78-01 - Chaparral PUD pt 1CONTENTS
I SUMMARY.
A. Activity Finding by Responsible Agency 1
B. Activity Identification. 1
.C. Activity Description Summary . . . . . . . . . . . . , , , 1
II ACTIVITY DESCRIPTION 3
A. Location . . , . . . . , , , . . . . 3
B. Present Land Use 3
C., Activity Description 3
III ASSESSMENT OF POTENTIAL ENVIRONMENTAL IMPACT .
A.
Soils and Topography . . . . . . . . . . . . .
. g
B.
Vegetation . . . . . . . . . . . . . . . . .
. . . . g
C.
Fish'and Wildlife. . . . . . . . . . . . .
. . . . .
. 11
D.
Hydrology . . . . . . . . . . . . . . . . . .
. . . .
. . 11
E.
Water Quality. . . . . . . . . . . . . .
. . .
11
F.
Air Quality and Noise. . . . . . . .
13
G.
Land -Resource Conservation/Energy. . . . . . . .
. . 13
H.
Open Space/Recreation. . . . . . .. . . . . .
. . .
14
�Community �Services
J.
Planning, Land Use, . . . . .
. . 15
K.
Historic Resources
. . .
16
IV FINDINGS . . . . . . . . . . . . . . . . . . . . . . . . . 16
V 'CONCLUSIONS AND CERTIFICATION. . . . . . . . . . . . . . . . . 17
FIGURES
1 Regional Location. 4
Z U.S.G.S. Map . . . . . . . . . . . . 5
3 Development Plan . . . . . . . . . . . . . . . . . , .
4 Aerial Photo 7
5 Slopes 9
6 Soil Types . . . . . . . . . . . . . . . . . . . . . . 10
7 Drainage Pattern . . . . . . . . . . . , , . , , 19
I SUMMARY
A. ACTIVITY FINDING BY RESPONSIBLE
AGENCY:
B. ACTIVITY IDENTIFICATION
i. Project Name
1-� 2. Project Proposer:
G
III
It
r
h
3. Project Consultants:
Negative Finding (No EIS)
Chaparral
New Horizon Homes, Inc.
3131 North Fernbrook Lane
Plymouth, Minnesota 55441
Telephone: (612)559-5770
a. Planner: Howard Dahlgren Associates, Inc.
One Groveland Terrace, Suite 102
Minneapolis, Minnesota 55403
Telephone: (612)377-3536
b. Engineer: Suburban Engineering
1101 East Cliff Road
Burnsville, Minnesota 55337
Telephone: (612)890-6510
4. Responsible Agency:
5. Environmental Assessment
Available for Review:
6. Reason for EAW Preparation:
C. ACTIVITY DESCRIPTION SUMMARY
City of Chanhassen
7610 Laredo Drive
Chanhassen-, Minnesota 55317
Robert Waibel
Telephone: (612)474-8885
City of Chanhassen
7610 Laredo Drive
Chanhassen, Minnesota 55317
Monday through Friday-
8:00 a.m, to 4:30 p.m.
"Construction of a residential
development consisting of 50 or more
residential units, any part of which
is within a shoreland area (as
depicted by MN. Statute Section
105.484 (1974))."
(MEQC Chapter 12, 24, B, U)
1. Project Location. The project is located along the east side of
CSAH 17 approximately one-half mile north of State Highway 5, in
Carver County within the City of Chanhassen. The site is within the
1
II
I
area described as the Northeast Quarter, Section 11; Northwest
Quarter, Section 12; and the Southeast Quarter, Section 2, Township
116 North,.Range 23 West.:
2. -Type and Scope of Proposed Project. The proposed action. consists of.
a planned residential eve opment of 106.18 acres of single family,
duplex, quadraminium, parks, and roads. 76.76 acres of the site
will be developed into 165 lots containing 336 units as summarized
below:
i)
SITE SUMMARY
Total Site. . .106.18 acres
Residential . . . . . . . . . . . . . . 64.92 acres
Park . . . . . . . . . . . . . . . . . . . 20.75 acres
Right -of -Way. . . . . . . . . . . . 10.96 acres
Highway 101 Right -of -Way. . . . . . . . . 7.35 acres
Highway 17 Right -of -Way . . . . . . . . . 2.20 acres
DEVELOPMENT.SUMMARY
Quadraminium 40 lots 160 units 23.85 acres
Duplex 51 lots 102 units 21.11 acres
Single Family 74 lots 74 units 30.92 acres
TOTAL 165 lots 336 units 76.76 acres
3. Estimated Starting Date. It is estimated that construction will
begin in March 1979, pending all necessary approvals.
4.- Estimated Completion Date. The estimated completion date is
December 1981.
5. Estimated Construction Cost. The overall estimated construction
cost is 17,370,000.
'
6. Status of Governmental Actions.
State of Minnesota, Riley and Purqatory Creek Watershed Permits
-Status: Pending
City of Chanhassen, Building Permits
'
-Status: Will be applied for as necessary.
7. Federal EIS Preparation. It is not anticipated that an EIS will be
'
prepared under the National Environment Policy Act.
II ACTIVITY 6
ESCRIPTION
A. LOCATION
i • Re Iona 1
LocationMa See attache
2• attached Ma d Figure 1.
See attached Figure 2,
3'. Deve 1 o men t p
lan, See a
Aerttached Fi ur
4� ial Photo r 9 e 3.
a hs. See attached Figure 4.
B• PRESENT LAND USE.
1 ` Present
a9ricu, .—s The land is present).
areas north and West The lands y vacant
west are east and unused, and zoned for
platted south are mostly vacant.
2• present�Use and developed for
Acres es. residential The
uses.
Rural Vacant.
Forested. 96 acres
3. Lakes, Rivers 10 acres
approximate) and Streams On or
The and approximately 1e50Oeast of the ear Site. Lotus Lake..
and size of the feet from the close
property lines located
very fake is 235 acres closest )°t of the site
an a rage depth of 21 feet• with a maximum depth odeveloped.
C. ACTIVITY t
DESCRIPTION
1. Pro osed Activit and S
single family, to inq. The parks and roads -
difference duplex, and quadrami proposed deVe)o difference i The design concept residentiaOPment plan includes
the three n The
characterise pcs utilizes the units
famil housing types in the topography, as well as
Y detached homes development and land form adaptability
residential deveio are buffered from ptabiTity of
and quadramini Pment by Slopes m the °hi the site.
and in ums pes and/or higher intensity
single
development.
Proximity
generally
ethely located on lad major The duplexe
road.
pment. The Proposal active recreation with lesser s
Passive recreation with also n site slopes
a trail includes a natural included
ystem connecting wooded in the
The site is g the r area for
site Progress,
to be developedrecreation
antici g south and from areas.
pates a two and east. The development northwest
three quarter year time table
of the
2. Pro osed time s
dwel)in Action, The pan.
9 units in subject action single family detached poses the
duplex C°nstruction iu 336
and quadraminium
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(attached four family townhouses) on a 106 acre site. The units are
within a maximum.range of 20 to 24feet in height.. The subject
action is estimated to generate 1,915 vehicular trips average daily
traffic.
Ii. .,AS-SESSMENT OF`POTENTIAL ENVIRONMENTAL IMPACT"
A. SOILS AND TOPOGRAPHY
1. Slopes.. The majority of the site has slopes of 12 percent or less.
However, slopes of over 18 percent do exist as shown.in Figure 5
attached. Generally these steeper slopes ,are in the eastern. portion
of the site in the wooded area and will not be developed. Although
grading will occur on the remainder of the site to make it more
useable for development, proposed engineering will attempt to retain
the general land form.now existing and to avoid potential adverse
impacts resulting from extensive land alterations.
2.. Geologically Unstable Areas. There are no known geologically
unstable areas inthe project area.
�I
3.. Potential Adverse' Impacts. Certain steep slopes will not be 'altered
so as to retain vegetations and the natural surface drainage ponding
area at the east end of the site.
4. Soils.- The soils on the, site are generally very favorable for
oouncTations according to the Soil Survey for Carver County. Minimal
corrective measures may be needed on certain select lots and would
be detected at the time of excavation.. Figure 6 shows the soil types
and location on the site.
g. Grading. Approximately 70 percent of the site will be altered by
grading. It is estimated that 250,000 to 300,000 cubic yards will
be involved in a balanced cut and fill operation. The site grading
will.be such that altered slopes will not exceed 18 percent when
completed.
IB: VEGETATION
I. Present Types. The present site vegetation consists of approximately
13 percent wood land and 87 percent grass or herbaceous land.
2. Clearance. Wooded area's are to be retained in essentially their
present configuration through sensitive site design and grading. It
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anticipated. that some losses will occur du
e to construction and
disease,: however, these losses should be limited to approximately
one acre.
.C. FISH AND WILDLIFE'
There are no federal, state, or local wildlife or
fish management. areas
ors sanctuaries near or adjacent to the site. No -known rare or endangered
j� species of fish .or'wildlife exist on the site. Some wildlife habitat
Ij .will be altered in that the grassland will be developed for residential
use.
D :HYDROLOGY
1. General::As is:the case with any land development, the proposed
sine family antl:multiple residential units will change the
characteristics.of run-off from the land surface. This is the
result,of the disturbance of ground cover during construction and
the subsequent increase in hard surfaced areas as.the project'is
developed. The hard surfaced area includes streets, driveways,
sidewalks, and buildings. The method of conveyance of the run=off
.changes from surface flow to storm sewers.
The`.Cha.parral Development includes approximately 65 acres which will
(l be developed for residential lots. Figure 3 shows the proposed site
fill development plan. .The drainage patterns for the site is shown in
Figure 7.fol1owing.
2.` New Impervious Surface. Approximately.25 percent of.the ground area.
3. Surface Water. The proposed residential development should have
e normal urbanized surface run-off characteristics. The urbanized
portion of the site will drain into streets with curb and gutter and
ultimately into storm sewers at various points. The wooded area on
.the east side of 'the site will be left in its natural state to slow
run, -off and provide absorption area.
4. Flood lain. There will be no encroachment into the regional (100
year) floodplain by new fill or structures.
5. Ground Water. According to the County Soil Survey, the depth to
ground water is usually below five feet.
E.' WATER QUALITY
1. Discharges.. There will'be no discharge of process or cooling water,
sanitary sewage, or other waste water to any water body or to ground
water. The project will be served by sanitary sewer.
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2. Pol.lutants. The discharge of waste water to the treatment plant will
:not contain any toxic, corrosive, or unusual pollutants.
3. Sludges. No sludges will be generated by the proposed project.
4. Impacts. Water quality will be maintained through the use of' storm
sewers for surface run-off and sanitary sewer for normal waste
discharge.
F. AIR QUALITY AND NOISE
I. Emissions. There will be no emissions other than wind blown dust
that can occur during the grading operation on the site.
2.. .Noise or Vibration. Noise will be generated by construction
equi.pment during the grading operation. The effect of noise on
adjacent dwellings is a function of the distance between the source
and the dwelling. The table below shows decibel levels at the machine
and at a distance of 250 feet.
MAXIMUM dBA RANGE AT
EQUIPMENT AT MACHINE 250 FEET
Scraper 80 - 115 64 - 100
Bulldozer 88 - 105 73 - 90
Motor Grader 78 - 96 63 - 81
Source: T. Priede, 1971,"Noise in Engineering
and Transportation and Its Effect on
the Community",Society of Automotive
Engineers, New York
The time required to grade the entire site is estimated not to exceed
90 days if work is performed continuously. However, the estimated
time to perform grading work in areas nearest the closes residences
will be minimal. Work will be carried out during normal daylight
working hours.
k G. LAND RESOURCE CONSERVATION/ENERGY
1. Agricultural Use.. No portion of the site is currently in use for
agricultural or forestry production.
e 2.. Peat Deposits. No peat deposits are considered to exists on the
site.
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3. Energy Demand. An increased energy demand will result from the
development of this project.
Northern States Power will supply the electrical service and has
sufficient capacity to supply the development. The estimated annual
requirement for a detached single family unit is 75.4 million BTU
and is 52.1 million BTU for an attached unit.
Gas.service will be provided by Minnegasco. It is estimated that
a single family detached unit would.require 205.5 million BTU
annually and a single family attached unit would required 156.2
million BTU annually.
The duplex and quadraminium units are more energy efficient in that
each unit has common walls with adjacent units. All units will be
constructed with the required insulation and moisture barriers.
4. Annual Energy Distribution. The estimated annual energy distribu-
tion is as follows:
Space Heating 70%
Hot Water Heating 14%
Lighting and Appliances B%
Cooking
4%
Clothes Drying 4%
H. OPEN SPACE/RECREATION
There is no designated federal, state, county, or local recreation or
open space areas on or near the site.
I. TRANSPORTATION
1. Vehicular Systems. The site has access to Highway 17. The proposal
includes development of proposed Highway 101 within the site and
dedication of additional right-of-way for Highway 17. The development
conforms to local subdivision requirements and transportation plans
and will not adversely influence existing or proposed transportation
systems.
2. Mass Transit. Bus service is provided by the Metropolitan Transit
Commission by Rougt 53J.along Highway 5, within walking distance
(one-half mile) of the site.
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.3. Adverse "Impacts. Development of any land parcel will necessarily
mean an increase in traffic to and from the site. The impact is
-felt to be minimal and manageable:
J. PLANNING, LAND USE, COMMUNITY SERVICES
1. Comprehensive Plan/Zoning. The project is basically consistent with
the type of use called for in the Comprehensive Plan of ten years
ago. However, the Plan called for single family detached residential
in virtually the entire community. Thus, the Plan will have to be
amended to allow the Planned Unit Development proposed. The City
staff has indicated basic agreement with the proposal, and amendment.
The existing zoning is Agricultural and will need to be changed to
Residential Planned Development.
2. Neighborhood.Character. The proposed development will raise the
intensity from virtually zero, however, there is development of
compatible character both north and west of.the site. The general
area is undergoing'a transition to an urban environment. The proposed
development is a response to growth and demand which will enhance
the area by providing a high quality residential environment.
3.� Induced Development. Support services exist less than a mile
m
the site in Chanhassen and are generally sufficient to handle the
needs of the development. Asurbanization pressures increase in the
Metropolitan area, it is anticipated that this area will develop to
Meet part of the rising need for housing and the demand for necessary
support services would grow. However, the development of support
facilities would not be a direct result of this project.
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4. Public Services:
a. Water. The City owned water utility system has sufficient
Y u ficient
Capacity to meet the estimated 130,000 gallon per day required
for the development.
b. Waste Water Treatment. The sanitary sewer system is part of
the Metropo itan Waste Control Commission sewer system and
has sufficient capacity to handle the estimated 130,000
gallons per day.
L C. Sewer. Approximately 11,000 feet of new sewage lines will be
constructed in the development. All construction will be in
accordance with Minnesota Pollution Control Agency regulations.
' d. Schools. Sufficient capacity exists to handle the anticipated
increased demand from the project.
' e. Solid Waste Disposal. Solid waste collection will be
accomplished by individual contract in accordance with
Chanhassen City regulations.
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R ,
f
f: Streets: Approximately 2.3 miles of roadway will b
and installed to service the needs of this developmentandthe,surrounding.area.
g. Police/Fire. I.t is anticipated that any additional demands
would be off-set"by an increased tax base..
5. Critical Areas. The development is not within a proposed or
designated Critical. Area or environmentally sensitive plan or program.
6.`1 Hazardous Materials. The development will not involve th
e use,
transportation, storage, release, or disposal of potentially hazardous
�or,.toxic liquids, solids, or gaseous substances.
n K. HISTORIC RESOURCES
�I The Minnesota Historical Societyhas
review . ed the proposed development.
This review reveals the location of no sites of historic, architectural,
n cultural, or archaeological significance within .the area of the proposed
�l project. There are no sites in the area which are on the National
Register or eligible for inclusion on the National Register.
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IV FINDINGS
This -project is a private action. Based on'the information contained within
this Environmental Assessment and the factors in Minnesota Regulation MEQC 25,
the following findings were made:
1 A. THE PROJECT IS NOT A MAJOR ACTION BECAUSE:
1. It is a new residential development that is less than 350 units in
a sewered area.
2. The scope of the action, although relatively large, is not major.
It will involve 336 units on 106 acres and will cost approximately
$15,370,000.00.
3. The location of the development and the surrounding areas are within
the boundaries of the City of Chanhassen and under its jurisdiction.
The nature of the surrounding area is compatible with, and will not
be adversely affected by this project.
4. There are no cumu.lative'related actions as defined by MEQC 25 E.
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5. The project conforms basically to the Chanhassen Comprehensive Plan
as to type of use and is consistent with existing development in the
area.
6. Permits and approvals are required only by the City of Chanhassen.
B. THE PROJECT IS NOT OF PORE THAN LOCAL SIGNIFICANCE BECAUSE:
l: The action is located entirely within the boundaries of the City of
Chanhassen.
2: The -effects on the environment and support services affect the local
community and area within close proximity to the project.
V.. CONCLUSIONS AND CERTIFICATION
Based on the above findings, it is the conclusion of Howard Dahlgren Associates,
Inc. that no EIS is needed on this project, because the project is not a
major action, does not have the potential for significant environmental
effects., and the. project is not of more than local significance. Therefore, a
determination of a Negative Declaration is justified and consequently, an
Environmental Impact Statement is not required for this project.
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