surveyor—Alliant Engineering, 733 S Marquette Ave. Suite700, Minneapolis, MN 55402, Dan Ekrem o Landscape Architect(s) ■ Ernst and Associates, 1949 Woodstone Lane Victoria, MN 55386, Gene Ernst ■ Alliant Engineering, 733 S Marquette Ave. Suite700, Minneapolis, MN 55402, John Gronhovd 1 rgm FTAC�"IEL. 4180 NapierCt NE Michael, MN 55376 Office: 763.424.1 500 www.racheldevelopment.com o Wetland/Environmental Consultant— Kjolhaug Environmental, 2500 Shadywood Road, Suite 130, Orono, MN 55331, Melissa Barret o Geotechnical — Braun Intertec, 11001 Hampshire Ave S, Bloomington, MN 55438, Joe Westphal 2. Property o Address — 10351 Grey Cloud Trail S, Cottage Grove, MN 55016 o Current Zoning —Single Family Residential/Medium Density o Current Land Use Plan Guiding - Low Density Residential/Medium Density Residential 2 rgm FIAC�"JEL. 4180 NapierCt NE Michael, MN 55376 Office: 763.424.1 500 www. racheldevelopm ent.com I Low Density Residential Medium Density Residential Land Use Plan Zoning 3. General Introduction Our Preliminary Plat submittal for Mississippi Landing builds on and amends the previously approved Mississippi Landing Preliminary Plat. While there are differences that will be described throughout this narrative. From a macro perspective, the developed area of the property has not changed significantly. There are some general themes in the changes we have made and they include: • Reallocating open space and ponding — You will see that our amended plat includes moving more open spaces and ponding into the interior of the neighborhood. • Creating three more distinct neighborhood areas — There are now three main lot widths 40', 52.5' and 65' within the development. Some are smaller and some are larger than in the previously approved plat. All in all, these new lot sizes create three more distinct neighborhoods. • All detached housing products —The previous plan included an apartment building that has now been removed from the development. All the homes will be detached single family homes. 3 rgm FTAC�"JEL. 4180 Napier Ct NE Michael, MN 55376 Office: 763.424.1 500 www.racheldevelopment.com • River neighborhood — One of the three neighborhoods, made up of the 65' lots, is located along and/or near the river and parkland. This neighborhood has a more exclusive feel and will have the most valuable in Mississippi Landing. • Street adjustments - While the general makeup and location of the streets are similar, we did add a few more cul-de-sacs and tried to enhance the curvilinear makeup of the streets to break up longer straighter sections of the streetscape. • Focus on market need — While we worked hard to make the neighborhood aesthetically better, we also spent a great deal of time on how we could deliver the best and most successful product mix into this part of the Cottage Grove housing market. Mississippi Landing- Amended Plan 4 rgm FTAC�"JEI. 4180 Napier Ct NE Michael, MN 55376 Office: 763.424.1 500 www.racheldevelopment.com 4. Property — A lot of different acreage numbers have been used to describe the Mississippi Dunes property. The figures below are meant to help clarify the total acreages and the remaining acreage that are subject to the updated Mississippi Landing Preliminary Plat. The acreages used in this exhibit are from the County GIS records and vary slight from the surveyed acres used in the formal pre -plat submittal. 103RD cr , 1 Outlot A 35.1 acres ,r-' outlot B 104.9 acres 10477 6.9 acres NA 1 5.0 acres NA 2 2.0 acres NA 3 0.9 acres Outlot E 12.4 acres • rr•� 194P outlot F 61.0 acres e31 T27 R21 c o Mississppi Landing Amended Preliminary Plat Area* Lot Acres Future Purpose Outlot B 104.9 Redeveloped into homesites 10477 6.9 Redeveloped into homesites NA 1 5.D Redeveloped into homesites NA 2 2.D Redeveloped into homesites NA 3 0.9 Redeveloped into homesites & City Park 10252 Gray 4.D City Park Cloud Tr Outlot C 9.5 City Park Currently owned by City 133.3 Areas to be Sold to DNR Lot Acres Future Purpose OutlotA 35.1 Added to DNR - SNA Outlot E 12.4 Added to DNR - SNA 47.5 Acres Previously Dedicated to the City Lot Acres Future Purpose Outlot E 19.7 Conservation Parkland Currently owned by City Outlot F 61.D Land under River - Currently owned by City 80.7 Total Mississippi Dunes 261.5 *Acres used forthistablewere generated frnmthe Washingtnn CountyGIS system are slightlydifferentthanthase used inthe Preliminary Plat submittal 5 rgm FTAC�"JEL. 4180 Napier Ct NE Michael, MN SS376 Office: 763.424.1 500 www.racheldevelopment.com 5. Amended Pre -Plat Area Mississippi Landing Amended Preliminarv-Plat Area Lotted Area 64.5 48% Open Space Storm Water Treatment 8.12 Wetlands 6.09 Wetland Impacts -0.55 Wetland Buffers 4.81 Private Parkland 0.5 Additional Open Space 27.21 Total Open Space 46.18 34% Right of Way County ROW 4.53 Gray Cloud Trail 1.02 Internal Roadways 18.59 Total Right of Way 24.14 18% Total Acres 134.82 100% 6. Lots/Units/Setbacks Mississippi Landing - Preliminary Plat Units/Lots Unit Minimum Minimum Minimun Average Front Side Total Side Rear Count Lot Width Lot Depth Lot Area Lot Area Setback Setback Setbacks Setback units feet feet sf sf feet feet feet meet Detached Townhornes 183 40 125 .5,000 5,960 20/22..5* 5 10 30 Mid - Single =ami]y 117 52.5 130 6,925 8,650 25 6.25 12.5 35 Large Lot Single=amiily 77 65 130 9,450 9,540 25 6.25 12.5 35 Total 377 NO—E: -22.5" on s de c'street vl th s dewalk N. rgm ITACHELL 7. Outlots — Proposed Use and Ownership 4180 Napier Ct NE Michael, MN 55376 Office: 763.424.1500 www.racheldevelopm ent.com • Outlot A — This outlot is being transferred to the City based on the terms in the Pre - Development Agreement. Future use may be for storm water treatment. • Outlot B - This outlot is being transferred to the City based on the terms in the Pre - Development Agreement. Future uses include a regional lift station facility and may also be used for storm water treatment in the future. • Outlot C —This outlot will be owned by the Master Homeowner's Association (HOA) and will contain an entry monument and landscaping. • Outlot D — This outlot will be owned by the City and contains wetlands and storm water facilities. • Outlot E —This outlot will likely be owned by the Detached Townhome Sub -Association and will primarily act as a buffer and open space for the neighborhood. 7 rgm FTAC�"IEI. 4180 Napier Ct NE Michael, MN SS376 Office: 763.424.1 500 www.racheldevelopment.com • Outlot F —This outlot will likely be owned by the Detached Townhome Sub -Association and will be a casual private park for the detached townhome neighborhood. • Outlot G - This outlot is to be owned by the City and contains wetlands, trails and storm water facilities. • Outlot H - This outlot is to be owned by the City and contains wetlands, trails and storm water facilities. (City is looking at if this outlot should be separated into two outlots one for the HOA and one for the City) • Outlot I - This outlot is to be owned by the City and contains wetlands, trails and storm water facilities. • Outlot J —This outlot will be owned by the Large Lot Single Family Homeowner's Association (HOA) and may contain an entry monument and/or landscaping. • Outlot K - This outlot will be owned by the Master Homeowner's Association (HOA) and will contain an entry monument and landscaping. • Outlot L - This outlot will be owned by the Master Homeowner's Association (HOA) and will contain an entry monument and landscaping. • Outlot M —This outlot is being proposed to be retained by the Developer, • Outlot N — This outlot is being proposed to be owned by the HOA or to be divided into lots in the future with an easement over the trees and drainage area that make up the current outlot. The outlot will contain open space and a storm water drainage area. • Outlot O - This outlot will be owned by the Large Lot Single Family Homeowner's Association (HOA) and may contain an entry monument and/or landscaping. • Outlot P - This outlot will be owned by the Large Lot Single Family Homeowner's Association (HOA) and may contain an entry monument and/or landscaping. • Outlot Q—The outlot is being proposed to be owned by the City and will be part of the trail system. • Outlot R — This outlot is taking the existing park area previous dedicated to the City by the current owner and combining it with neighboring parcels to complete the total Park Dedication requirement for Mississippi Landing. 8. Wetlands — As shown on the table about there are 6.09 acres of wetlands on the property. They were highly altered and dammed by the golf course to creating ponding. We are preserving a majority of the wetland areas as delineated as well as adding the required wetland buffers. The buffer areas will be planted with native seed mixes to restore the wetland areas to a more natural condition. Just under % acre of wetland area is being impacted to allow for a roadway connection into the property and to accommodate the rerouting of the future county road. This wetland impact will be off -set by purchasing wetlands credits from a local wetland bank. 9. Soils - The vast majority of the soils on site are various types and gradations of sand. There are some smaller pockets of clay and topsoil. Underlying the soils on site is bedrock. A significant number of test pits, soil borings and core sample have been completed to understand the location, characteristics and topography of the underlying bedrock on site. To date there were no indications of Karst within the bedrock areas. That said we are following the recommendations of our geotechnical professionals and the guidance in the MN storm water manual when it comes to the lining and vertically separating retention ponds and infiltration 8 rgm FTAC�"JEL. 4180 Napier Ct NE Michael, MN SS376 Office: 763.424.1 S00 wvvw.racheldevelopment.com basins to bedrock. Soil investigation has indicated that bedrock elevations are highly variable. Large portions of the site have been raised to reduce or eliminate the need to remove bedrock, however, all bedrock areas cannot be avoided, primarily due to utility installation. We do not yet know the technique(s) that will be used for removing bedrock, it could be one or all of the following methods: mechanically hammering, mechanically trenching or blasting. It is our intention to reuse the excavated bedrock on site for rip rap, road base, general fill, and possibly in our landscaping as outcroppings and veneer on our monuments. 10. Floodplain — According to the FEMA Firmette for our property, there are no regulated floodplain areas on the property. There is a small area outside of the 100 year flood area called shaded zone X, this area is not in or near any homesites and is not formally regulated by City Code. 11. Existing Wells and Septic System —There are several existing wells and septic systems on the property. All existing wells and septic systems will be properly sealed and/or removed as a part of the development work. 12. Sanitary Sewer — All of the homes in Mississippi Landing will be served by City sanitary sewer. The sewer system will convey wastewater to the northern portion of the Mississippi Landing Neighborhood to the City lift station being built in conjunction with this neighborhood. The lift station will be sized to eventually function as a regional lift station facility. The design of lift station and associated forcemain are being completed by the City. The City has been working with adjacent residents and property owners on the needed easements for the trunk sewer and water facilities. 13. Temporary Access Easement to Park — As a part of the early dedication of parkland by the current owner, an access easement was provided to the Parkland along the river. This easement will be vacated as a part of the first phase of the Mississippi Land development work and an alternative/permanent access will be provided. Due to the extent of the grading, utility and road work in the first phase of the development and due the danger posed to the public from this work there will be times when access is not possible or will be limited for significant periods of time during the 2024 construction season. 14. Streetlights —The street light locations that we have provided on the plan are in general conformance with the City's guidelines to be no less than 200' and no more than 250'. There are some areas where the 250' has been extended. 15. Water — This neighborhood is being served by City water. The water connection is in 103d Street adjacent to Settlers Bluff. In addition to the development of a trunk watermain connection, a watermain loop is also being constructed. Both connections will require jacking under the railroad and the installation of pressure reducing valves. E rgm FTAC�"JEL. 4180 Napier Ct NE Michael, MN SS376 Office: 763.424.1 500 www.racheldevelopment.com 16. Storm Water Treatment - Our proposed storm water treatment has been designed to meet the City and Watershed rules. The system is made up of 8.93 acres of ponds and infiltration basins as measured at the high water level. As mentioned above, Mississippi Landing is located over various depths of bedrock. The location and depths have been studied and guidance from Braun Intertec and the MN storm water manual will be followed. All ponds will be lined per City specifications and infiltration basins will be located 10' above any bedrock. No additional stormwater will be directed across the DNR Scientific and Natural Area. 17. Roads Future County Road — With our amended preliminary plat we are dedicating 4.4 acres of property for the realignment of 103rd Street and also providing the City with the 180' wide section of Right of Way desired by the County for future roadway expansion. We will be rebuilding the section of 103rd Street through our plat, including left and right turn lanes at the intersection of Grey Cloud Trail S. and Road A. • Interior Roads - All interior roadways are 28' wide curb face to curb face. Per city code, parking from 2:00 am — 6:00 am will not be allowed during the winter months. 18. Railroad — We have been in communication with the railroad about the permit/license agreements needed for the trunk sewer and water utility crossings. Most of the work has been completed and the permits/license will be completed once the truck facility construction plans are completed. 19. Trails and Sidewalks — With the City Council 's initial review of our Preliminary Plat changes in September we stated that we would provide the same or similar trail system as was in the previously approved plat. We are providing additional trail length and connections than were in the previous plat. In total, there will be 5,329 feet of trails and 12,517 feet of sidewalks. Residents will have a pedestrian system with over 3 miles of trails and sidewalks connecting residents to each other and to the Mississippi Dunes Park. We are planning on the trail being owned and maintained by the City. 20. EAW • An EAW was completed for development of this property and the City determined that no EIS was needed. • Actions items raised in the EAW will or have already been addressed by us, the previous developer or the City. • The development density that was studied with the EAW contemplated 499 units. We are well below that threshold with 377 total units. • Notable studies that came from of the EAW work and were completed included: o A Rusty Patch Bumblebee Habitat Assessment — This assessment was completed and determined that in general there was low suitability habitat for the RPBB within the portions of the property being developed. o Phase I Archeological Survey —This survey found no archaeological resources on the property being developed. While unlikely, a contingency plan will be put in place in case any resources are discovered during construction. 10 rgm FTAC�"JEL. 4180 Napier Ct NE Michael, MN SS376 Office: 763.424.1 500 www.racheldevelopment.com Rare Plant Survey - This survey found only one state -listed plant species and that was found outside of the area being developed. There were no direct impacts to this plant population. 21. Work Completed to Date • Wetland Delineation — Completed and Approved—4/18/2022 • EAW — Completed — No EIS Determination Made—2/2/2022 • Rusty Patch Bumble Bee Habitat Assessment — Completed — 3/2/2022 • Rare Plant Survey— Completed — 8/14/2022 (DNR Survey Protocol Approval — 10/11/2022) • Phase I Archaeological Report — 9/2/2022 i. Unanticipated Discovery Plan — 5/2/2022 (Update for Rachel Development in progress) • Soil Evaluations — Completed — Comprehensive DRAFT report from Braun—12/19/2023 • Traffic Studies — Completed with EAW • Historical Evaluation of 10301 Grey Cloud Trail—11/2021 • Natural Heritage Review — 11/19/21 (Update ordered 10/1/23) 22. Summary of the amendments/changes made to the previously approved Preliminary Plat • Units — When comparing the previous plat to our amened plat the overall units only increased by 5. The biggest change was the elimination of the apartment building and the addition of detached townhomes. • Storm Water Treatment - Storm water treatment pond locations were adjusted, bringing more of the storm water ponding into the neighborhood versus previously being situated primarily along the eastern boundary of the neighborhood. • Parks - A large portion of the Mississippi Dunes park area was previously dedicated to the City. With this Amended Plat of Mississippi Landing additional area will be added and the boundaries finalized. A small interior private park within the detached townhome neighborhood was also added with this amended plat that was not in any previous plans. • Product Type — With this amended plat we created three distinct neighborhoods with differing single family product offerings. i. 40' wide lots with Capstone detached townhomes likely starting in the low 400's ii. 52.5' lots with M/I Smart Series two story homes likely starting in the mid -upper 400's iii. 52.5' lots with M/I main floor living Villas likely starting in the lower500's iv. 65' lots with more custom home builders likely starting in the 700's • Builders - Changed from a neighborhood with one builder to one with at least four builders. 23. HOA —There will be a master homeowners association and likely four sub -associations. Each sub -association will have their own architectural guidelines depending on the products theyare building. Maintenance of common open spaces, monuments and signs will be done by either 11 FTAC�"JEL. 41 80 Napier Ct NE Michael, 55376 rgmOffice: 763.4.424.1 500 D E V E L O P M JE:' N T www.racheldevelopment.com the master association or one or more of the sub -associations depending on the location. The declarations will include a requirement that there not be any encroachments over the public walkways. 24. Park Dedication — It is our understanding based on the agreement with the current landowner that with the dedication of the totality of Outlot R, Mississippi Landing we have satisfied the park dedication requirement for Mississippi Landing. 25. Home at 10301 Grey Cloud Island — A historical cultural survey was completed for the home at 10301 Grey Cloud Island as a part of the EAW process. The home is in disrepair and has been significantly altered over the years. Development of Mississippi Landing will require removal of this home. The City has let us know that they would like to create a permanent historical interpretive sign that would help describe and preserve the history of the home. We have told City staff that we are willing to help with the design and to pay for the sign to help preserve the history and memory of this home. 26. Street Names — We will be working with the City and the County on an acceptable street name plan. 27. Pre -Development Agreement — In September we presented a plan to the City Council outlining the amendments we wanted to make to the approved Preliminary Plat and discussed with the City some clarifications and items we would needed in order to move forward with an amended Preliminary Plat. Those items were memorialized in a Pre -Development Agreement on file with the City. In general, that agreement outlined. • Apportioning the cost of the trunk watermain cost between the Developer and City. • Apportioning the cost of the regional lift station and forcemain between the Developer and City. • Clarifying the costs and design for construction of 103rd Street with the Developer will build the new portions of 103rd Street within the Mississippi Landing Plat. The City will take care of any overlay required outside of the plat. • Establishing the calculation for net acres. At the time the amount was 101.08 acres net acres for trunk fees. • Clarifying the application of the Tree Preservation code. • Establishing the city's purchase of Outlots A & B, Mississippi Landing. 28. Landscaping - Homesites • 40' Lots — For the detached townhomes due to their home spacing and density we are asking for the same landscaping consideration as was giving to Settler's Bluff. The proposal includes: one street tree for every other lot, and one backyard overstory tree or conifer tree (conifers used primarily in backyards that face one another), one ornamental tree, and 5 shrubs per lot. • 52.5' Lots — On the 52.5' lot we are asking for similar flexibility. We are proposing one street tree for every other lot and 2 overstory trees (one can be ornamental) per lot plus 10 shrubs. For lots with saved existing trees in the rear yard, those trees have been substituted as a fulfillment for the overstory tree planting requirements. 12 rgm FTAC�"JEL. 0 E V E L 0 P A4 E N T 4180 Napier Ct NE Michael, MN SS376 Office: 763.424.1 500 www.racheldevelopment.com • 65' Lots —For the 65' lots we are ok providing the total number of trees per City Code but would like the flexibility to plant some trees that would be required on the lots, specifically for the lots along the river and adjacent to the City and or DNR park land, into other areas of the neighborhood. Each lot along the Park land will still have at a minimum one street tree and one rear yard tree (if there are existing trees saved on the lot an additional rear year tree is not provided) and 10 shrubs. 29. Landscaping — Open Spaces — Restoration — A majority of the open space areas within the neighborhood will be seeded with native seed mixes. This includes but is not limited to ponding areas and pond edges, infiltration areas, wetland buffers, and other areas within the open space disturbed by grading activities. The only areas that will be more formally maintained and landscaped are the entrance areas and the areas where trails enter the open spaces and are adjacent to homesites. Within the City Conservation Park area there are eroding slopes, left over concrete footings, portions the park the drain into the proposed lots requiring additional piped infrastructure, and piles of dirt that were remnants of the former golf course. We respectfully request that the City look into restoring these areas. We are willing to participate in softening and stabilizing the eroding slopes, routing water away from lots, removing the concrete and removing or softening piles of material left over as a byproduct of the former golf course grading activity and then seeding/restoring any disturbed areas with native seed. 30. Landscaping — License Areas — Throughout the development there are public areas where we are proposing landscaping and would have the HOA maintain these areas. These include areas at the development or sub -neighborhood entrances and where trails abut the lots. We would like the right but not obligation to maintain and irrigate where needed in these areas, similar to front yard lawn treatment inside the street ROW. This agreement could be documented in our development agreement or in the license agreement. 31. Tree Preservation — In general, the development will require removal of fewer trees than was planned for in the previous plat and we are offsetting the tree loss that will occur with the trees saved within the open space areas and on the properties to be sold to the DNR. 32. Landscaping — Entrances/Monuments/Screening — Below are some concept sketches for the entrances to Mississippi Landing. Our current plan is to create a national park feel. Ideally, we would like to use some of the limestone from within the project area at the entrances and throughout the development. Currently the monuments shown are at or just above 12' in height. The 10' height limit would meet the strict interpretation of the sign code. We are asking with this PUD for some flexibility to increase the maximum sign height to 12'-12'.5' The sign portion of the monument is modest in size, we just wanted the feel of the structure of the monument to match the feel and size of the development. While 12' may sound tall it will not seem tall in the locations we are placing these monuments. This is shown in the cross section on the following page. 13 rgm FTAC�"JEL. Main Entrance onto Road A 4180 Napier Ct NE Michael, MN 55376 Office: 763.424.1 500 www.racheldevelopment.com WAA I ' at y4 "YP 1 . ' MAIN fN)rM1VGE "/ aVe&) 7 S,�,ETGH 14 rgm ITACHELL 4180 Napier Ct NE Michael, MN 55376 Office: 763.424.1500 www.racheldevelopm ent.com Main Entrance onto Road A — Monument Concept and Cross Section m !Gl?g AEzrVAT/40H LA 14s, M�l/NE�(ITiS Aa - M/�I5S1 L4ffP1I{6 15 rgm FTAC�"JEL. 4180 Napier Ct NE Michael, MN 55376 Office: 763.424.1 500 www.racheldevelopment.com Main Entrance onto Road E — Monument & Plan View - -rm `. 1.0 N-41N DVTX*V6F 02 COM--410r5Kf7cll LAND/NG 4 � -------- ,toos` I �,1�3 S�a� Etf✓�4T/oN #2 .�'�N MoNUM�NT 16 rgm ITACHELL 4180 Napier Ct NE Michael, MN 55376 Office: 763.424.1500 www.racheldevelopm ent.com Interior Monument — Entry to Park —Possibly Share Monument with Park -We have been talking with the City of Cottage Grove Parks Department to see whether it makes sense for us to shared monumentation here and at the main entrance. This is still being discussed and nothing has been decided at this time. IN m L - 0µ„ I�G�71-yCN jffTLdel owl LOT 1 5 i • a i _ _ Log tfaE' E576��E AON(VAf &ff 516N.5 N >zm M/55/55162PI D(//iYP.S C4(rf PAIPY,, /gig/z3 sw 17 rgm IIACHEL 4180 Napier Ct NE Michael, MN 55376 Office: 763.424.1500 www.racheldevelopm ent.com U Interior Monument — Entry to Park — Possibly Share Monument with Park — This is an example of how the City Park Sign and the Mississippi Landing monuments signs could work together or separately. —4 1 lie r 1 wx'� fLiV-JkN� � $ xz:67au- f xsuA�b&ufiK °i, —7 '• �M1 ��4�(tX�ttr 4 Off , IEWE ELEVA77ON �. ,611AReP1WNDMENT- M/,5t/--Zt 7LAVRA6 AsrMm t)NE5017��rt , _ 9s F9PNT ELEIIATIQ14 KI 18 rgm FTAC�"JEL. 4180 NapierCt NE Michael, MN 55376 Office: 763.424.1 500 www.racheldevelopment.com 33. Product Types • Capstone (40' Lots) — Capstone will be moving from Settlers Bluff into Mississippi Landing. They will be building in Mississippi Landing the same detached townhome product that they have had so much success within Settler's Bluff. ' P 1 5l oil 1f11.01 19 rgm FTAC�"JEL. 4180 Napier Ct NE Michael, MN 55376 Office: 763.424.1 500 www.racheldevelopment.com M/I Homes - Smart Series 5'lots • M/I Homes - Villa Homes (52.5' Lots) 20 rgm FTAC�"JEI. 4180 Napier Ct NE Michael, MN 55376 Office: 763.424.1 500 www.racheldevelopment.com • Custom/Production (65' Lots)— We have had significant interest in these lots. We are currently working on determining who will be in the final team or pool of builders for these 65' lots. Home examples below are from builders we are currently considering. 34. City Park Plan We believe it is in our mutual benefit to have a park plan completed prior to us selling lots along the park. We would like to be able to inform customers what they will be seeing and experiencing in the park. We also feel it is in the City's best interest for us to disclose what will be happening in the park so it can help avoid having a group of brand new residents upset with the City about future plans for the park if it's not completed or is different than they expected when they made the decision to purchase their new home within Mississippi Landing. To that end we are willing to help City with their plans and preparation of the parkland for to our mutual benefit. The could include combining grading and other work we are completing with 21 rgm FTAC�"JEL. 4180 Napier Ct NE Michael, MN SS376 Office: 763.424.1 500 www.racheldevelopment.com our first phase with initial site preparation work for the park. 35. Model Homes - Early Permits— We will be requesting early model home permits for each of our builders and products within the development agreement. We understand that this is an inconvenience often for the City and we also prefer to have more work done prior to allowing builders to build homes. That said we are making a huge investment and to not be able to build model homes going into the winter can cause significant cost and delays to a project. In the end we will work with the City on a mutually agreeable plan. 36. Permits List — Below are the permits that are likely needed with our final development applications. NPDES Construction Permit Construction Stormwater Permit Demolition Notification Sanitary Sewer Extension Permit Water Supply Connection Permit Watermain Plan Review Approval Stormwater Plan Review EAW— COMPLETED EIS Decision Record of Decision - COMPLETED Planned Unit Development Approval Preliminary Plat Approval Final Plat Approval Storm Water Pollution Prevention Program (SWPPP) Permit Grading Permit Demolition Permit ROW Permit Building Permits Sign Permit HVAC, Plumbing, Electrical Permits Wetland Replacement Plan Approvals MRCCA Vegetation Removal Permit RR Crossing Permit/License Agreement Dewatering Permit - Water Appropriation - Possible/Likely Well Removal Permit Well Capping/Sealing Permit Septic Tank Removal MPCA Permits MPCA Permits MPCA Permits/Approval MPCA, Met Council Permits Mn Department of Health Mn Department of Health South Washington Watershed Approval City of Cottage Grove City of Cottage Grove City of Cottage Grove City of Cottage Grove City of Cottage Grove City of Cottage Grove City of Cottage Grove City of Cottage Grove City of Cottage Grove City of Cottage Grove City of Cottage Grove City of Cottage Grove City of Cottage Grove, SWWD, ACOE, BWSR DNR BNSF Railroad DNR Mn Department of Health Mn Department of Health Washington County/MPCA 22 rgm FTAC�"JEL. 4180 Napier Ct NE Michael, MN SS376 Office: 763.424.1 500 wvvw.racheldevelopment.com 37. Phasing — Grading on Pre -Plat - Included in our plan set is a phasing plan. This plan only shows the lots and permanent infrastructure that we intend to build in the first phase of the development. The mass grading for the first phase will extend beyond the first phase infrastructure limits to accommodate site drainage and will include utilities and storm water facilities both permanent and temporary outside of the current first phase boundary. The first phase disturbance limits and infrastructure will be finalized with the first addition final plat and construction plan approval. There is utility connection from the northern portion of the first phase to the southern portion of the first phase we do not intend to complete the roadway section where lots are not being prepared for the first phase. Since we are proposing to complete a substantial amount of work in the first phase, we are looking at starting some of the grading work once we received preliminary plat approval. At a minimum, we would start tree clearing and demolition in March of 2024. 38. Engineering Standards - Site engineering and design shall follow the engineering guidelines which do allow for City Engineer discretion to deviate in certain circumstances. The City engineering department has indicated that there is some limited flexibility for reducing the minimum sanitary sewer depth when bedrock is encountered at shallow depths. We intend to work closely with City Staff to ensure plans are designed and constructed to requirements of the City of Cottage Grove. 39. Flexibilities Summary • Lots Sizes i. Detached Townhome Lots - 40' Lot Width - Min Lot Area — 5,000 sf ii. Mid -Sized Single Family - 52.5' Lot Width - Min Lot Area — 6,825 sf iii. Large Lot Single Family - 65' Lot Width - Min Lot Area — 8,450 sf • Setbacks i. Detached Town home Lots - - Side yard 5' total of 10' - Rear Yard 30' - Front 20' and 22.5' ii. Mid -Sized and Large Lot Single Family - Side 6.25' total of 12.5' iii. Driveway - 5' from side yard • Street Lights i. Extend maximum distance beyond 250' to a distance that keeps street lighting 23 FTAC�"JEL. 41 80 Napier Ct NE Michael, 55376 rgmOffice: 763.4.424.1 500 D E V E L O P M JE:' N T www.racheldevelopment.com to a reasonable level suggest in or around 300'. • Per Lot Landscaping & Street Tree Spacing Requirements i. Flexibility to modify landscaping requirements as described above in detail. • License Agreements for Landscape Maintenance i. Looking for the HOA to maintain public areas with a license agreement between the City and the HOA. • Monument Height i. Extending monument height to 12' • Early Model Home Permits i. 6-8 early model home permits. • Gravel Home Access i. Ability to build homes with gravel access if construction timing does not work out as planned. • Master Development Agreement i. This may be your practice, but if not, we would ask that we create a master development agreement that will guide the first phase and all subsequent phases of the development. There will still be development agreements with the specific of each phase of development but the terms and costs will be clarified in a master agreement which should help speed up and streamline future approvals for both of us. • Tree Preservation i. Following the flexibilities provided for in the Pre -Development Agreement 40. Conclusion — We are pleased with the changes we have made to the previously approved Mississippi Landing plans and are excited to bring this neighborhood to Cottage Grove. We look forward to presenting our plans and answering any questions you may have. 24