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Planning Commission Agenda 07-02-2019AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, July 2nd, 2019 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Sam Murdoff, Marc Simpson, John Alstad, Katie Peterson, and Alison Zimpfer Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC), Jacob Thunander, Ron Hackenmueller 1. General Business A. Call to Order B. Consideration of Appointment of Officers C. Consideration of approving minutes a. Special Meeting Minutes — June 4th, 2019 b. Regular Meeting Minutes — June 4th, 2019 D. Citizen Comments E. Consideration of adding items to the agenda F. Consideration to approve agenda 2. Public Hearings A. Public Hearing - Consideration of a request for Conditional Use Permit for an approximately 858 square foot residential detached Accessory Use Structure — Major in an R-1 (Single-Family Residence) District Applicant: Jerome Buboltz B. Public Hearing - Consideration of a request for Rezoning to B-2 (Limited Business) from B-2 (Limited Business) and B-3 (Highway Business) & Preliminary and Final Plat for River Mill 6th Addition for proposed office building Applicant: Stacy Thielman-Jost C. Public Hearing - Consideration of a request for a Comprehensive Plan Amendment from Urban Reserve to Places to Live, Rezoning to R-1 (Single Family Residence), R-A (Residential Amenities) and Planned Unit Development, and Preliminary Plat for a 335 Unit Residential Development, including single- family and townhome unit development. Applicant: Marc D. Schulte D. Public Hearing - Consideration of a request for an Amendment to Monticello Zoning Ordinance Chapter 3.4 (F) R-2 (Single and Two Family Residence) District amending the allowable density in the district and Conditional Use Permit for a 3-4 unit multi-family dwelling in an R-2 (Single and Two Family Residence) District Applicant: Shannon Sanford E. Public Hearing - Consideration of a request for an Amendment to Planned Unit Development for the Addition of a Dump Station Facility Applicant: Kinghorn Construction — Tucker Osterberg 3. Regular Agenda A. Consideration to accept the resignation of Commissioner Katie Peterson B. Consideration of the Community Development Directors Report 4. Added Items 5. Adjournment MINUTE S SPECIAL MEETING — MONTICELLO PLANNING COMMISSION Tuesday, June 4th, 2019 - 5:15 p.m. Monticello Community Center Commissioners Present: Brad Fyle, Sam Murdoff, Marc Simpson, John Alstad, and Katie Peterson Council Liaison Present: Charlotte Gabler Staff Present: Jeff O'Neill and Jacob Thunander 1. Call to Order � Brad Fyle called the Special Meeting of the Monticello Planning Commission to order at 5:15 p.m. 2. Roll Call � 3. Interview of Plannin� Commissioner Candidate and Recommendation of Candidate The Planning Commission conducted an interview of Alison Zimpfer over the phone. It was noted that the Planning Commission could recommend approval of applicant to the Planning Commission during their regular meeting. 4. Adiourn , SAM MURDOFF MOVED TO ADJOURN THE MEETING AT 5:42 P.M. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 5-0. ,� Recorder: Jacob Thunander Approved: July 2, 2019 Attest: Angela Schumann, Community Development Director Planning Commission (Special Meeting) Minutes — June 4th, 2019 Page 1 � 1 MINUTE S REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, June 4th, 2019 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Brad Fyle, Sam Murdoff, Marc Simpson, John Alstad, and Katie Peterson Council Liaison Present Staff Present: 1. General Business A. Call to Order Charlotte Gabler Jeff O'Neill, Steve Grittman (NAC), and Ron Hackenmueller Brad Fyle called the Monticello Planning Commission to order at 6:00 p.m. B. Consideration of approvin� minutes a. Special Meetin� Minutes — Februarv 26th, 2019 MARC SIMPSON MOVED TO APPROVE THE FEBRUARY 26Tx 2019 MINUTES. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 5-0. b. Re�ular Meetin� Minutes — Mav 7th, 2019 JOHN ALSTAD MOVED TO APPROVE THE MAY 7TH, 2019 MINUTES. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 5-0. C. Citizen Comments None. D. Consideration of addin� items to the a�enda Katie Peterson requested adding an item to the end of the agenda. E. Consideration to approve a�enda MARC SIMPSON MOVED TO APPROVE THE AGENDA. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 5-0. 2. Public Hearings A. Public Hearin� - Consideration of a request for Conditional Use Permit for a 92 unit Multi-familv/Assisted Living Facilitv in the R-4 (Medium-High Densitv Residence) District Applicant: Monticello Senior Housin� Owner, LLC — Michael Hoa�ber� Steve Grittman explained the proposed senior living facility. Grittman reminded the Planning Commission that at a previous meeting, the Planning Commission recommended denial of the request to re-guide the designated land use per the Comprehensive Plan and to rezone the parcel to R-4 for senior living but per the City Council the request was approved. Grittman noted that the property is zoned R-4, but is surrounded by a mix of zoning districts including B-2, B-4, R-1, R-2, and R-3. The property is located Planning Commission Minutes — June 4th, 2019 Page 1 � 6 along County Road 39 and Hart Boulevard with the access points proposed to be located along Hart Boulevard. Grittman reviewed the proposed site plan. He indicated that surface and underground parking would exist. The first phase would be a total of 92 units, with full development at 125 units. Significant green space was preserved on the site. Some existing vegetation was proposed to be removed due to slight lines constraints. A stormwater pond was located near the south boundary. The utilities, grading and landscaping plan were provided. It was noted that the applicant proposed landscaping in excess of the minimum requirements. Grittman also showed the Planning Commission the proposed elevations, which contained cultured stone and lap siding. Staff recommended approval of the application with conditions as indicated in Exhibit Z. Brad Fyle asked for clarification regarding the grade along County Road 39. Fyle asked about access and traffic concerns. Fyle also asked about the stormwater pond and concerns as related to the church nearby. Grittman noted no concerns and that all site water would be directed to the pond before release. Fyle asked if there would be any issues for delivery vehicles and that the turning radius was adequate and that off-street parking was acceptable. Grittman did not believe off- street parking would be an option due to landscaping. It was noted that adequate space would be available for this type of traffic. Sam Murdoff asked for clarification regarding the letter response from the Minnesota DNR and the implications of the Mississippi River Wild and Scenic River District (MW SRD). Grittman explained that the rules of the district had recently changed in the past five years. The DNR noted that the proposed plan would be grandfathered to allow a building to be 3 5 feet in height. Charlotte Gabler asked if a retaining wall would be placed along County Road 39. Grittman declined, but noted the applicant proposed a retaining wall along the east side of the site. It was noted that a trail would be graded along County Road 39. Gabler also asked if re-striping would occur along Hart Boulevard. Grittman declined, but noted that staff would further discuss with the Engineering Department. Gabler asked about the location of the underground parking. She asked if staff had concerns about vehicle stacking especially delivery trucks. Grittman explained that the delivery trucks would be separated from normal parking. Gabler also asked about any building shadow issues to neighboring properties. Grittman did not see that as a concern as adequate landscaping was proposed and from building to building there is 200 feet. John Alstad asked if a traffic study was completed. Grittman noted that the study was adequate for the Engineering Department. Brad Fyle opened the public hearing and invited the applicant to speak first. Planning Commission Minutes — June 4th, 2019 Page 2 � 6 Jay Edwards, Headwater's Development and Alan Catchpool, Kimley Horn introduced themselves. Sam Murdoff asked for further details regarding the building materials. The applicants and Grittman explained the proposed plans in detail. Catchpool also commented about the stormwater pond. He noted all site stormwater would be directed to the onsite pond, treated and released to the neighboring properties. It was also noted that site lines along County Road 39 would be increased. Fyle asked if the applicant was advised of Exhibit Z. Edwards confirmed. Richard Burke, address undisclosed, was concerned with previous projects being denied. Curt Larson, 241 Mississippi Drive, noted concern with the curve of County Road 39. He suggested signalized intersection. The Planning Commission shared Wright County's plans for improving the roadway. Katie Peterson noted that the plans include memory care units. She asked if those units would be secured. Edwards confirmed. MARC SIMPSON MOVED TO APPROVE RESOLUTION PC 2019-013 RECONINIENDING APPROVAL OF THE CONDITIONAL USE PERMIT TO ALLOW AN ASSISTED LIVING FACILITY AN R-4 DISTRICT BASED ON FINDINGS 1N SAID RESOLUTION. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 5-0. EXHIBIT Z Monticello Senior Living Facility Conditional Use Permit Lot 1, Block 2, Riverview Square 1. The site plan shall be modified to demonstrate that a total of 125 off-street parking stalls can be provided upon the subject site, subject to review for modification of requirements at the time of the second phase. 2 3 L� Phase 2 of the senior living facility shall be subject to conditional use permit amendment processing. All landscape areas upon the subject site shall be irrigated. Building finish materials are found to be consistent with Ordinance requirements. 5. The Fire Marshal provide comment and recommendation regarding fire protection issues/requirements for the building. 6. The applicants shall provide details related to waste storage and removal activities. Planning Commission Minutes — June 4th, 2019 Page 3 � 6 7. A photometric lighting plan shall be submitted subject to City review and approval. 8. The submitted site plan shall be modified to illustrate the proposed monument sign location. 9. All signs erected upon the subj ect site shall meet applicable Sign Ordinance requirements and be subj ect to sign permit. 10. Units within the senior living facility shall conform with applicable minimum floor area requirements of the Zoning Ordinance and Building Code. This issue shall be subject to further comment and recommendation by the City Building Official. 11. Compliance with the comments of the City Engineer's review letter, dated May 30, 2019. 12. To ensure that drop-off-pick and up activities will not disrupt two-way traffic circulation, consideration be given to providing a designated (separate) drop- off/pick-up lane beneath the proposed entrance canopy. 13. The developer shall execute the required proj ect development agreement, stormwater maintenance agreement and encroachment agreement. 3. Regular Agenda A. Consideration of Administrative Subdivision and Lot Combination (Lot Line Adiustment) Applicant: SPO, LLC Steve Grittman introduced the item. He explained that the request was to combine two lots near Hart Boulevard and Broadway. He indicated that the zoning was B-3 for both parcels. The current business encroaches on the property to the north. The request is consistent with the comprehensive plan and zoning. Staff recommended approval of the application with conditions as indicated in Exhibit Z. Grittman noted that the City expected to see a land use application for the parcels to the north of Hawks. Brad Fyle asked if an easement could be in place between the property owners. Grittman confirmed, but noted some concerns with that practice related to the title. SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC 2019-014, RECOMMENDING APPROVAL OF THE SIMPLE SUBDIVISION AND LOT COMBINATION OF OUTLOT B, RIVER MILL, SUB7ECT TO THE Planning Commission Minutes — June 4th, 2019 Page 4 � 6 CONDITIONS 1N EXHIBIT Z. KATIE PETERSON SECONDED THE MOTION. MOTION CARRIED, 5-0. EXHIBIT Z Simple Subdivision Outlots A and B, River Mill Conditions of approval for the proposed Simple Subdivision and Lot Combination: 1. Combination and recording of the subdivided strip of land to the adjoining property to the south, concurrent with recording of the subdivision. 2. In the event the County rejects the descriptions of the metes and bounds subdivision, the applicant will need to re-apply and utilize a formal plat process. 3. Compliance with the requirements of the City Engineer as identified. B. Consideration of Recommendation for Appointment of Plannin� Commissioner Brad Fyle indicated that the Planning Commission held a special meeting to interview a candidate (Alison Zimpfer). MARC SIMPSON MOVED TO RECOMMEND APPOINTMENT OF ALISON ZIMPFER TO FILL OUT THE REMAINDER OF A THREE YEAR TERM ON THE PLANNING COMMISSION. JOHN ALSTAD SECONDED THE MOTION. Fyle asked if this position would fill the remainder of his. Staff confirmed and noted that the term would end on December, 2019. MOTION CARRIED, 5-0. C. Consideration of reco�nition of Chairman Brad Fvle Charlotte Gabler proved a recognition to Chairman Brad Fyle on behalf of the Planning Commission and City Staf£ Fyle has served on a variety of city boards for the past 35 years. He and his wife have decided to relocate to the township. D. Consideration of the Communitv Development Director's Report Steve Grittman provided the Community Development Director's Report. It was noted that a Planning Commission training would be provided in August due to a heavy agenda for July. Planning Commission Minutes — June 4th, 2019 Page 5 � 6 4. Added Items Katie Peterson indicated that she would be resigning her position on the Planning Commission following the July meeting. Peterson will be relocating with her family. 5. Adjournment MARC SIMPSON MOVED TO ADJOURN THE MET1NG AT 7:16 P.M JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 5-0. Recorder: Jacob Thunander Approved: July 2, 2019 � Attest: Angela Schumann, Community Development Director � Planning Commission Minutes — June 4th, 2019 Page 6 � 6 Planning Commission Agenda — 07/02/19 1B. Consideration of a appointment of Plannin� Commission Officers (AS) A. REFERENCE AND BACKGROUND: The Planning Commission is asked to take action related to the appointment of officers. With Brad Fyle's resignation, the chair position is open for appointment. The Commission will need to appoint a member to fill the position. Mr. Sam Murdoff is currently the Vice Chair, with staff serving as Commission secretary. Duties of the officers can be found in the Planning Commission ordinance. B. ALTERNATIVE ACTIONS: Decision 2: Election of Officers 1. Motion to recommend the appointment of Commissioner as Chair for the balance of 2019. 2. Motion of other as necessary. C. STAFF RECOMMENDATION Staff defers to the Commission on matters of appointment. D. SUPPORTING DATA: A. City Code Title 2, Chapter 1- Planning Commission SECTION: 2-1-1: CHAPTER 1 PLANNING CONINIISSION Name of the Commission 2-1-2: Authorization 2-1-3: Membership 2-1-4: Term of Office 2-1-5: 2-1-6: 2-1-7: 2-1-8: 2-1-9: 2-1-10 2-1-11 2-1-12 2-1-1 Attendance Vacancy Officers Meetings Quorum Duties of the Commission Amendments Compensation NAME OF THE COMMISSION: The name of the organization shall be the Monticello Planning Commission. 2-1-2: AUTHORIZATION: The authorization for the establishment of this commission is set forth under Minnesota Statutes, Section 462, Municipal Planning Enabling Act. The planning commission is hereby designated the planning agency of the City pursuant to the Municipal Planning Act. 2-1-3: MEMBERSHIP: The Planning Commission shall consist of five members appointed by the Council. All members shall be residents of the City of Monticello and shall have equal rights and privileges. 2-1-4: TERM OF OFFICE: (A) Appointments. All members shall be appointed for three year terms ending on December 315t of a given year; however, said term may be terminated earlier by the Council. Terms shall be staggered so that no more than two members' terms shall expire in a given year. Said terms are to commence on the day of appointment by Council. Every appointed member shall, before entering upon the discharge of his duties, take an oath that he/she will faithfully discharge the duties of office. (B) Renewals. When an expiring member's term is up, such member may be reappointed by Council with the effective date of the new term beginning on the first day of the next year following the expiration. MONTICELLO CITY CODE TTTLE 2/ Cl�apter 1/ Page 1 2-1-5: ATTENDANCE: It is the City Council's intention to encourage Planning Commission members to attend all Planning Commission meetings. Should any Planning Commission member be absent for more than three meetings in a calendar year, that member may be subject to replacement by the City Council. 2-1-6: VACANCY: Any vacancy in the regular or at-large membership shall be filled by the City Council, and such appointee shall serve for the unexpired term so filled. 2-1-7: OFFICERS : (A) Elections. The City Planning Commission shall elect at its January meeting from its membership a chair, vice chair, and a secretary who shall serve for a term of one year and shall have such powers as may be prescribed in the rules of said Commission. (B) Duties of Chair. The chair shall preside at all meetings of the Planning Commission and shall have the duties normally conferred and parliamentary usage of such officers. (C) Duties of Vice Chair. The vice chair shall act for the chair in his absence. (D) Duties of Secretarv. A secretary may be appointed who is not a member of the Planning Commission but can be employed as a member of city staff. The secretary shall keep the minutes and records of the Commission; and with the assistance of staff as is available shall prepare the agenda of the regular and special meetings for Commission members, arrange proper and legal notice of hearings when necessary, attend to correspondence of the Commission, and handle other duties as are normally carried out by a secretary. 2-1-8: MEETINGS: (A) The Planning Commission shall hold at least one regular meeting each month. This meeting shall be held on the first Tuesday. Regular meetings shall commence at 6:00 p.m. Hearings shall be heard as soon thereafter as possible. The Planning Commission shall adopt rules for the transaction of business and shall keep a record of its resolutions, transactions, and findings, which record shall be a public record. The meeting shall be open to the general public. (B) In the event of conflict for a regularly-scheduled meeting date, a majority at any meeting may change the date, time and location of the meeting. (C) Special meetings may be called by the Chair or two members of the Planning Commission together, as needed, and shall be coordinated with MONTICELLO CITY CODE TTTLE 2/ Cl�apter 1/ Page 2 city staff. 2-1-9: QUORUM: A majority of all voting Planning Commission members shall constitute a quorum for the transaction of business. 2-1-10: DUTIES OF THE COMMISSION: The Commission has the powers and duties assigned to it under Minnesota Statutes, Section 462, Municipal Planning Enabling Act, by this Code, and state law. 2-1-1 L AMENDMENTS: This ordinance may be amended as recommended by the majority vote of the existing membership of the Planning Commission and only after maj ority vote of the City Council. 2-1-12: COMPENSATION: Compensation of inembers of the Commission shall be as set forth in City Code for Fee Schedule. (#336, 11/22/99) (#337, 1/10/11) (#593, 3/10/14) (#607, 1/26/15) MONTICELLO CITY CODE TTTLE 2/ Cl�apter 1/ Page 3 Planning Commission Agenda — 07/02/2019 2A. Public Hearing — Consideration of a repuest for Conditional Use Permit for an approximatelv 858 square foot residential detached Accessorv Use Structure — Maior in an R-1 (Sin�le-Familv Residence) District. Applicant: Jerome Buboltz A. Property: Planning Case Number: PID 155-023-001050 Legal: Lot 5, Block 1 Doerr Estates Address: 1312 West River Street 2019-019 REFERENCE & BACKGROUND The applicant has requested tabling of this item to the regular August meeting of the Planning Commission. Request(s): Deadline for Decision: Land Use Designation: Zoning Designation Overlays/Environmental Regulations Applicable: Current Site Use: Conditional Use Permit for a detached Accessory Use Structure — Major in an R-1 District July 21, 2019 Places to Live R-1 (Single Family Residential) The purpose of the "R-1" single family district is to provide for low density, single family, detached residential dwelling units and directly related complementary uses. Shoreland Ordinance/Nlississippi River Wild and Scenic Recreational District Residential Surrounding Land Uses: R-1 (Single Family Residential) B. ALTERNATIVE ACTIONS L Motion to continue the public hearing and table action on the application request to the regular August meeting of the Commission. Planning Commission Agenda — 07/02/2019 C. STAFF RECOMMENDATION Staff recommends that the Commission continue the public hearing and table action to the August 6th, 2019 Planning Commission meeting at the request of the applicant. D. 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Consideration of a request for Rezonin� to B-2 (Limited Business) from B-2 (Limited Business) and B-3 (Highwav Business) & Preliminarv and Final Plat for River Mill 6th Addition for proposed office buildin�. Applicant: Stacv Thielman- Jost Property: Planning Case Number: Legal: Outlots A and B, River Mill 2019 - 022 A. REFERENCE & BACKGROUND Request(s): Combination and platting of two adj oining outlots into a single platted parcel, and rezoning of the property to B-2 from the current B-3 on one of the existing outlots. Deadline for Decision Land Use Designation: Zoning Designation: Overlays/Environmental Regulations Applicable: Current Site Use: Surrounding Land Uses: North: East: August 2"d, 2019 Places to Shop B-2 Limited Business and B-3, Highway Business District The purpose of the `B-2" limited business district is to provide for low intensity retail or service outlets which deal directly with the customer for whom the goods or services are furnished. The uses allowed in this district are to provide goods and services on a limited community market scale and located in areas which are well served by collector or arterial street facilities at the edge of residential districts, The purpose of the `B-3" (highway business) district is to provide for limited commercial and service activities and provide for and limit the establishment of motor vehicle oriented or dependent commercial and service activities. Mississippi Wild and Scenic Recreational River District Vacant Two-Family Residential Commercial Planning Commission Agenda — 07/02/2019 South: Bar/Restaurant West: Vacant Commercial Project Description: The applicant's property consists of a parcel of approximately one acre in size, which is platted as Outlot A and Outlot B of River Mill. The southernmost of these two outlots (Outlot B) has no frontage on any public street, and can only be developed in connection to the development of Outlot A. ANALYSIS The Subdivision Ordinance provides for the creation of outlots at the time of a final plat when the long-term use or development is not clear. In this case, the subj ect property was platted as two separate outlots, one of which has no frontage. Further, the southerly outlot was zoned B-3, whereas the outlot with street frontage was zoned B-2. The surrounding commercial land in the River Mill plat was zoned B-2, whereas the Hawk's Bar property to the south is zoned B-3. To develop the property, the applicant needs to combine the parcels into a single development parcel, replat it to a lot and block designation, then rezone the southerly portion to reflect the dominant zoning. The proposed use of the property is a small office building, which is a permitted use in both the B-2 and B-3 zones. As a permitted use, site development plans for the office building will be reviewed at a staff level. 2 Planning Commission Agenda — 07/02/2019 Rezonin�. The rezoning is to accomplish consistency in zoning for the newly created parcel. The B-2 zone is more restrictive from a land use standpoint, limiting the types of commercial activity to those that would be less disruptive to the local neighborhood. The proposed use of the site for a small office use fits this description, much more closely than the B-3, which is a more automotive- and high-traffic-oriented district. The replatting of the property puts the land in a position of being ready for development and combines two lots held in common ownership. Preliminarv and Final Plat. As noted, the purpose of the plat is to combine two lots held in common ownership into a single buildable lot. The platted lot will easily exceed the minimum standards of the B-2 zoning district. The plat includes the required 6 and 12' drainage and utility easements. There is a small lot line adjustment at the southerly portion of the proposed lot. This j og provides the land area needed to accommodate a current fenceline encroachment. That item was previously addressed by the Planning Commission in June. However, at the time of this report, it is staff's understanding that the encroachment will be handled by easement rather than by deeded land exchange and lot line adjustment. As such, the preliminary and final plat condition should reflect the final resolution of that item. The City's Engineering Department has provided a separate comment letter regarding their review of the plans and addressing streets, utilities, and grading, drainage, and stormwater management. The final plat has been included with the Commission's packet. The City Council will take action on the final plat request. Both actions (replat and rezone) are consistent with the original intent of the property, and with the land use plan and bring the parcels into greater conformity with land use requirements. B. ALTERNATIVE ACTIONS L Motion to adopt Resolution No. PC-2019-015, recommending approval of the preliminary plat of River Mi116m Addition and rezoning of Outlots A and B, River Mill, to B-2, Limited Business, subj ect to the conditions in Exhibit Z, and based on findings in said resolution. 2. Motion to deny adoption of Resolution PC-2019-015, based on findings to be cited at the Planning Commission meeting. Planning Commission Agenda — 07/02/2019 3. Motion to table action on the request, subj ect to additional information from staff or the applicant. C. STAFF RECOMMENDATION Staff recommends approval of the plat and rezoning based on findings that the proposed subdivision is consistent with the Comprehensive Plan and does not impact requirements of the Zoning Ordinance for either subj ect property, subj ect to compliance with the conditions identified in Exhibit Z. D. SUPPORTING DATA A. Resolution PC-2019-015 B. Draft Ordinance No. 7XX C. Aerial Site Image D. Applicant Narrative E. Existing Conditions F. Preliminary Plat G. Final Plat H. Conceptual Building and Elevation Plan I. City Engineering Department Letter, dated June 25th, 2019 J. Monticello Zoning Ordinance, excerpt Z. Conditions of Approval EXHIBIT Z Plat and Rezoning Outlots A and B, River Mill Conditions of approval for the proposed preliminary and final plat: 1. Compliance with the recording requirements of Wright County. 2. Execution of a development agreement for necessary site development items as required by staff. 3. The preliminary and final plat shall reflect the final southerly lot line configuration based on property ownership. 4. Compliance with the requirements of the City Engineer and other staff as identified. 0 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2019-015 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT AND REZONING FROM B-3, HIGHWAY BUSINESS TO B-2, LIMITED BUSINESS FOR RIVER MILL 6TH ADDITION LEGAL DESCRIPTION: OUTLOTS A AND B, RIVER MILL WHEREAS, the applicant is the owner of two parcels consisting of Outlots A and B, River Mill; and WHEREAS, one of the subj ect parcels (Outlot B) has no public street frontage; and WHEREAS, the two outlots have separate and differing zoning designations; and WHEREAS, the applicant proposes to combine the two outlots and plat them for a single development; and WHEREAS, the subj ect parcels are zoned B-2 and B-3, and the proposed lot following re- platting and rezoning will continue to meet the applicable zoning requirements; and WHEREAS, the proposed subdivision meets the requirements of the Monticello Subdivision Ordinance; and WHEREAS, the Planning Commission considered the matter at its regular meeting on July 2"d 2019, and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The proposed subdivision is consistent with the intent of the Monticello Comprehensive Plan. 2. The proposed subdivision creates a parcel that will meet the requirements of the Monticello Zoning Ordinance. 3. The proposed rezoning is consistent with the existing and surrounding commercial uses, and will limit impacts on neighboring residential property. 4. The proposed subdivision, with the concurrent rezoning, will make the lot arrangement a more conforming condition. 5. The proposed subdivision will not create undue burdens on public systems, including streets and utilities. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the proposed subdivision is hereby recommended for approval, subj ect to the conditions found in Exhibit Z of the staff report on the matter, as follows: 1. Compliance with the recording requirements of Wright County. 2. Execution of a development agreement for necessary site development items as required by staff. 3. The preliminary and final plat shall reflect the final southerly lot line configuration based on property ownership. 4. Compliance with the requirements of the City Engineer and other staff as identified. ADOPTED this 2"d day of July, 2019, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION : ATTEST: Chair Angela Schumann, Community Development Director 2 ORDINANCE NO. 7XX CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, BY REZONING THE FOLLOWING PROPERTY FROM B-3, HIGHWAY BUSINESS DISTRICT TO B-2, LIMITED BUSINESS DISTRICT: OUTLOT B, RIVER MILL THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. The zoning map of the City of Monticello is hereby amended to rezone the following described parcel from B-3, Highway Business District to B-2, Limited Business District: PID NUMBERS: 155-086-000020 Legal Description: Outlot B, River Mill, Monticello Section 2. The City Clerk is hereby directed to mark the official zoning map to reflect this ordinance. The map shall not be republished at this time. Section 3. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. Section 5. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BYthe Monticello City Council this _ day of , 2019. Brian Stumpf, Mayor ORDINANCE NO. 7XX ATTEST: Jeff O'Neill, Administrator AYES: NAYS: ° . .:,. � r,�-' - - ' � � .,( , >, ,r� � , �-, � .-:, . . 4 . . . �,� '�' �,, , ('�� ., • ,r:, , � _. +, '� ++�� . � � � ` �=��4t[ :� � •�e_ " - r� *�"Sm.`� . . � � �� C � y"�' ... � , o � � ; .'�F;, .� - 'iF'�• � ' , ,—` - � 4 r ca� � , .�: . . � �-, � r � '�� rj �� `�' r * �� c"�V O ° -- . � j � � ' � tlV � ,� ,�� • r��-- . #� - � � ` �. � � 'y.- # � t , � , � .. �- � r�� 77r � �, � nr ~ � �� r 1� .��, `- '"� v W �� :� � ::� � .� �� • , �;� "� -� r�r ` _ ` `� ` ` �I ''�` `�' +, '�_ r�_ � t `A .�-- r r" � v � - �,� ,�. 7� .. 4i � � . . F . i � � � � cj � _.eR � r �_'�, J � � L � r_ 4.'k U ' �� • . � . . , .. ;�� .�. 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C6 =�� " `a' N � +" :'� r��- � � � �� - � ' - �� j! ;f� ' u� _� � ; J 'I � �, .r.. � 3� J// � m A, � 4..., � � �� '� � /�,1� � � •A � _ � ' � .- '. � � 0 ''/ � Q � y � - _:. ��j?� '� � }�� G et �. �, � ,� , a5 U 0 , _ • ✓`� d'J? � � � � ` � ,/" � i ��c�r� � �`�c-r � � � � . � � � Stacy Jost From: Stacy Jost Sent: Monday, June 03, 2019 10:28 AM To: Stacy Jost; Angie Voll Subject: Rezoning App Project Narrative We request that lots #155086000010 & 155086000020 on Hart Blvd, Monticello, be rezoned as one PID. We also request this new propert�� be zoned B-2. We will be developing this land for commercial use that would fall under B-2 Zoning. Our plan is to build 5,000 sq. ft. for Gateway Music Festivals & Tours, Inc. (GMF). Gl�1F is a local business and has been in Monticello since 1985. There are approximatelv 10 employees with no client/consumer traffic. GMF is not a retail or service outlet. We are working with BCI Construction to build. We hope to complete the construction in Spring of 2020. Stacy Thielman-Jost President Gatewa5� Music Festivals & Tours P.O. Bok 1165,1�1onticello,l�1N 55362 Phone: 800-331-8579 Direct: 763-271-2583 �v�v.musicfestivals. com Domestic & International Performance Tours Parades - Bowl Games - Festivals - Cruises This email and any attachments are intended for the addressee(s) onl�� and may contain privileged, confidenual or proprietar�- information that is exempt from disclosure under law. 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I _ . . � �.� .. �+�� x.! ��I v ' � ,�' ._ ..��`�a �, �� - - —_� ' � � r , � ' '� � ' . ._- -- - -- � ii ._L�__ _ _ � �!t i Y , � � . 1 � , � 1 I , i � � f 1 � . �' , , I , ��;� � � , b u � ! �� . ,� ; ,R� i� ;� .� � �. ,�- � � ' �,} ` �i __–,-� -- - �— ..� .r -- ••- _ �r....� ssr _ �.._ �; � '�� __ - . r.e.... ..n = :.�. .t t ' • ! . �,-1 .. . :�. • _ �- ��..._--� —•._. —' -� .t �� ii � i� . f� .�� ' ~�i _ t ' �� , �` . � _ ! ` �'.��,. ,.._ 3 :; •• , � � ! f `e — . _' �=� ' '• y . x '-�„ � � �-- C � �' � • O 4 ! � `, , �s- - � Q + � � C _ __ �-,_-- (O -. _ r a � �� + � ,' ,:_� � (n - � �-�` �� 5 - _� 0 �o � 0 U C� Z W m � � � � � z � � J 0 a Q w z z � � W � z W > a a z w X 0 � wsb June 25, 2019 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: River Mill 6th Addition Preliminary and Final Plat Review City Project No. 2019-022 WSB Project No. 14320-000 Dear Mr. Leonard: We have reviewed the preliminary and final plat drawings dated June 12, 2019 as prepared by KLD and offer the following comments: 1. The site is less than one acre, therefore any development proposal will have less than 1 acre of new impervious surface and volume control (infiltration) is not required for stormwater management, however it is encouraged to provided infiltration if possible. 2. Runoff from the site drains to via storm sewer to the existing pond adjacent to A Glorious Church. Storm sewer is located along Hart Boulevard and runoff from the site can be connected to this storm sewer system based on the available capacity. A retention pond may be needed onsite based on site development elevations and elevations of the existing storm sewer connection. 3. A 6-inch sewer and a 6-inch water service stub is extended to the property line per City utility as-builts and should be adequate for the proposed land use. 4. A more detailed review of the development plans will be completed when the applicant submits civil plans and a stormwater management report with the building permit. 5. The future driveway access shall provide adequate driver sight lines given the curve along Hart Boulevard. Please give me a call at 612-360-1304 if you have any questions or comments regarding this letter. Sincerely, WS B � � ,� , �f.SS� F:\Community Development Director\Boards & Commissions\Planning Commission\2019\Agenda\July\2B. Gateway\Exh I.Ltr-m-leonard River Mill 6th Plat- 062519.docx River Mill 6th Addition June 25, 2019 Page 2 Shibani K. Bisson, PE Senior Project Manager Section 3.5 (D) B_2 Limited Business District The purpose of the `B-2" limited business district is to provide for low intensity retail or service outlets which deal directly with the customer for whom the goods or services are furnished. The uses allowed in this district are to provide goods and services on a limited community market scale and located in areas �vhich are well served by collector or arterial street facilities at the edge of residential districts. Maximum Residential Density = Ten (10) dwelling units per gross acre. Base Lot Area • No minimum Base Lot Width � Minimum = 100 ft. Typical B-I Lot Configuration cHa�r�R 3: zonr�r�� Drsr�►crs Section 3.5 Business Bnse Zoning Qistricis Subsection (D) B-2: Lrmited Business Distrrct Typical B-1 Building Types �_ —��'�-_-----.____ ''� F�i __-�� PREMIER BANi(g �, � � - � � �ir �� 1 � � �A��,�� • r�� p ' �:...- / . �c ��% �'• '"' > r► f>- .. _ _.. _ City ojMonticello Zoning Ordinance Page i I 5 CHAP7ER 3: ZONlNG D15TRlCTS Section 3.5 Business Bose Zoning Distrids Subsection (D) B-2: Limited Business District • � • • � � � REQUIRED YARDS (in jeet) ` — � Max Height (stories Max Floor Area Max Impervious (% Front ' $Iare r Ss,r�eet Rear � / feet) Ratio (FAR) of gross lot area) All Uses 30 10 20 2p 2 stories (Reserved) (Reserved) 30 feet [ I ] [I]: Mulci-story buildings may be allowed as a conditional use pursuant to Seaion 2.4(D) contingent upon strict adherence to fire safery code provisions as specified by the International Building Code as adopted in Title 4. Chaoter I of the Monticello City Code. Accessory Structures � See Sectio�T5.3(Bl for all general standards and limitations on accessory suuctures. • Section 3.3. Common Discrict Reauirements Other • Section 3.5(B). Standards Applicable to All Business Base Zoning Districu Reguldtions • Section 4.1. Landscaping and Screening Standards to Consuk - Seaion 4.5. Sirns (not all . Section 4.8. Off-Street ParkinQ inclusive� ■ Seaion 4.9. OH-Street LoadinQ ■ Section 4.1 I, Building Materials t: �oo foot minimum lot width, no minimum depth z: Financial institution meeting the required 30' � front yard setback ��•••. . 3: Minimum Zo foot rear yard setback ','/ ,'�� 4: �o foot side yard structural f'� � _�.--- setbacks / ', ;� � � , � 5. 6 foot separation '�°-� � between lot lines and � ,� parking/drive asiles 1 �-_.. 6. Small combination use -�—�; � `'� M�~��V(, building with three ____ commercial tenants ' � 7. Entry points between uses meet a minimum 4o foot separation 8. to foot side yard setback ��' ` / � �i ._ � 4 6 aEev�cE � . —+�* ; � er�'� � 7''7'—�"�± r • � .._..^...__. . � `�� ........ ........_....,_. -_ / . 1 � � ' - �� --�L e .o '�"`___ rOp. Mny►pAq� M"'�"�`''. '�_`_ M�M1 N�MuM _ _ 7-� __ -� Page � � 6 City of Monticello Zoning Ordinance Planning Commission Agenda — 07/02/2019 2C. Public Hearin� - Consideration of a request for a Comprehensive Plan Amendment from Urban Reserve to Places to Live, Rezonin� to R-1 (Sin�le Familv Residence), R-lA (Residential Amenities) and Planned Unit Development, and Preliminarv Plat for a 335 Unit Residential Development, includin� sin�le-familv and townhome unit development. (NAC) Property: Planning Case Number: Lengthy legal PIDs: 213-100-234101; 213-100-234103; 213-100- 242200 2019-020 A. REFERENCE & BACKGROUND Request(s): Deadline for Decision: Land Use Designation: (Proposed) Comprehensive Plan Amendment to change the guided use of the subject property from "Urban Reserve" to "Places to Live" Rezoning from Agriculture (Township Zoning) to R-1, Single Family Residence District, R-A, Residential Amenities District and PUD, Planned Unit Development Preliminary Plat for a 335-unit single family and multi- family residential subdivision entitled "Haven Ridge." The subdivision is to be comprised of 260 single family residential lots and 75 townhome lots. August 20th, 2019, may be extended 60 days by City "Places to Live" (Re-guided from "Urban Reserve") Zoning Designations: R-1, Single Family Residence District, R-A, Residential (proposed) Amenities District, and PUD, Planned Unit Development (Rezoning from A-O, Agriculture Open Space upon annexation). Overlays/Environmental Regulations Applicable: NA Current Site Use: Vacant/LJndeveloped Surrounding Land Uses: North: East: South: West: Planning Commission Agenda — 07/02/2019 Single Family Residential Vacant/Agri cultural Vacant/Agri cultural/W etl ands Single Family Residential/Agricultural Project Description: The applicants propose to develop a single-family and multi-family residential subdivision (Haven Ridge) upon an approximate 213-acre property located south of 85th Street between Edmonson Avenue and Fenning Avenue. The proposed subdivision is to be comprised of 3351ots. Of these lots, 220 are to be traditional single-family lots, 40 are to be higher amenity single family lots, and 75 are to accommodate townhomes. The PUD zoning designation is necessary for townhome component of the project. The base applicable standards are the R-3 District zoning standards. ANALYSIS: Annexation The property in question is currently located in Monticello Township, part of the Monticello Orderly Annexation Area. The MOAA agreement specifies that property within the MOAA that is contiguous may be annexed upon petition of the property owners, pursuant to a specific process. One of the primary conditions is that the property is served with utilities and available for development, with the expectation that property not ready for development would not be prematurely brought into the City. To ensure that the City does not annex land that cannot sustain development, the property owner proceeds through Preliminary Plat consideration prior to annexation, giving the City the opportunity to identify the conditions under which a particular parcel would be acceptable for annexation and development. Thus, the City conducts the Preliminary Plat and Rezoning hearings to be able to specify land use and ensure that proposed development will be able to meet the requirements of the land use plan and zoning ordinance. These parcels appear to meet the conditions of the MOAA agreement, and are now subj ect to City review for platting and zoning. The City has notified the Township that a petition has been received and acknowledged for purposes of processing the subject applications. The City will not take action to accept the petition and adopt a resolution for annexation until an application for final plat is received and presented for decision with required documentation. 2 Planning Commission Agenda — 07/02/2019 Comprehensive Plan Amendment The subject site is presently guided "Urban Reserve" (see graphic below). The City's Comprehensive Plan anticipates that the community will grow into areas designated as "Urban Reserve" as planned land use areas become fully developed and capacity for future growth is needed. The specific policies of the Comprehensive Plan call for a variety of housing types that respond to changing demographics, and encourage mixed housing styles where appropriate. The Plan notes that higher density housing is most appropriate where there are available private and public services that will facilitate attractive neighborhoods for those residents. At the boundaries of the community, land transitions to rural open space. In these locations, lower densities are appropriate, along with attention to the Plan's direction to integrate natural resources into the developed neighborhoods. Connections to the City's parks and open space system through preservation of access to natural features, and trail connections to existing parks facilities, are encouraged. � �i ,. i'��,�;, "`- -i I �k . '_� ' � � ��. „_. _ _ 1 � I i � `+ rL� ] L. � e � �m �� .� � 4 �._ .._. ;�, --- t f i _I%r—_ +ps7�1+ 5�� + - i�� . • u `i`��"��f _ "• ,, I —�— + —, � , ~�� I � �a � � *. : f � � ~' �egend 4 ' .. f..l.i�. + F�I.ri'4 [uSltri;': � Placei [O WOIs � � Plaees W �2e[�re�aYz � PI8C25fM�A:oi1�.:-�y � bOlYntO'�'n � MLY��Cdll32 � Iil�p1[!WlRjEPl.lfillll�):J.�.1 u�een arsc�r murauucoure ftreers antl 5 veam s � PiGli[ W:%Cr�;rir.n:c.� weuaws {Na ..r n � nc��c v. �. �•,:cnr.r;� f�0[ef�dl GfEE�W+] . � ir.�leMerchaige r. rc 6�ge �� L �:I�Pl6eflal9r Collc.lt* Rnd] *\� Pr:,r �Cd 1Yifer bl (r f,G�.¢..:-�r R�:;� f ��i Fvwe��ne � 1-0�rb[CPc�CiR'7asintl�y /�� a .�]i�•L�priii�-2.i�i�xii.i.•�..i To accommodate the proposed low-density residential uses, the guided use of the subject 213-acre site must be changed from "Urban Reserve" to "Places to Live." The "Places to Live" land use category designates areas where housing is intended to be the primary use of land. The emphasis of the category is to help ensure that Monticello offers a full range of housing choices, while preserving and enhancing the quality of neighborhoods. Planning Commission Agenda — 07/02/2019 While a decision regarding the proposed land use change is considered a policy matter to be determined by City Officials, Staff feels that low density residential use of the property is compatible with uses which are envisioned in the area. Rezoning The subject site is presently zoned "Agricultural" (under Wright County zoning) and does not make an allowance for urban (sewered) residential development such as that proposed. Approval of the proposed Comprehensive Plan Amendment will establish a basis to approve the rezoning of the site (to accommodate urban residential uses), pending annexation. The following table lists the three zoning designations which have been requested and the related number of lots proposed within each designation: Zonin Desi nation Number of Lots R-1, Sin le Famil 220 R-A, Residential Amenities 40 PUD, Planned Unit 75 Develo ment Total 335 The developer previously submitted a Concept Stage PUD proposal to the City. The proposal was reviewed in a joint meeting of the Planning Commission and City Council. Preliminary feedback was provided to the developer at that time. If City Officials are supportive of the requested Comprehensive Plan Amendment, Staff recommends approval of the requested rezoning subj ect to the following: The applicants provide legal descriptions of the areas to which the proposed three zoning designations are to be applied. 2. The zoning designations take effect concurrent with the City approval of the final plat. Until such time, land remains zoned "A-O", Agriculture Open Space. It should be noted that a Development Stage PUD consideration will be necessary to accommodate the townhouse portion of the project. The R-3 zoning will be used as a baseline district, but PUD would be the ultimate zoning designation. Consideration of the PUD would occur at the time the townhouse phase is ready for development. Preliminary Plat Environmental Review. An Environmental Assessment Worksheet requirement was triggered for the proposed project and was completed addressing environmental impacts. The City Council issued a negative declaration of need for an EIS to 0 Planning Commission Agenda — 07/02/2019 conclude that process. The EAW identified comments to be addressed with development. The comments have been reviewed in relationship to the application submittals. In addition, the applicant should address any remaining comments of the EAW as an on-going condition. Existing Conditions. The project is occurring on a long-standing agricultural property which includes a farmstead and common appurtenances. The agricultural buildings and improvements, including septic, well, and agricultural fencing must be removed as a part of the new development. State requirements addressing the removals will be applicable. Phasing. The subject site is to be developed in eight primary phases which correspond to the single family residential and townhome uses. A summary of the various phases is provided below: Phase Sin le Famil Lots Townhome Lots Total 1 28 28 2 53 53 3 22 27 49 4 18 48 66 5 43 43 6 37 37 7 29 29 8 30 30 260 75 335 In the City's subdivision ordinance, a requirement that all of the Preliminary Plat must be final platted into lots and blocks (not outlots) within three years of approval applies. Since this time period expiration would occur long before the likely phasing of this large proj ect, the applicants and the City may agree to extend that period within the terms of the development agreement required for all plats. This extension is an important allowance since the provision of utilities and street improvements necessary to accommodate a project of this size would not typically be feasible without a longer time frame to develop. Streets and Access. Primary access to the subdivision is to be provided from a southernly extension of Fallon Avenue and 85th Street. To be noted is that a realignment of 85th Street is proposed such that it will intersect Fallon Avenue at a roundabout. While the proposed street configuration is considered well-conceived from a circulation standpoint and is responsive to site topography, the following street- related conditions are recommended as conditions of preliminary plat approval: 1. The City Engineer provide comment and recommendation regarding street- related issues, including the design of the proposed roundabout. 5 Planning Commission Agenda — 07/02/2019 2. The street alignments, grades and curb radiuses should be subject to further comment by the City Engineer. 3. Direct lot access shall be prohibited for the following lots: Along Fallon Avenue: Lot 1, Block 1 Lots 1-3, Block 2 Lot 1, Block 3 Lots 1 &2, Block 4 Along 85th Street: Lots 13-20, Block 29 Lots 1-9, Block 30 Lots 1-4 Block 25 Along Eisele Avenue: Lot 5& Lots 8-11, Block 25 Block Layou� The proposed block layout responds well to the sites features (topography and wetlands) and meet maximum 1,320-foot block length requirements of the Subdivision Ordinance. This aspect is relevant to the proj ect in the southwest future phases (Blocks 32 and 33). This long block is separated by a trail easement rather than a street connection due to stormwater management requirements, and as such, is consistent with the intent of the subdivision ordinance regulations on block length. Lots Sizes & Setbacks R-1 District Lots. Within R-1 zoning districts, the average lot size must not be less than 12,000 square feet and in no case may lots be less than 10,000 square feet in size. Further, at least 40 percent of lots created through subdivision shall exceed 12,000 square feet in area. Of the proposed 220 R-1 District lots, 1981ots (or 90 percent) exceed 12,000 square feet in size. The average lot size is in excess of 14,300 square feet with the largest lot being 28,966 SF. All lots have been found to comply with the applicable R-1 District lot area requirements. Re uired Pro osed Com liant Front 3 0' 3 0' Yes Yard Side Yard 10' 10' Yes 0 Planning Commission Agenda — 07/02/2019 Side Yard 20' 20' Yes corner Rear Yard 30' 30' Yes Also, within R-1 Districts, lot widths must average of 80 feet of width, with none narrower than 70 feet, and at least 40 percent of all lots exceeding 80 feet of width. As a condition of preliminary plat approval, the applicant should demonstrate compliance with R-1 District lot width requirements by providing additional information related to lot width averaging. R-A District Lots. Within R-A zoning districts, the average lot size must not be less than 16,000 square feet and in no case may lots be less than 14,000 square feet in size. Further, at least 40 percent of all lots must be greater than 15,000 square feet in area. Of the proposed 40 R-A District lots, 38 (or 95 percent) exceed 15,000 square feet in size. The average lot size is in excess of 17,300 square feet with the largest lot being 20,841 square feet. Thus, all lots have been found to comply with the applicable R-A District minimum lot area requirements. With one exception, all R-A District setback requirements have been satisfied. The R-A front yard setback requirements referenced on the preliminary plat are incorrectly identified and must be changed from 30 to 35 feet as required by the Ordinance. Re uired Pro osed Com liant Front 35' 30' No Yard Side 10' 10' Yes Yard Side 20' 10' Yes Yard corner Rear 30' 30' Yes Yard PUD District Lots. The proposed townhome phase of the subdivision illustrates a base lot/unit lot arrangement. To accommodate the creation of lots (unit lots) without public street frontage, a PUD, Planned Unit Development zoning designation must be applied. The provisions of the City's R-3, Medium Density Residential District will however, serve as performance standard guidelines. Within R-3 zoning districts, the maximum density requirement (through a PUD) is 6,223 square feet per unit (7 units per gross acre). The average proposed townhome unit lot is in excess of 2,700 square feet with the largest lot being 3,291 square feet. 7 Planning Commission Agenda — 07/02/2019 Additional information is needed to determine whether the proposed townhome lots comply with the applicable R-3 District lot area requirements. As a condition of preliminary plat approval, the applicants should provide additional information (based on the PUD size standards) which demonstrate compliance with R-3 District requirements. As noted above, this information would be submitted at the time of the Development Stage PUD for the townhouse phases. Such information should be subj ect to review and verification by the City Engineer. One aspect of the plat that relates to the townhouse section is the small looped road (designated as Street E). This loop maintains a small 60 foot radius, which is below the City's standard of 100 feet. The applicants should consider options to broaden this radius. One option may be to extend a short cul-de-sac to serve these units (rather than the loop street), or consider private streets (rather than the proposed public streets) which would save space compared to the larger public street rights of way. The proposed townhome lots do not comply with the applicable R-3 District setback requirements. There appears to be some confusion related to the setbacks required for front yards and garages. In the R-3 District, a minimum 30-foot setback is required for front yards and garages. On one plan sheet (Sheet #8), the applicant has proposed a front yard setback of 30 feet and garage setback of 25 feet. On other plan sheets (Sheets 20 and 36), front yard setbacks of 25 feet and garage setbacks of 30 feet have been proposed. This inconsistency should be addressed by the applicant. It is noted that the rear yard setback for the townhouse building pad reserves a 10 foot rear setback to the rear unit lot line. The building setback from the actual rear portion of the townhouses to the rear common area lot line is more than adequate to accommodate the required 30 foot setback The 10 foot setback within the unit lot should be adequate to accommodate deck and/or porch additions to the principal townhouse structures. Re uired Pro osed Com liant Front 30' 25' & 30' No Yard Side 20' 20' Yes Yard Side 25' 35' Yes Yard corner Rear 30' 10' Yes* Yard Gara e 30' 25' & 30' No *See note on rear setback above. House Design. A variety of home types are proposed within the subdivision. Specifically, homes with full basements, full basement (modified) walkouts, full : Planning Commission Agenda — 07/02/2019 basement (modified) lookouts, full basement split entry walkout, full basement split entry, (modified) rambler, and slab on grade are all proposed. Home types assigned to individual lots, as well as building pads, are illustrated on the submitted grading drainage and erosion control plan. The R-1 and R-A Districts have specific house size requirements along with the lot size standards that apply. These size requirements are quoted here to ensure that developer and future builders will plan for the appropriate building sizes — the lot designs would appear to accommodate adequate building pads. R-A: The purpose of the "R-A" residence district is to provide move up housing in the form of low density, single family, detached residential dwelling units and directly related complementary uses in areas of high natural residential amenities including such conditions as woodlands, wetlands, and significant views. The minimum single family home size is required to be 2,400 square foot gross floor area excluding a basement or cellar for two story homes and a 1600 square foot foundation for multi-level, rambler and split entry homes. Finishable square footage is required to be at least 2,000 square feet for the latter homes, exclusive of accessory use space. R-1: The purpose of the "R-1" single family district is to provide for low density, single family, detached residential dwelling units and directly related complementary uses. The minimum single family home size is required to be 1,050 square feet foundation and 2,000 square feet finishable space, exclusive of garage or other accessory use space. Tree Preservation. Appropriately, a tree preservation plan has been submitted for review. According to the Zoning Ordinance, all "specimen trees" must be protected in accordance with certain standards. A"specimen tree" is defined as a tree greater than 36 inches in DBH (diameter breast height). The removal of "specimen trees" is allowed if the tree prevents development of a lot but must meet certain replacement standards: (i) Each healthy specimen tree removed or destroyed shall be replaced with three or more replacement trees equaling or exceeding a total of eighteen (18) aggregate caliper inches. (ii) The required replacement trees shall be planted within 12 months of the removal or destruction of the specimen tree. 0 Planning Commission Agenda — 07/02/2019 In review of the tree preservation plan, it appears that a total of 236 trees (41 percent) are to be saved upon the subject site. There are 8 specimen trees on the property, seven out of the eight are being removed, all seven of them are Oak trees. The one to remain is a crabapple tree. For reference, there are an additional 89 Oak trees with a DBH of greater than 20 inches. From this, 58 of the 891arge Oak trees are being removed (65 percent), while 31 (35 percent) are being saved. Overall, the applicant has proposed the removal of 58.5 percent of the existing tree coverage, 334 trees out of 570 total existing trees. According to the Ordinance, the applicant is encouraged to retain as much natural tree cover as possible, and must replace the caliper inches of the specimen trees being removed, a total of 260 caliper inches. The tree preservation requirements specify that trees being saved may account for the tree loss resulting from development. As noted, there are more than 600 caliper inches of large (but not specimen) oak trees being retained, easily offsetting the proposed losses. This calculation is outside of the specimen trees, which shall be required to be mitigated per ordinance. Many of the trees being preserved are in larger stands in and around the former farmstead. The graphics below illustrates a portion of this area. cnr� � -_------_----�-�= R �• , , ...____1C:3tE��t . : ry. ya �. ' �!��c :.:,. n.,. , � �-�� The existing densely tree populated areas on the plat. Red lines show where the applicant plans to remove trees. 10 Planning Commission Agenda — 07/02/2019 Percentage of Large Oak Trees being Removed vs. being Saved # of Oak (<20 # of Oak (<20 # of Significant Oak # of Significant Oak in REMOVED in SAVED <36 in REMOVED <36 in SAVED 58 65% 31 35% 7 100% 0 0% Landscaping. A landscaping plan has been submitted for review which includes at least two trees to be planted per lot, as well as a number of other tree planting areas in prominent locations throughout the proj ect. Specific tree and other landscaping requirements will be more closely reviewed as they relate to the townhouse area upon submission of Development Stage PUD plans at the appropriate time. The Zoning Ordinance requires that the trees attributable to the subdivision be planted in the boulevard of each parcel, between the front lot line and the street, or between the sidewalk and the street where sidewalks are included. The Ordinance also states that, for lots with frontage on more than one right-of-way and if no trees are in existence, four trees must be planted per platted lot. For single-family detached and multi-family dwellings with less than 5 units, lots must have 4 aggregate caliper inches (ACI) of canopy trees. The landscaping provisions of the Zoning Ordinance also state that provided trees, shrubs and groundcovers (or grasses) should achieve the following objectives: 1. Establish naturalized woodland areas in large spaces. 2. Establish naturalized areas around stormwater ponds. 3. Establish naturalized woodland areas at the edges of subdivisions, particularly in areas of land use changes or where the subdivision abuts a major roadway, utility line, or railroad. 4. The Parks staff recommends use of native species wherever practical. The Ordinance also stipulates that the landscaping plan must be accompanied by a reliable estimate of installation costs. Specifically, the Ordinance states that subdividers must provide a financial security that guarantees live growth of the plant materials for a two (2) year period from the date of installation. As a condition of preliminary plat approval, the following landscaping-related conditions should be satisfied: 1. The submitted landscape plan be revised to demonstrate compliance with the minimum caliper inch requirements for canopy trees (4 aggregate caliper inches per lot). 2. Within the townhome area of the site, at least three evergreen trees per acre and at least two shrubs per each 10 feet of building perimeter shall be 11 Planning Commission Agenda — 07/02/2019 provided. Compliance with such requirements shall be demonstrated upon a revised landscape plan. 3. The applicant shall be required to provide a financial security which guarantees live growth of the plant materials for a two (2) year period from the date of installation. Grading, Drainage and tltilities. The City Engineer's office has provided below a summary related to grading drainage and utilities. In addition, a full comment letter regarding the proposed plans is provided as an exhibit. All details relating to utility credits are the subj ect of final plat and development agreement review. Trunk Sanitary Sewer • The SE Sewer study completed by the City and reviewed by the City Council recommends the extension of a 36" gravity main along Fallon Avenue south of Chelsea Road to south of 85th Street and then extend east-west to serve the annexation and remaining township area. The alignment and construction of the gravity main is dictated by how development transpires. The Haven Ridge development is within the location of the gravity main extension, therefore portions of the gravity main will be constructed with development as drylines that would not have sewage flowing to the lines. Construction of these dry lines would occur with Phase 3 of the development (see attached map). These mains are proposed to be dry lines because the existing gravity sanitary sewers adjacent to this property has sufficient capacity to serve the entire development by gravity and temporary lift station/forcemain system. Phase 1 located on the east side of Fallon Avenue can be served by gravity connections to the Klein Farms development. Phase 2 and 3, located on the south side of 85th Street, will require a temporary lift station that is proposed to discharge to the eight-inch (8") gravity main in Eisele Ave, in the Hunters Crossing development. The Haven Ridge development will not preclude the development of other undeveloped areas within the City limits. In other words, there is sufficient capacity within the existing trunk system to accommodate both the Haven Ridge development and currently undeveloped areas within the City limits. • The developer will construct the gravity mains and it is recommended that the City credit the cost from trunk fees/trunk sanitary sewer funds. Oversizing credit of the lift station system may be applicable as it will be designed to serve future development to the south east of the development. Trunk Watermain 12 Planning Commission Agenda — 07/02/2019 • The City's 2004 Comprehensive Water System Plan calls for a 16" east-west trunk watermain extension and a north-south 12" watermain extension in the area of the Haven Ridge development. These watermains will be aligned within the proposed roadways within the development. • The developer will construct the trunk mains, which will also provide service to the lots and it is recommended that the City would credit the upsizing costs from an 8" main size via trunk water fees/trunk watermain funds. An 8" watermain is sufficient size to serve single family residential and townhome development. Stormwater Management • Drainage from the site flows to 2 areas. The northerly portion of the site (primarily Phase 1 and 2) flows through a series of onsite stormwater ponds and wetlands and discharges to the north to the trunk ponding and storm sewer system under the power lines between the Klein Farms and Hunters Crossing developments. This system eventually discharges to the large wetland on the west side TH 25, between School Blvd and Chelsea Road. The south half of the site, primarily consisting of Phase 3 drains to the south through a series of onsite stormwater ponds and wetlands and eventually discharges to the large DNR wetland (Wetland #8) to the south and Pelican Lake. • Drainage to the stormwater ponds are treated and managed meeting rate control, volume control and water quality requirements. Managed stormwater flows in and out of the adj acent wetlands and the wetlands contribute to the overall drainage system by providing a conduit to and from the stormwater ponds and provides flood protection indirectly for the site. It is proposed that the City own outlots as recommended in the attached exhibit for stormwater management purposes. • Off-site drainage that currently drains to the site is accounted for in the proposed stormwater system based on existing land use and associated runoff rates. Streets and Right of Way Vacation. The applicant is dedicating a series of local streets and additional right of way necessary to accommodate expansion of the collector-status streets that run through, or border, the plat. These collectors include Fallon Avenue from its current terminus at 85th Street to the proposed roundabout, 85th Street along the north boundary of the west half of the property all the way through past the roundabout, Eisele (a portion of which is being vacated and then the remainder expanded, from the roundabout to the south boundary of the plat, and Edmonson Avenue, which borders the west edge for much of the plat property. Right of way dedication shall occur as a part of the initial final plat, while future development phases will be placed in outlots pending development timing. The applicant is working with City staff on ownership of the various outlots, based primarily on the need to manage them for utility access or maintenance. Additional definition of some of those outlots will be necessary to ensure proper trail and park crediting. 13 Planning Commission Agenda — 07/02/2019 Right of way vacation shall coincide with street or phase construction as applicable. Other Streets Notes: The plat proposes an "eyebrow" design for the northwest corner of the plat, providing access to an array of lots around the eyebrow. Public works staff does not favor this design due to street maintenance problems. This eyebrow should be eliminated. The plat excludes new street access to two remnant pieces in the northeast corner of the plat, which would retain access from the old 85th Street NE roadway. The applicant should provide sketch plan examples of future access and development options for these remnants. The City will provide the naming of the streets based on the requirements of the County grid system. The City Engineer's office provides the following additional information as related to Streets and Traffic. A Traffic Study was completed with the EAW for the proposed Haven Ridge development. The study provided a comprehensive review of anticipated traffic impacts for the regional area, including the area surrounding the proposed development. The Traffic Study and staff recommendations with the Haven Ridge preliminary plat review include: Phase 1 and Phase 2 can be developed without any operational improvements (i.e., additional lanes, roundabouts, traffic signals) to the adjacent roadways or intersections studied. 2. Improve adjacent roadways fronting the development (i.e. Fallon Avenue, 85th St, Eisele Ave, Edmonson Ave with safety improvements. These improvements include adding 4-foot bituminous shoulders to these roadways. Future widening and improving these roadways to urban standards will be identified in the City's CIP and will be based several factors including, traffic volumes, pavement condition, trunk sanitary sewer, utility extensions, financing etc. The development includes realigning and providing for the future extension of 85th Street as an east-west collector road in accordance with the City's Transportation Plan and Wright County's current transportation plan. This also includes the proposed extension of Fallon Ave/Eisele Ave and roundabout within the development. These roadways are planned to the 44- feet wide as is typical for a collector roadway (such as School Blvd, 7tn Street, Chelsea Rd). Since the roadway has a regional benefit, it is proposed that the City credit the developer oversizing the roadway width from 36-feet to 44-feet wide as part of the development agreement. 14 Planning Commission Agenda — 07/02/2019 3. The Traffic Study also recommends that by 2030, the construction of a traffic signal system or roundabout at the intersection of Edmonson Avenue at School Boulevard be considered. This improvement will be a consideration in the City's future CIP. 4. The study also includes consideration of the construction of a traffic signal system or roundabout at the intersection Fenning Avenue at School Boulevard by 2030. Wright County has taken jurisdiction over Fenning Avenue and plans to complete intersection improvements. There will be a City cost share to the improvement that will be included in the City's CIP. Trails. Trail connections to the adj oining properties are proposed within Outlots M and N. Another trail on the south side of the property on Outlot O is proposed to connect the neighborhood to the large wetland system. Ten foot bituminous pathways are also proposed along Fallon, Edmonson, Eisele and 85th Avenue. These are detailed in preliminary recommendation on the attached trail exhibit. While Staff believes the proposed trail locations are well-conceived, it is recommended that another trail be provided within Outlot G along the west side of wetland. Such trail will provide a pedestrian connection to the northern half of the subdivision. The City's Natural Resource Inventory and Assessment (NRI/A) details areas for potential future greenway corridors. There corridors are intended to align with natural and/or community amenity areas. The proposed wetland trail along Outlot O provides a greenway corridor connection consistent with that identified in the NRUA. Sidewalks. Appropriately, sidewalks are proposed on one side of all streets. The location for the sidewalks in terms of street side is subject to the final recommendation of the City Engineer and will correspond to proposed trail systems. Park Dedication. The Subdivision Ordinance specifies a requirement of 11% of the land area, or an equal contribution based on the land value no later than at the time of final plat. Where the applicants provide a proportion of the land area, the remaining portion would be required as cash, or as credit against the cash contribution, usually in the form of trail construction that is not otherwise required as a part of the street improvements. A report on the proposed park dedication for the development was prepared by staff and presented to the Parks & Recreation Commission on June 27m, 2019. The report notes that the development is proposed to include land dedication, trail easements and trail construction credit. The Parks & Recreation Commission recommended park dedication in a combination of park land area adj acent to the Hunters Crossing Park, 15 Planning Commission Agenda — 07/02/2019 trail easement, and trail construction costs as detailed in the staff report and exhibits of June 27m, 2019 One issue for discussion by Parks department staff and Parks Commission would be credit for the former 85th Street right of way that is being vacated and relocated to the roundabout. This area would provide connection between the existing Hunter's Crossing Park and the proposed park area being added on the north side of the roundabout. Staff has suggested that credit for this right of way may be appropriate if it possible to bury or relocate the overhead electric transmission lines currently in that right of way. Wetlands. The proj ect has proposed 2.02 acres of wetlands impacts. Impacts will occur in ten wetlands and are due to the filling of wetlands to create roadways and lots. Mitigation for these impacts is proposed to be completed through the purchase of wetland credits from private wetland banks. The wetland impacts and mitigation are required to be permitted under the Wetland Conservation Act (WCA) and the US Army Corps of Engineers Section 404 permits. Wright County SWCD is responsible for reviewing and approving the WCA permit. This permit review is ongoing and approval is anticipated in July or August. The City is participating in the WCA permit review and approval process because the City will be responsible for ensuring the permit conditions are met once the orderly annexation process for the development is completed. Permit conditions the City will need to review and approve include wetland credit purchases and the annual wetland mitigation monitoring. Wetland buffers are also required to be established around the remaining wetlands under City ordinance. Wetland buffers are natural, native vegetation strips of land above wetland boundaries. These areas may include trailways. These buffers are required to be placed within an outlot or easement. The developer is required to maintain wetland buffers until vegetation standards are met. The City will be responsible for ensuring wetland buffer vegetation standards are met per the wetland district section of the zoning ordinance. B. ALTERNATIVE ACTIONS Decision 1. Comprehensive Plan Amendment Motion to adopt Resolution No. PC-2019-016, recommending approval of the Comprehensive Plan Amendment to change the guided use of the subj ect property from "Urban Reserve" to "Places to Live,", based on the findings in said resolution and subj ect to conditions as incorporated in Exhibit Z. 2. Motion to deny adoption of Resolution No. PC-2019-016, based on findings identified by the Planning Commission. 16 Planning Commission Agenda — 07/02/2019 3. Motion to table action on Resolution No. PC-2019-016, subj ect to additional information from the applicant and/or Staff. Decision 2. Rezoning Motion to adopt Resolution No. PC-2019-017, recommending approval of the rezoning of the subject property from Agriculture to R-1, Single Family Residence, R-A, Residential Amenities District and PUD, Planned Unit Development, based on the findings in said resolution and subject to the conditions as incorporated in Exhibit Z. 2. Motion to deny adoption of Resolution No. PC-2019-017, based on findings identified by the Planning Commission. 3. Motion to table action on Resolution No. PC-2019-017, subj ect to additional information from the applicant and/or Staff. Decision 3. Preliminary Plat L Motion to adopt Resolution No. PC-2019-018, recommending approval of the Preliminary Plat for Haven Ridge, based on the findings in said resolution, and subj ect to the conditions as incorporated in Exhibit Z. 2. Motion to deny adoption of Resolution No. PC-2019-018, based on findings identified by the Planning Commission. 3. Motion to table action on Resolution No. PC-2019-018, subj ect to additional information from the applicant and/or Staff. C. STAFF RECOMMENDATION A decision regarding the requested Comprehensive Plan Amendment is considered a policy matter to be determined by City Officials. Findings of fact for recommendation of approval have been provided in the exhibit resolution. If City Officials are inclined to approve the Comprehensive Plan Amendment, Staff is supportive of the proposed arrangement uses and preliminary plat design. With this in mind, Staff recommends approval of the rezoning and preliminary plat subj ect to the conditions listed in Exhibit Z and based on the findings in the accompanying resolutions for rezoning and preliminary plat. D. SUPPORTING DATA A. Resolution PC-2019-016, Comprehensive Plan Amendment 17 B. C. D. E. F. G. H. I. J. K. L. M. N. O. P. Q� R. S. T. U. V. W. X. Z. Planning Commission Agenda — 07/02/2019 Resolution PC-2019-017, Rezoning Resolution PC-2019-018, Preliminary Plat Draft Ordinance No. 7XX Aerial Site Image Applicant Narrative Comprehensive Plan Exhibit Proposed Zoning Exhibit Cover Overall Boundary Existing Conditions Preliminary Plat Preliminary Site & Utility Plan Preliminary Grading, Drainage and Erosion Control Plan Tree Preservation Plan Landscape Plan Phasing Plan Park Exhibit Trail Corridor Exhibit Outlot Ownership Exhibit — Prepared by City Trail Location and Dedication Exhibit — Prepared by City Lot Area Tabulation City Engineering Department Letter, dated June 27th, 2019 Online Resources: a. Concept Sta�e PUD Proposal Submittal Review — Mav lst, 2018 b. Concept Sta�e PUD Proposal Minutes — Mav lst, 2018 c. Parks & Recreation Commission A�enda — June 27th, 2019 d. Environmental Assessment Worksheet — Ne�ative Declaration of Need for EIS, Citv Council — November 26th, 2018 e. Wetland Delineation Report £ Cultural Resources Inventory Conditions of Approval : Planning Commission Agenda — 07/02/2019 EXHIBIT Z Haven Ridge Comprehensive Plan Amendment, Rezoning & Preliminary Plat A. Approval of the Comprehensive Plan Amendment changing the land use guidance for the subj ect property from Urban Reserve to Places to Live, subj ect to the following conditions: 1. Final Approval of the Final Plat for Haven Ridge, including execution of the development agreement, and recording of said plat. 2. The City approves the requested Annexation and such annexation is processed by the Office of Administrative Hearings per the Monticello Orderly Annexation Agreement. B. Rezoning of the subject site from Agricultural to R-1, Single Family Residence, R-A, Residential Amenities and PUD, Planned Unit Development subj ect to the following conditions: 1. The City approve the requested Comprehensive Plan Amendment. 2. The applicants provide legal descriptions of the areas to which the proposed three zoning designations are to be applied. The zoning designations take effect concurrent with the City approval of the preliminary plat. 4. The City approves the requested Annexation and such annexation is processed by the Office of Administrative Hearings per the Monticello Orderly Annexation Agreement. C. Approval of the Haven Ridge preliminary plat subject to the following conditions: The City approve the requested Annexation, Comprehensive Plan Amendment and rezoning actions. 2. Applicants petition separately (with property owners as necessary) for requested right of way vacations, concurrent with submission of final plat application. Compliance with comments of the City Engineer related to wetland buffer areas along with appropriate cover treatments and management, including easements. Alterations to wetland boundaries or buffer requirements may result in reconsideration of the Preliminary Plat and permitting as required. 19 Planning Commission Agenda — 07/02/2019 4. The applicants submit a revised Preliminary Plat consistent with the conditions as ultimately approved by the City Council. 5. Compliance with the City Engineer's comment and recommendation regarding street-related issues per the letter of June 27th, 2019, including the design of the proposed roundabout. 6. Direct lot access shall be prohibited for the following lots: Along Fallon Avenue: Lot 1, Block 1 Lots 1-3, Block 2 Lot 1, Block 3 Lots 1 &2, Block 4 Along 85th Street: Lots 13-20, Block 29 Lots 1-9, Block 30 Lots 1-4 Block 25 Along Eisele Avenue: Lot 5& Lots 8-11, Block 25 7. Verification of lot size compliance pursuant to any changes in street dedications required by the City Engineer. 8. Eliminate the "eyebrow" street design in the northwest corner of the plat. 9. The applicants demonstrate compliance with R-1 District lot width requirements (for lots zoned R-1) by providing additional information related to lot width averaging. 10. The R-A District front yard setback requirements referenced on the preliminary plat be changed from 30 to 35 feet as required by the Ordinance. 11. The applicants provide sketch plan alternatives demonstrating use development, and access to the outlot remnants in the northeast portion of the plat. 12. The applicants provide additional information, based on the PUD size standards, which demonstrate compliance with R-3 District lot area 20 Planning Commission Agenda — 07/02/2019 requirements. Such information shall be subject to review and verification by the City Engineer. 13. The submitted townhome development plans be modified to correctly reference R-3 District setback requirements as well as parking supply and locations as a part of the amended plans provided for the Development Stage PUD application. 14. The submitted landscape plan be revised to demonstrate compliance with the minimum caliper inch requirements for canopy trees (4 aggregate caliper inches per lot) 15. The landscaping plan be revised to provide for native plantings and cover in powerline corridors and wetland areas per recommendations of the Parks Superintendent. 16. The landscaping plan be revised to include tree protection mitigation for the loss of specimen trees, to be planted in locations per the recommendation of the Parks Superintendent. 17. Within the townhome area of the site, at least three evergreen trees per acre and at least two shrubs per each 10 feet of building perimeter shall be provided. Compliance with such requirements shall be demonstrated upon a revised landscape plan. 18. The applicant provide a financial security which guarantees live growth of the plant materials for a two (2) year period from the date of installation. 19. Compliance with issues related to grading, drainage and utilities, subj ect to comment and recommendation by the City Engineer, according to the Engineer's letter dated June 27th, 2019. 20. Address outstanding comments of the Environmental Assessment Worksheet. 21. The developer will demonstrate compliance to the extent possible with ordinance requirements for burying of overhead powerlines and all new utility lines serving the plat shall be placed in accordance with ordinance and City standards. 22. To provide a pedestrian connection to the northern half of the subdivision, an additional trail be provided within Outlot G along the west side of wetland. 23. Park dedication requirements are satisfied according to each phased final plat, and as regulated by a development agreement. 21 Planning Commission Agenda — 07/02/2019 24. Developer and City identify ownership and management requirements of all outlots transferring ownership as necessary. 25. Consideration of comments of other City Staff. 22 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-016 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF A COMPREHENSIVE PLAN AMENDMENT FROM "URBAN RESERVE" TO "PLACES TO LIVE", FOR "HAVEN RIDGE", A 213 ACRE RESIDENTIAL PLAT IN SECTIONS 23, 24, AND 26 OF TWP 121, RANGE 025 PIDs: 213-100-234101; 213-100-234103; 213-100-242200 WHEREAS, the applicant has submitted a request to amend the Land Use Map of the Comprehensive Plan from "Urban Reserve" to "Places to Live"; and WHEREAS, the applicant concurrently seeks to extend utilities and develop the property for a mix of single family residential uses and townhouses; and WHEREAS, the property is located within the Monticello Orderly Annexation Area, and subject to the MOAA agreement between the City and Town of Monticello; and WHEREAS, the site is contiguous to the City boundaries, the developer has presented plans to extend municipal utilities, and meet other requirements of the MOAA agreement; and WHEREAS, the proposed Comprehensive Plan amendment and development plan is consistent with the requirements and process for annexation under the MOAA agreement; and WHEREAS, the provision of low density housing in the area provides for uses consistent with the City's Comprehensive Plan policies for land use and incorporation of natural features; and WHEREAS, the City conducted an Environmental Assessment Worksheet for the project identifying potential environmental impacts, and WHEREAS, the proj ect to be developed pursuant to the Comprehensive Plan Amendment will be able to meet each of the mitigation requirements of the EAW; and WHEREAS, the Planning Commission held a public hearing on July 2"d, 2019 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-016 WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 2 3 � The Comprehensive Plan amendment provides an appropriate means of furthering both the intent and the specific goals and policies for housing as identified in the Comprehensive Plan, generally and for the subj ect site. The site qualifies for annexation under the MOAA. The use of the site(s) for low density housing is consistent with the long-term expectations for housing in the area, and for future surrounding land uses. The proposed use will have positive impacts on municipal public services, including extensions of sewer, water, stormwater treatment. The proposed utility and street improvements resulting from the Comprehensive Plan Amendment will facilitate the long-term plans for development of such systems to protect and improve public safety. The ultimate development of the site will be required to meet the regulations of the various zoning districts, as reviewed and recommended or modified by the Planning Commission and City Council. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Comprehensive Plan Amendment, based on the findings listed above and subject to the following conditions. 1. Final Approval of the Final Plat for Haven Ridge, including execution of the development agreement, and recording of said plat. 2. The City approves the requested Annexation and such annexation is processed by the Office of Administrative Hearings per the Monticello Orderly Annexation Agreement. ADOPTED this 2nd day of July, 2019, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING CONINIISSION : ATTEST: 2 Chair CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-016 Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-017 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF REZONING FROM "A-O", (AGRICULTURE OPEN SPACE) TO "R-A", (RESIDENTIAL- AMENITIES DISTRICT), "R-1", (SINGLE FAMILY RESIDENCE DISTRICT), AND "PUD" (PLANNED UNIT DEVELOPMENT DISTRICT) FOR "HAVEN RIDGE" PIDs: 213-100-234101; 213-100-234103; 213-100-242200 WHEREAS, the applicant has submitted a request to amend the Land Use Map of the Comprehensive Plan from "Urban Reserve" to "Places to Live"; and WHEREAS, the applicant concurrently seeks to extend utilities and develop the property for a mix of single family residential uses and townhouses; and WHEREAS, the applicant proposes to plat the property into a series of single family and townhouse lots for purposes of residential development; and WHEREAS, the applicant proposes to develop the plat and property consistent with the requirements of the R-A, Residential Amenities, R-1, Single Family Residence, and PUD, Planned Unit Development Districts; and WHEREAS, the property is located within the Monticello Orderly Annexation Area, and subject to the MOAA agreement between the City and Town of Monticello; and WHEREAS, the site is contiguous to the City boundaries, the developer has presented plans to extend municipal utilities, and meet other requirements of the MOAA agreement; and WHEREAS, the proposed development plan is consistent with the requirements and process for annexation under the MOAA agreement; and WHEREAS, the provision of low density housing in the area provides for uses consistent with the City's Comprehensive Plan policies for land use and incorporation of natural features; and WHEREAS, the City conducted an Environmental Assessment Worksheet for the proj ect identifying potential environmental impacts, and WHEREAS, the proj ect to be developed pursuant to the Comprehensive Plan Amendment will be able to meet each of the mitigation requirements of the EAW; and CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-017 WHEREAS, the proposed plat and development plan are consistent with the requirements of the proposed zoning districts, subject to compliance with the conditions recommended by Planning Commission and final approvals to be considered by the City Council; and WHEREAS, the Planning Commission held a public hearing on July 2"d, 2019 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 2 3 L� The Comprehensive Plan amendment provides an appropriate means of furthering both the intent and the specific goals and policies for housing as identified in the Comprehensive Plan, generally and for the subj ect site. The site qualifies for annexation under the MOAA. The use of the site(s) for low density housing is consistent with the long-term expectations for housing in the area, and for future surrounding land uses. The proposed use will have positive impacts on municipal public services, including extensions of sewer, water, stormwater treatment. The proposed utility and street improvements resulting from the Comprehensive Plan Amendment will be facilitate the long-term plans for development of such systems to protect and improve public safety. The ultimate development of the site will be required to meet the regulations of the various zoning districts, as reviewed and recommended or modified by the Planning Commission and City Council. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Rezoning based on the findings listed above and subj ect to the following conditions. 1. The City approve the requested Comprehensive Plan Amendment. 2. The applicants provide legal descriptions of the areas to which the proposed three zoning designations are to be applied. The zoning designations take effect concurrent with the City approval of the preliminary plat. 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-017 1. The City approves the requested Annexation and such annexation is processed by the Office of Administrative Hearings per the Monticello Orderly Annexation Agreement. ADOPTED this 2nd day of July, 2019, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING CONINIISSION : Chair ATTEST: Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-018 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF A PRELIMINARY PLAT FOR HAVEN RIDGE A 213 ACRE RESIDENTIAL PLAT IN SECTIONS 23, 24, AND 26 OF TWP 121, RANGE 025 PIDs: 213-100-234101; 213-100-234103; 213-100-242200 WHEREAS, the applicant seeks to develop property within the Monticello Orderly Annexation Area, subj ect to annexation, Comprehensive Plan amendment, and rezoning; and WHEREAS, the applicant has submitted a request to plat said property into a series of single family lots, a series of outlots for varied purposes, public streets and trails, and townhouse lots and common areas; and WHEREAS, the site is guided as "Urban Reserve", pending approval of the proposed amendment to "Places to Live" in the City's Comprehensive Plan; and WHEREAS, the proposed Plat is consistent with the long-term use and development of the property for residential uses; and WHEREAS, the proposed Plat is consistent with the requirements of the various proposed zoning districts, subject to conditions recommended by the Planning Commission and required by the City Council; and WHEREAS, the Planning Commission held a public hearing on July 2"d, 2019 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: The Plat provides an appropriate means of furthering the intent of the Comprehensive Plan for the site by continuing the development plans for residential use. 2. The proposed improvements on the site under the Preliminary Plat are consistent with the needs of the development in this location as a low density residential area. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-018 3. The improvements will facilitate the logical extension of municipal public services, including sewer, water, stormwater treatment, and streets which have been planned to serve the property for the development as proposed. 4.. The Plat is consistent with the intent of the City's economic development objectives, as well as with the intent of the City's zoning regulations. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Preliminary Plat for Haven Ridge, subj ect to the conditions listed in Exhibit Z of the staff report as follows: The City approve the requested Annexation, Comprehensive Plan Amendment and rezoning actions. 2. Applicants petition separately (with property owners as necessary) for requested right of way vacations, concurrent with submission of final plat application. 3. Compliance with comments of the City Engineer related to wetland buffer areas along with appropriate cover treatments and management, including easements. Alterations to wetland boundaries or buffer requirements may result in reconsideration of the Preliminary Plat and permitting as required. 4. The applicants submit a revised Preliminary Plat consistent with the conditions as ultimately approved by the City Council. 5. Compliance with the City Engineer's comment and recommendation regarding street-related issues per the letter of June 26th, 2019, including the design of the proposed roundabout. 6. Direct lot access shall be prohibited for the following lots: Along Fallon Avenue: Lot 1, Block 1 Lots 1-3, Block 2 Lot 1, Block 3 Lots 1 &2, Block 4 Along 85th Street: Lots 13-20, Block 29 Lots 1-9, Block 30 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-018 Lots 1-4 Block 25 Along Eisele Avenue: Lot 5& Lots 8-11, Block 25 7. Verification of lot size compliance pursuant to any changes in street dedications required by the City Engineer. 8. Eliminate the "eyebrow" street design in the northwest corner of the plat. 9. The applicants demonstrate compliance with R-1 District lot width requirements (for lots zoned R-1) by providing additional information related to lot width averaging. 10. The R-A District front yard setback requirements referenced on the preliminary plat be changed from 30 to 35 feet as required by the Ordinance. 11. The applicants provide sketch plan alternatives demonstrating use development, and access to the outlot remnants in the northeast portion of the plat. 12. The applicants provide additional information, based on the PUD size standards, which demonstrate compliance with R-3 District lot area requirements. Such information shall be subject to review and verification by the City Engineer. 13. The submitted townhome development plans be modified to correctly reference R-3 District setback requirements as well as parking supply and locations as a part of the amended plans provided for the Development Stage PUD application. 14. The submitted landscape plan be revised to demonstrate compliance with the minimum caliper inch requirements for canopy trees (4 aggregate caliper inches per lot) 15. The landscaping plan be revised to provide for native plantings and cover in powerline corridors and wetland areas per recommendations of the Parks Superintendent. 16. The landscaping plan be revised to include tree protection mitigation for the loss of specimen trees, to be planted in locations per the recommendation of the Parks Superintendent. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-018 17. Within the townhome area of the site, at least three evergreen trees per acre and at least two shrubs per each 10 feet of building perimeter shall be provided. Compliance with such requirements shall be demonstrated upon a revised landscape plan. 18. The applicant provide a financial security which guarantees live growth of the plant materials for a two (2) year period from the date of installation. 19. Compliance with issues related to grading, drainage and utilities, subject to comment and recommendation by the City Engineer, according to the Engineer's letter dated June 27th, 2019. 20. Address outstanding comments of the Environmental Assessment Worksheet. 21. To provide a pedestrian connection to the northern half of the subdivision, an additional trail be provided within Outlot G along the west side of wetland. 22. Park dedication requirements are satisfied according to each phased final plat, and as regulated by a development agreement. 23. Developer and City identify ownership and management requirements of all outlots transferring ownership as necessary. 24. Consideration of comments of other City Staff. ADOPTED this 2"d day of July, 2019, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING CONINIISSION : ATTEST: Sam Murdock, Chair Angela Schumann, Community Development Director 0 ORDINANCE NO. 7XX CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, BY REZONING THE FOLLOWING PROPERTY FROM A-O, AGRICULTURE OPEN SPACE DISTRICT TO R-A, RESIDENTIAL AMENITIES, R-1, SINGLE FAMILY RESIDENCE, AND PUD, PLANNED UNIT DEVELOPMENT DISTRICT: PIDs: 213-100-234101; 213-100-234103; 213-100-242200 THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. The zoning map of the City of Monticello is hereby amended to rezone the following described parcel from A-O, Agriculture Open Space District to R-A, R- 1, and PUD Districts, pursuant to the zoning plan of Haven Ridge as approved by I the City Council: PID NUMBERS: 213-100-234101; 213-100-234103; 213-100-242200 Legal Description: See Attached Exhibit A Section 2. The City Clerk is hereby directed to mark the official zoning map to reflect this ordinance. The map shall not be republished at this time. Section 3. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. Section 4. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BYthe Monticello City Council this _ day of , 2019. Brian Stumpf, Mayor 1 ATTEST: Jeff O'Neill, Administrator AYES: NAYS: ORDINANCE NO. 7XX ORDINANCE NO. 7XX � � a i � � .� � L � � f� � O � � -I Q � � N � O :--� r-I � � � � N � O � � O � � f'6 � N a o � o � M � � r-I O N N � � O � � �--� N � ' � � � O � � M Q N � r-I � � a � Q N � O U � L M rl O c� � � N a � — � — � � N = � � , �� N � I U �' �/�i b�,p N Q J � i � c'6 � �� J � N e� --f''a: -. dcV° - ' ry •.S G C �LL � N :�.�_ ��.:�;ti ��;�;�y' � � � ,. ;3nd rvost8= � � � W �.. Z � _ . ��. � ��, � ' � � :'��:-�' ov ��` 0 - 3N �nd �N�NN3� - - � - : tv . �f � � �' I � ,.a ��? I9 M �•N � ,=�,it7 * � � �, �, i_ p LL.6 CW k�' ` . Cv,l �. . O ,. .,:.Z f . .C7 °x i � 4 . � ,Ca k �.. � ��.��1 � ; �', � � N `�' � � � _ �u~-, .. c�v � � •` °° ` c� �` d. . `�►, �.� . . . o , �=_ ,. cw � , _ � ., c� � � �- �- „ ' � �� . �•anu-. � c 7 , !,� C? I � A , '�' 4 r� �'� � C7 a ¢°; �J ' � � ro'� � �,,� �', . 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We intend on working with several different Builders . Ideally we would like to complete the project over the next 5-10 years. We have a basic understanding of the city of Monticello fees associated with Haven Ridge Development and are in agreement with the fee schedule proposed. 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(acres) Zoning Outlot Area (sq.ft) Area (acres) 1 1 28,966 0.66 91.5 12,316 0.28 R-1 A 41,463 0.95 2 1 17,139 039 80.6 7,273 0.17 R-1 B 87,235 2.00 3 1 14,400 033 80.0 6,000 0.14 R-1 C 198,161 4.55 4 1 14,400 033 80.0 6,000 0.14 R-1 D 298,634 6.86 5 1 14,400 033 80.0 6,000 0.14 R-1 E 71,275 1.64 6 1 14,400 033 80.0 6,000 0.14 R-1 F 124,556 2.86 7 1 14,400 033 80.0 6,000 0.14 R-1 G 793,825 18.22 8 1 14,400 033 80.0 6,000 0.14 R-1 H 13,734 032 9 1 14,400 033 80.0 6,000 0.14 R-1 I 91,664 2.10 10 1 14,400 033 80.0 6,000 0.14 R-1 1 82,279 1.89 11 1 14,400 033 80.0 6,000 0.14 R-1 K 59,782 137 12 1 14,400 033 80.0 6,000 0.14 R-1 L 29,856 0.69 13 1 14,400 033 80.0 6,000 0.14 R-1 M 308,432 7.08 14 1 16,661 038 88.2 8,025 0.18 R-1 N 136,600 3.14 Total: 221,166 5.08 93,614 2.15 O 22,258 0.51 1 2 25,294 0.58 90.0 11,400 0.26 R-1 P 240,803 5.53 2 2 22,314 0.51 82.5 9,773 0.22 R-1 Q 98,275 2.26 3 2 19,711 0.45 82.0 7,121 0.16 R-1 R 1,027,870 23.60 4 2 19,332 0.44 82.0 9,375 0.22 R-1 Total: 3,726,702 85.55 5 2 23,701 0.54 82.0 13,340 031 R-1 6 2 18,060 0.41 1453 7,784 0.18 R-1 7 2 15,769 036 80.0 11,456 0.26 R-1 8 2 20,176 0.46 80.0 11,155 0.26 R-1 9 2 21,104 0.48 80.0 12,161 0.28 R-1 10 2 19,346 0.44 80.0 10,843 0.25 R-1 11 2 17,588 0.40 80.0 9,524 0.22 R-1 12 2 15,814 036 81.4 8,192 0.19 R-1 13 2 14,315 033 100.7 6,993 0.16 R-1 14 2 14,390 033 140.9 6,945 0.16 R-1 Total: 266,914 6.13 136,062 3.12 1 3 13,875 032 92.5 5,625 0.13 R-1 2 3 12,375 0.28 82.5 5,625 0.13 R-1 3 3 12,375 0.28 82.5 5,625 0.13 R-1 4 3 12,623 0.29 803 5,771 0.13 R-1 5 3 14,694 034 84.8 7,050 0.16 R-1 6 3 19,051 0.44 83.2 10,243 0.24 R-1 7 3 23,474 0.54 833 15,120 035 R-1 8 3 21,484 0.49 83.2 10,935 0.25 R-1 9 3 14,790 034 82.9 7,246 0.17 R-1 10 3 14,696 034 96.4 7,229 0.17 R-1 11 3 14,195 033 94.0 6,864 0.16 R-1 12 3 12,563 0.29 94.7 5,617 0.13 R-1 13 3 12,237 0.28 103.1 5,356 0.12 R-1 14 3 12,368 0.28 99.5 5,479 0.13 R-1 15 3 13,527 031 106.4 5,416 0.12 R-1 16 3 15,962 037 116.0 8,106 0.19 R-1 17 3 12,948 030 83.0 5,965 0.14 R-1 18 3 13,420 031 80.4 6,372 0.15 R-1 19 3 14,559 033 80.0 7,284 0.17 R-1 20 3 21,858 0.50 80.0 8,991 0.21 R-1 Total: 303,074 6.96 145,919 3.35 1 4 14,850 034 90.0 5,100 0.12 R-1 2 4 20,411 0.47 81.7 8,147 0.19 R-1 3 4 16,028 037 80.2 7,258 0.17 R-1 4 4 15,857 036 80.0 5,304 0.12 R-1 5 4 14,920 034 793 6,696 0.15 R-1 6 4 17,237 0.40 96.6 7,273 0.17 R-1 7 4 19,993 0.46 158.4 10,509 0.24 R-1 8 4 13,254 030 83.4 4,068 0.09 R-1 9 4 12,307 0.28 80.7 4,579 0.11 R-1 10 4 12,465 0.29 80.1 5,590 0.13 R-1 11 4 11,238 0.26 80.1 4,480 0.10 R-1 12 4 11,977 0.27 80.9 4,415 0.10 R-1 13 4 12,209 0.28 80.4 5,275 0.12 R-1 14 4 12,012 0.28 823 5,167 0.12 R-1 15 4 11,846 0.27 823 5,014 0.12 R-1 16 4 11,827 0.27 90.0 4,284 0.10 R-1 17 4 15,392 035 99.4 7,939 0.18 R-1 18 4 11,598 0.27 75.0 4,132 0.09 R-1 19 4 13,876 032 75.0 5,419 0.12 R-1 20 4 13,828 032 75.0 4,694 0.11 R-1 21 4 13,958 032 75.0 6,559 0.15 R-1 22 4 12,639 0.29 75.0 4,570 0.10 R-1 23 4 13,359 031 80.2 5,629 0.13 R-1 24 4 15,193 035 80.1 7,235 0.17 R-1 25 4 11,600 0.27 80.0 5,100 0.12 R-1 26 4 11,600 0.27 80.0 5,100 0.12 R-1 27 4 11,725 0.27 80.0 5,173 0.12 R-1 28 4 12,752 0.29 80.2 5,768 0.13 R-1 29 4 13,123 030 80.1 6,066 0.14 R-1 30 4 13,116 030 80.1 6,061 0.14 R-1 31 4 12,415 0.29 803 5,710 0.13 R-1 32 4 12,428 0.29 92.6 5,736 0.13 R-1 33 4 12,962 030 117.0 5,850 0.13 R-1 Total: 449,995 10.33 189,900 436 1 5 2,930 0.07 - - R-3 2 5 2,439 0.06 - - R-3 3 5 2,930 0.07 - - R-3 Total: 8,299 0.19 - - - 1 6 2,812 0.06 - - R-3 2 6 2,432 0.06 - - R-3 3 6 2,432 0.06 - - R-3 4 6 2,812 0.06 - - R-3 Total: 10,488 0.24 - - - 1 7 2,811 0.06 - - R-3 2 7 2,431 0.06 - - R-3 3 7 2,811 0.06 - - R-3 Total: 8,053 0.18 - - - 1 8 2,958 0.07 - - R-3 2 8 2,598 0.06 - - R-3 3 8 2,874 0.07 - - R-3 Total: 8,430 0.19 - - - 1 9 2,812 0.06 - - R-3 2 9 2,432 0.06 - - R-3 3 9 2,816 0.06 - - R-3 4 9 2,945 0.07 - - R-3 5 9 2,615 0.06 - - R-3 6 9 3,119 0.07 - - R-3 7 9 3,150 0.07 - - R-3 8 9 2,809 0.06 - - R-3 9 9 3,161 0.07 - - R-3 10 9 3,012 0.07 - - R-3 11 9 2,482 0.06 - - R-3 12 9 2,878 0.07 - - R-3 Total: 34,231 0.79 - - - 1 10 2,878 0.07 - - R-3 2 10 2,455 0.06 - - R-3 3 10 2,878 0.07 - - R-3 Total: 8,211 0.19 - - - 1 11 2,878 0.07 - - R-3 2 11 2,455 0.06 - - R-3 3 11 2,878 0.07 - - R-3 Total: 8,211 0.19 - - - 1 12 2,905 0.07 - - R-3 2 12 2,442 0.06 - - R-3 3 12 2,443 0.06 - - R-3 4 12 2,905 0.07 - - R-3 Total: 10,695 0.25 - - - 1 13 2,812 0.06 - - R-3 2 13 2,432 0.06 - - R-3 3 13 2,432 0.06 - - R-3 4 13 2,820 0.06 - - R-3 Total: 10,496 0.24 - - - 1 14 2,812 0.06 - - R-3 2 14 2,432 0.06 - - R-3 3 14 2,812 0.06 - - R-3 Total: 8,056 0.18 - - - 1 15 2,812 0.06 - - R-3 2 15 2,432 0.06 - - R-3 3 15 2,812 0.06 - - R-3 Total: 8,056 0.18 - - - 1 16 2,853 0.07 - - R-3 2 16 2,504 0.06 - - R-3 3 16 2,852 0.07 - - R-3 Total: 8,209 0.19 - - - 1 17 2,812 0.06 - - R-3 2 17 2,432 0.06 - - R-3 3 17 2,812 0.06 - - R-3 Total: 8,056 0.18 - - - 1 18 2,812 0.06 - - R-3 2 18 2,432 0.06 - - R-3 3 18 2,432 0.06 - - R-3 4 18 2,812 0.06 - - R-3 Total: 10,488 0.24 - - - 1 19 2,812 0.06 - - R-3 2 19 2,432 0.06 - - R-3 3 19 2,812 0.06 - - R-3 Total: 8,056 0.18 - - - 1 20 3,042 0.07 - - R-3 2 20 2,459 0.06 - - R-3 3 20 2,812 0.06 - - R-3 Total: 8,313 0.19 - - - 1 21 2,812 0.06 - - R-3 2 21 2,432 0.06 - - R-3 3 21 2,812 0.06 - - R-3 Total: 8,056 0.18 - - - 1 22 2,811 0.06 - - R-3 2 22 2,432 0.06 - - R-3 3 22 2,432 0.06 - - R-3 4 22 2,812 0.06 - - R-3 Total: 10,487 0.24 - - - 1 23 2,811 0.06 - - R-3 2 23 2,432 0.06 - - R-3 3 23 2,432 0.06 - - R-3 4 23 2,812 0.06 - - R-3 Total: 10,487 0.24 - - - 1 24 2,842 0.07 - - R-3 2 24 2,599 0.06 - - R-3 3 24 3,291 0.08 - - R-3 Total: 8,732 0.20 - - - 1 25 14,692 034 90.0 4,949 0.11 R-1 2 25 14,064 032 80.8 4,568 0.10 R-1 3 25 17,247 0.40 80.0 5,693 0.13 R-1 4 25 27,843 0.64 80.0 12,693 0.29 R-1 5 25 18,623 0.43 80.0 6,505 0.15 R-1 6 25 16,555 038 128.1 6,740 0.15 R-1 7 25 14,911 034 80.1 7,295 0.17 R-1 8 25 15,752 036 80.1 6,447 0.15 R-1 9 25 13,415 031 80.1 4,934 0.11 R-1 10 25 13,016 030 80.1 4,675 0.11 R-1 11 25 12,960 030 80.1 5,545 0.13 R-1 Total: 179,078 4.11 - 70,044 1.61 1 26 12,679 0.29 80.1 5,802 0.13 R-1 2 26 12,679 0.29 80.1 5,802 0.13 R-1 3 26 12,679 0.29 80.1 5,802 0.13 R-1 4 26 12,679 0.29 80.1 5,802 0.13 R-1 5 26 12,132 0.28 82.7 5,473 0.13 R-1 6 26 12,603 0.29 85.5 5,835 0.13 R-1 7 26 12,738 0.29 90.4 5,903 0.14 R-1 8 26 12,461 0.29 90.1 5,701 0.13 R-1 9 26 12,458 0.29 90.1 5,698 0.13 R-1 10 26 11,806 0.27 893 5,148 0.12 R-1 11 26 13,653 031 107.7 6,220 0.14 R-1 Total: 138,567 3.18 63,186 1.45 1 27 15,903 037 120.9 6,960 0.16 R-A 2 27 16,388 038 128.2 8,229 0.19 R-A 3 27 16,013 037 125.0 7,988 0.18 R-A 4 27 15,000 034 100.0 7,200 0.17 R-A 5 27 15,000 034 100.0 7,200 0.17 R-A 6 27 15,000 034 100.0 7,169 0.16 R-A 7 27 17,504 0.40 1133 7,833 0.18 R-A Total: 110,808 2.54 52,579 1.21 1 28 20,841 0.48 105.2 8,338 0.19 R-A 2 28 20,700 0.48 91.0 10,379 0.24 R-A 3 28 17,710 0.41 91.0 9,143 0.21 R-A 4 28 17,328 0.40 100.5 8,380 0.19 R-A 5 28 15,477 036 96.7 7,540 0.17 R-A 6 28 16,885 039 91.0 8,555 0.20 R-A 7 28 15,403 035 90.2 7,606 0.17 R-A 8 28 14,285 033 913 6,905 0.16 R-A 9 28 14,451 033 983 6,744 0.15 R-A 10 28 15,290 035 92.6 7,506 0.17 R-A 11 28 16,113 037 93.2 8,038 0.18 R-A 12 28 16,926 039 95.8 8,564 0.20 R-A 13 28 15,257 035 95.4 7,536 0.17 R-A 14 28 17,906 0.41 96.1 9,235 0.21 R-A 15 28 17,257 0.40 92.1 8,847 0.20 R-A 16 28 19,523 0.45 100.0 10,266 0.24 R-A 17 28 18,208 0.42 80.0 9,805 0.23 R-1 18 28 15,000 034 80.0 7,323 0.17 R-1 19 28 12,541 0.29 80.0 5,774 0.13 R-1 20 28 12,465 0.29 80.0 5,717 0.13 R-1 21 28 12,767 0.29 80.0 5,917 0.14 R-1 22 28 13,286 031 80.0 6,300 0.14 R-1 23 28 14,202 033 80.0 6,976 0.16 R-1 24 28 14,395 033 80.0 6,005 0.14 R-1 25 28 14,360 033 84.4 6,042 0.14 R-1 26 28 14,266 033 83.5 5,954 0.14 R-1 27 28 15,939 037 92.9 5,861 0.13 R-1 Total: 428,781 9.84 - 205,256 4.71 1 29 15,753 036 90.0 5,702 0.13 R-1 2 29 14,005 032 80.0 5,703 0.13 R-1 3 29 14,006 032 80.0 5,705 0.13 R-1 4 29 14,008 032 80.0 5,706 0.13 R-1 5 29 14,010 032 80.0 5,708 0.13 R-1 6 29 14,012 032 80.0 5,709 0.13 R-1 7 29 14,014 032 80.0 5,710 0.13 R-1 8 29 14,016 032 80.0 5,712 0.13 R-1 9 29 14,017 032 80.0 5,713 0.13 R-1 10 29 14,223 033 80.0 5,829 0.13 R-1 11 29 15,856 036 80.0 6,955 0.16 R-1 12 29 15,849 036 80.0 6,297 0.14 R-1 13 29 26,561 0.61 75.1 11,690 0.27 R-1 14 29 17,475 0.40 76.0 6,398 0.15 R-1 15 29 14,589 033 80.0 5,883 0.14 R-1 16 29 13,701 031 80.0 5,382 0.12 R-1 17 29 12,825 0.29 80.0 4,808 0.11 R-1 18 29 12,800 0.29 80.0 4,800 0.11 R-1 19 29 12,800 0.29 80.0 4,800 0.11 R-1 20 29 14,400 033 90.0 4,800 0.11 R-1 Total: 298,920 6.86 - 119,010 2.73 1 30 14,400 033 90.0 4,800 0.11 R-1 2 30 12,800 0.29 80.0 4,800 0.11 R-1 3 30 12,800 0.29 80.0 4,800 0.11 R-1 4 30 12,800 0.29 80.0 4,800 0.11 R-1 5 30 12,800 0.29 80.0 4,800 0.11 R-1 6 30 12,801 0.29 80.0 4,800 0.11 R-1 7 30 12,801 0.29 80.0 4,800 0.11 R-1 8 30 12,801 0.29 80.0 4,800 0.11 R-1 9 30 14,495 033 90.0 4,838 0.11 R-1 Total: 118,498 2.72 43,238 0.99 1 31 13,936 032 99.6 5,679 0.13 R-1 2 31 11,709 0.27 82.9 5,240 0.12 R-1 3 31 11,709 0.27 82.9 5,240 0.12 R-1 4 31 11,709 0.27 82.9 5,240 0.12 R-1 5 31 11,709 0.27 82.9 5,240 0.12 R-1 6 31 11,709 0.27 82.9 5,240 0.12 R-1 7 31 11,749 0.27 82.9 5,271 0.12 R-1 8 31 12,179 0.28 85.0 5,511 0.13 R-1 9 31 12,081 0.28 803 5,433 0.12 R-1 10 31 12,105 0.28 81.0 5,440 0.12 R-1 11 31 11,990 0.28 80.2 5,388 0.12 R-1 12 31 12,853 030 80.2 5,910 0.14 R-1 13 31 12,918 030 80.2 5,956 0.14 R-1 14 31 12,860 030 80.2 5,926 0.14 R-1 15 31 12,849 0.29 80.2 5,920 0.14 R-1 16 31 14,804 034 903 6,148 0.14 R-1 17 31 20,314 0.47 136.7 9,393 0.22 R-1 18 31 12,193 0.28 85.8 5,519 0.13 R-1 19 31 12,205 0.28 85.8 5,528 0.13 R-1 20 31 12,150 0.28 85.8 5,484 0.13 R-1 21 31 12,116 0.28 84.7 5,465 0.13 R-1 22 31 12,070 0.28 80.0 5,452 0.13 R-1 23 31 12,217 0.28 80.0 5,519 0.13 R-1 24 31 12,234 0.28 80.0 5,496 0.13 R-1 25 31 11,995 0.28 80.0 5,371 0.12 R-1 26 31 13,051 030 80.2 6,000 0.14 R-1 27 31 13,034 030 80.1 6,011 0.14 R-1 28 31 12,882 030 80.1 5,917 0.14 R-1 29 31 13,201 030 80.2 6,108 0.14 R-1 30 31 14,881 034 903 6,213 0.14 R-1 Total: 383,412 8.80 172,258 3.95 1 32 13,139 030 90.0 5,121 0.12 R-1 2 32 12,772 0.29 803 5,771 0.13 R-1 3 32 14,359 033 80.6 6,847 0.16 R-1 4 32 13,968 032 80.4 6,613 0.15 R-1 5 32 13,844 032 80.8 6,370 0.15 R-1 6 32 12,706 0.29 80.6 5,564 0.13 R-1 7 32 14,130 032 80.6 6,693 0.15 R-1 8 32 12,583 0.29 80.1 5,749 0.13 R-1 9 32 12,718 0.29 80.0 5,848 0.13 R-1 10 32 12,718 0.29 80.0 5,848 0.13 R-1 11 32 12,578 0.29 80.0 5,746 0.13 R-1 12 32 12,578 0.29 80.0 5,746 0.13 R-1 13 32 12,718 0.29 80.0 5,848 0.13 R-1 14 32 12,199 0.28 80.1 5,532 0.13 R-1 15 32 12,100 0.28 80.5 5,449 0.13 R-1 16 32 12,914 030 96.5 6,014 0.14 R-1 17 32 14,052 032 128.0 6,433 0.15 R-1 18 32 13,811 032 102.6 5,678 0.13 R-1 19 32 12,000 0.28 80.0 5,400 0.12 R-1 20 32 12,000 0.28 80.0 5,400 0.12 R-1 21 32 12,000 0.28 80.0 5,400 0.12 R-1 22 32 12,000 0.28 80.0 5,400 0.12 R-1 23 32 12,000 0.28 80.0 5,400 0.12 R-1 24 32 12,000 0.28 80.0 5,400 0.12 R-1 25 32 12,000 0.28 80.0 5,400 0.12 R-1 26 32 12,192 0.28 85.1 5,515 0.13 R-1 27 32 12,407 0.28 104.5 5,623 0.13 R-1 28 32 12,686 0.29 104.5 6,029 0.14 R-1 29 32 12,701 0.29 93.6 6,033 0.14 R-1 30 32 12,626 0.29 80.0 5,835 0.13 R-1 31 32 12,000 0.28 80.0 5,400 0.12 R-1 32 32 12,000 0.28 80.0 5,400 0.12 R-1 33 32 12,000 0.28 80.0 5,400 0.12 R-1 34 32 12,000 0.28 80.0 5,400 0.12 R-1 35 32 11,600 0.27 80.0 5,086 0.12 R-1 36 32 11,200 0.26 80.0 4,800 0.11 R-1 37 32 11,200 0.26 80.0 4,800 0.11 R-1 38 32 11,642 0.27 80.0 5,115 0.12 R-1 39 32 10,932 0.25 72.4 4,769 0.11 R-1 Total: 487,073 11.18 - 219,875 5.05 1 33 11,327 0.26 72.4 5,002 0.11 R-A 2 33 12,434 0.29 80.0 5,667 0.13 R-A 3 33 12,467 0.29 80.0 5,681 0.13 R-A 4 33 12,156 0.28 80.0 5,515 0.13 R-A 5 33 12,249 0.28 83.5 5,572 0.13 R-A 6 33 12,245 0.28 83.5 5,569 0.13 R-A 7 33 12,245 0.28 83.5 5,569 0.13 R-A 8 33 12,110 0.28 80.4 5,479 0.13 R-A 9 33 13,002 030 101.0 6,048 0.14 R-A 10 33 12,874 030 110.1 5,992 0.14 R-A 11 33 16,601 038 130.0 8,455 0.19 R-1 12 33 16,188 037 107.0 8,110 0.19 R-1 13 33 17,159 039 112.7 8,916 0.20 R-1 14 33 17,088 039 103.5 8,774 0.20 R-1 15 33 16,417 038 100.0 8,308 0.19 R-1 16 33 16,332 037 105.9 8,172 0.19 R-1 17 33 17,023 039 115.8 8,735 0.20 R-1 18 33 15,998 037 1013 7,992 0.18 R-1 19 33 17,826 0.41 124.9 9,402 0.22 R-1 20 33 19,773 0.45 141.5 9,678 0.22 R-1 21 33 17,472 0.40 111.1 9,718 0.22 R-1 22 33 19,303 0.44 100.0 10,158 0.23 R-1 23 33 18,714 0.43 100.0 9,721 0.22 R-1 24 33 18,714 0.43 100.0 9,721 0.22 R-1 25 33 18,484 0.42 100.0 9,642 0.22 R-1 Total: 386,201 8.87 - 191,596 4.40 Total Lot: 3,976,597 91.29 TotalOutlot: 3,726,702 85.55 Total ROW: 1,615,138 37.08 TotalSite: 9,318,437 213.92 TotalSite Measured: 9,318,437 213.92 Difference: 0 0.00 � 0 U C� z w m � � z � � J 0 a a w z z � � W � z w > a a z w X 0 � wsb June 27, 2019 Mr. Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Haven Ridge Preliminary Plat Review City Project No. 2019-020 WSB Project No. R-011923-000 Dear Mr. Leonard: We have reviewed the preliminary plat and preliminary civil plans dated April 5, 2019 and submitted to the City on June 3, 2019, and have reviewed the stormwater management plan dated April 5, 2019 and submitted to the City on June 10, 2019, as prepared by Carlson McCain and offer the following comments: Preliminarv Plat 1 2 3 4 5 6 7 8 9 Revise the typical drainage and utility easement detail for side yard easements to 6 feet wide and fronUrear yard easements to 12 feet wide. Provide vicinity or location maps on the street and utility sheets with reference/shading on the map for that sheet's plan view. Label actual street names instead of Street A, B, etc. City to provide the street names. Outlot A should be platted as 85th St NE ROW. Provide adequate ROW to square up the intersection with Fallon Ave at Lot 1, Block1. Square ROW for intersecting streets (Street B/A, Street G/Eisele, Street I/H, etc). Sheet 14: Label Outlot N. Outlot B, C and F will not be City-owned. All other outlots shall be deeded to the City for stormwater management purposes. Street E in the townhome area shall have the required 100 ft horizontal radius. Provide a revised plan for the units and driveway locations. Adequate space for snow storage locations. City to provide details on sign posts to be installed in former conservation easements areas that the developer shall provide for the lots along the pond and wetlands. F:\Community Development Director\Boards & Commissions\Planning Commission\2019\Agenda\July\2C. Haven Ridge\Exh W.Ltr-m-leonard Haven Ridge 062719.docx Haven Ridge Preliminary Plat Review June 27, 2019 Page 2 10. Provide 50 feet of ROW for Edmonson Ave. 11. Remove Street J eyebrow. This is a maintenance concern with the tight radius and landscape island for public works and does not meet City design standards. 12. Trails can be located in the outlots and wetland buffer areas, however a separate trail easement document shall be recorded. All City owned outlots shall include drainage and utility easements encompassing them. 13. Streets to be vacated shall be shown as ROW on the preliminary plat to then be vacated with the final plat. Preliminarv Site and Utilitv Plan General 14. Show drainage and utility easements and label outlots. 15. Label wetland management #s. 16. Note that existing power lines are to be buried along the new streets where impacted. 17. Provide a removals plan sheet. Note existing wells, septic systems, fences, etc. to be removed in accordance with applicable agency permits. Streets/Pathwavs 18. Dimension street face to face of curb width. 19. Pathway on east side of Fallon Ave should be a 10-foot bituminous trail instead of 6 ft sidewalk. 20. Include 10-foot bituminous trail within the platted right of way on south side of 85th St, east side of Edmonson Ave and west side of Eisele Ave south of the roundabout. 21. Include 4 ft bituminous shoulders on 85th St, Fallon Ave, Eisele Ave and Edmonson Ave where these streets front the development. 22. Provide a trail along north side of townhome area, along the roundabout and approach streets and a connection to Hunters Crossing park (see sketch). 23. Sidewalks shall have 6" of concrete instead of 4" and comply with the City's standard detail plates for the typical section. Roundabout 24. The diameter of the roundabout appears to be about 135' which is adequate. 25. The splitter islands will need to be extended to a minimum of about 100'. Haven Ridge Preliminary Plat Review June 27, 2019 Page 3 26. The crosswalks should be pulled back a minimum of 25' from the roundabout yield line. The south leg of 85th Street does not have the adequate setback. Crosswalks shall be shown on all legs of the roundabout. 27. More work will need to be done with the grading of the roundabout. The roundabout circulatory lanes should go up at 2% to the central island/truck apron. 28. We will need to see truck turns and fast path analysis on a future submittal. 29. Provide a more detailed landscape plan. City to provide input. Sanitarv Sewer 30. Re-align sanitary sewer manholes to keep on street centerline and out of the wheel path. 31. Sanitary sewer manholes should be relocated outside of landscaped roundabouUmedians and shifted further into street. 32. Are all 8" sewers designed at minimum grade (0.40%)? 33. A 36" trunk sanitary sewer should be identified along the new Fallon Ave between 85th St and the north leg of the proposed roundabout. All other segments upstream should be 27". to be constructed at the minimum slope of 0.067%. 34. Shift trunk sanitary sewer line out of Eisele Ave street. 35. Extend 8" along Street N and Street N2 for potential future connection. 36. Shift sanitary sewer closer to Eisele Ave and outside of Lots 10 and 11, Block 26 easements. 37. Show connection from the temporary lift station to the future trunk main and associated stubs. 38. Provide a blown up detail of the lift station site and outlot dimensions. Provide elevations/grades on the detail. The City will review this to determine what dimensions are needed for equipment access. Watermain 39. Align the 16" trunk watermain out of roundabout area and align through Street E/F in the townhome area. 40. Upsize the 8" watermain to a 12" trunk main along Street G in lieu of extending trunk watermain along Eisele Ave south of the roundabout. 41. For the watermain connection at Farmstead Ave, replace 12" tee with 12x8 cross. Haven Ridge Preliminary Plat Review June 27, 2019 Page 4 42. Add a gate valve just east of Fallon Ave on Street A to isolate watermain for future watermain extension on Fallon Ave. 43. Include a 12x8" cross at proposed 8" watermain crossing on Fallon Ave at Farmstead Ave and 87th St for future 12" watermain extension on Fallon Ave. 44. Gate valves located at intersections shall be in line with the right of way. 45. All hydrants shall be located at property lines with a maximum 500-foot spacing. 46. All watermain bend degrees shall be noted on the plans and not exceed 45 degrees. 47. Consider adding another gate valve at approx. station 17+50 on Street A to there are gate valves on either side of the overhead power line corridor to isolate watermain if needed for construction and maintenance purposes. 48. Verify location of watermain connection on 87th Street. 49. Install 8" watermain on Street N2. 50. Hydrants from the 16" watermain shall be placed at high and low points for air relief and cleanout purposes. 51. Shift watermain closer to Eisele Ave and outside of Lots 10 and 11, Block 26 easements. 52. Label connection to existing watermain at Eisele and 85th St. 53. Shift trunk watermain out of Eisele Ave street. 54. The City will be revising its Design Manual to allow C-900 pipe for 8 inch diameter pipe and smaller. C-905 shall be used for 12" and 16" trunk watermains. Storm Sewer 55. Storm sewer mains shall be located within the street and not located in the boulevard at intersections. 56. Label pipe sizes. 57. Label outlots. 58. Provide 10- year storm sewer design. 59. Catch basin manholes are allowed to be deeper than 5 ft. The City will be revising the Design Manual addressing this item. 60. Consider having ponds designed to accommodate future road widening along Fallon Ave, 85th St, Edmonson, Eisele. 61. In order to cleanQet) and access the storm sewer lines, backyard catch basins shall be connected to a storm sewer that enters the catch basin at 90 degrees. Show all maintenance access routes. Haven Ridge Preliminary Plat Review June 27, 2019 Page 5 62. Eliminate FES's due to jetting capabilities and consider grading ditches to backyard catch basins. 63. Eliminate storm sewer extending along back yards (i.e. Street C, Block 3, plan sheets 19 and 23, etc.) and route storm sewer into the street or provide a maintenance access. Stormwater Manaqement 64. The site design must incorporate rate control onsite to match existing rates. The applicant is proposing the use of a series of ponds to meet rate control. An overall rate reduction from the site is met. 65. The site uses a series of infiltration and filtration ponds to provide the requires water quality treatment and 1.1" volume retention from new impervious. Soil borings indicate much of the site has D type soils and not conductive to infiltration. The Clay soils (CL and SC) tend to go down to a depth of 10-15 feet. Filtration should be considered for all ponds onsite to maximize the use and effectiveness of the water quality features. 66. Soil classifications from the geotechnical investigation can be used for preliminary design purposes, however confirmation infiltration testing of the constructed systems will be required. 67. Provide rational method calculations confirming adequacy of the storm sewer design for the 10-year storm event and connection to the existing storm sewer system. Calculations should adhere to the following guidelines: a. Minimum allowable velocity in closed conduit = 3.0 fps b. Maximum allowable velocity in closed conduit = 12.0 fps 68. 4-foot deep sump manhole to be provided in the last structure prior to entering filtration device from street drainage. 69. Proposed drainage map labels should be updated for Filtration Basin 10 and 20. 70. It does not appear as though drainage areas for Filtration Basins 10 and 20 are accurate. Storm sewer is not routed to theses filtration ponds, therefore the only area entering the filtration ponds is the rear yard sheet flow drainage. The street drainage and front yards do not enter the filtration basins, but rather enters P100. Please revise and review pond treatment calculations also. 71. Infiltration basin 40 and 50 are both located in rear yards and have very little impervious routed to them. Consider routing street drainage or additional impervious to maximum infiltration capacity for treatment. 72. Provide more detail on the filtration basin detail on the draintile, cleanouts, operations and maintenance. HvdroCAD Model 73. An infiltration rate of 0.5 inches per hour has been used in the pond calculations, this rate is not consistent with the soils identified in the soils borings onsite. Haven Ridge Preliminary Plat Review June 27, 2019 Page 6 74. In the HydroCAD model the directly connected impervious should be model separated, not a weighted CN. 75. For Pond 100, the outlet control detail shows an elevation of 949.2, while the HydroCAd is 949.3 and the NWL of the pond is identified as 949. Please clarify what the pond outleUNWL of this pond should be. 76. Pond 600 outlet on the grading plan indicates 0% slope, however the hydrocad model indicates a 0.26% slope. Please clarify. 77. Discharge from the site to the NW should be limited to what is identified in the city-wide hydrocad model. The city-wide hydrocad model indicates a 12-inch orifice discharge from the site to the northwest which correlates to the following flows (Atlas 14) 2-yr 1.73 cfs, 10- yr 4.11 cfs, 100-yr 6.92 cfs. Gradinq Plan 78. Label correct lots and block numbers consistent with the preliminary plat. 79. Label all Outlots. 80. Provide vicinity or location maps on the street and utility sheets with reference/shading on the map for that sheet's plan view. 81. Drainage swales shall be contained within drainage and utility easements along side yards between lots so that drainage is not draining directly to the adjacent home outside of the easements. Please review all lots to comply with this requirement and provide defined drainage swales within the easements. 82. A minimum vertical separation of 1.5 feet must be provided between the EOF and the low opening of a building. 83. All drainage swales should have a minimum 2% grade and noted as such on the plans. Lot 2, Block 1, lots between Street G and I, lots within Blocks 29 and 30 do not comply. 84. Label top of casting and inverts for all catch basins and storm sewer pipe sizes. 85. 2 ft between lowest opening and HWL is not achieved for lots in Blocks 32 and 26. 86. Verify that each lot has a minimum 30-foot yard area at a maximum 8:1 slope. 87. Show all storm sewer maintenance access routes for structures outside of the street. 88. Provide elevation for each lot corner on the grading plan. 89. Provide verification that retaining walls shown that are greater than 4- feet in height have been designed by a professional engineer. 90. Retaining walls are shown on private property (Lot 14, Block 1). Ownership and maintenance should be addressed. 91. Rear yard swale on the northern part of the site has a 0.5% grade. A minimum grade of 2% is required for drainage swales. Haven Ridge Preliminary Plat Review June 27, 2019 Page 7 92. Building opening must be 1.5-feet above the EOF of local basin, the following do not meet this requirement: a. 204, 206, 207, 209, 266 93. Low floor elevation must be 2-feet above the critical 100-yr HWL for major basins the following lots do not meet this requirement: a. 119, 120, 121, 122, 123 94. The EOF for W-5 is shown on the proposed drainage area maps, however please show this on the grading plans as well. 95. Clarify the EOF for Pond 600, the low point in the trail appears to be the EOF, but is not labeled. 96. Regrade 85th Street street removal area to incorporate with park on either side. 97. Pond slopes should be a maximum 4:1 slope. Landscape Plans 98. Native seed mix types for the ponds, infiltration and filtration areas will be further reviewed by the City. Details 99. Use City standard detail plates. 100. Label the lowest opening in the building detail. 101. Include draintile in typical sections of local streets. Include tracer wire and cleanouts every 200 feet. Consider providing tee's at lots that would potentially have sump pump discharge connections. 102. Typical Sections: a. Dimension face to face of curb. b. Fallon Ave street section- 10 ft bit trail on east side not sidewalk. 44 ft face to face (future). Add 4 ft bituminous shoulder. c. 85th St- 44 ft face to face, 10 ft bit trail on south side. Add 4 ft bituminous shoulder. d. Edmonson Ave and Eisele Ave- add typical sections to include 4 ft bituminous shoulder. e. Mix design for trails: 3" TYPE SP 9.5 WEAR COURSE MIX (2,B) (SPWEA240B). f. Mix design for local streets: 1'h" Type SP 9.5 Wearing Course Mixture SPWEA340C and 2" Type SP 12.5 Non-Wearing Course Mixture SPNWB330C. g. The mix design for the roundabout and approach streets will be provided to the applicant. h. 100% crushed is typically not needed for aggregate base. See City general specifications. Haven Ridge Preliminary Plat Review June 27, 2019 Page 8 Wetland Buffers 103. The MnRAM classification forthe wetlands were updated with the wetland replacement plan submitted to the SWCD. The wetland replacement plan management classifications should be used. The preliminary plat needs to be updated to show the correct management classifications and the correct buffer widths. 104. Under proposed conditions, five wetlands have lower water level than under existing conditions. This change in water elevation is a potential wetland impact and needs to be addressed in the wetland permit application. 105. All wetlands on the plans need to be labeled with the correct wetland Id. The minimum and maximum widths of each wetland buffer should be called out on the plan sheets in addition to the average width. 106. The proposed seed mix or other revegetation method of the wetland buffers needs to be shown for all wetland buffer areas. 107. Wetland buffers are required to be seeded with a native mix. Some locations are currently shown as seeded with MnDOT 25-131 which is not a native mix. 108. Sheet 25 is missing the wetland boundary east of Street A. 109. The wetland buffer around Wetland 5 shown on sheet 26 does not meet the 40' minimum required buffer width. 110. The wetland buffer around the public water wetland exceeds the 50' maximum buffer width. 111. The NWI GIS layer shows a wetland north of the power line corridor that is not identified in the wetland delineation report. It is understood that the wetland report governs. 112. If the area of the buffer has a preconstruction slope of 12 percent or greater, the buffer shall be at the applicable maximum width for the wetland classification. 113. The wetland buffer ordinance states that the city will obtain protective easements over or acquire fee title to wetlands as appropriate. 114. Prior to the City issuing a building permit, the developer needs to record a notice of the wetland buffer requirement against the title to the lot with the office of the Wright County Recorder or Registrar of Titles. 115. The use of a meandering buffer strip to maintain a natural appearance is encouraged but not required. 116. A permanent wetland buffer monument shall be installed and maintained at each lot line where it crosses a wetland buffer, and where needed to indicate the contour of the buffer, with a general location at every other lot. 117. Buffer vegetation performance standards will apply. Specific performance standards are available in the wetland district section of the zoning ordinance. Haven Ridge Preliminary Plat Review June 27, 2019 Page 9 118. During the first five years after initial planting, the developer shall submit an annual report documenting the progress for establishment of the buffer. Information about the content of the report are available in the wetland district section of the zoning ordinance. 119. The developer is required to replant any buffer vegetation that does not survive until the buffer is accepted by the City. 120. Water quality ponds may encroach in to required wetland buffer areas provided the amount of buffer encroached upon does not exceed 50 percent of the total area required for ponding. The amount of buffer encroached upon cannot exceed 50 percent of the total area required for buffering. Other Comments for Final Plat — Civil Plan Submittal 121. Provide plan and profile drawings for streeUstorm sewer and sanitary sewer/watermain. 122. Show driveway locations and grades. 123. Show utility services. 124. Provide a street lighting plan with final civil plans. 125. Mailbox locations will need to be coordinated with the post master and City street superintendent. 126. All flared-end section shall include grouted riprap and FES's. Sheet piling per city detail plate as applicable. 127. A note should be added to the plans that the City will not be responsible for any additional costs incurred that is associated with variations in the utility as-built elevations. These elevations shall be verified in the field prior to construction. 128. Provide a SWPPP. 129. A NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided with the grading permit or with the building permit application for review, prior to construction commencing. 130. Plans should comply with the requirements in the Design Manual-Plan Requirements and City General Specifications. Please have the applicant provide a written response addressing the comments above. Please give me a call at 612-360-1304 if you have any questions or comments regarding this letter. Sincerely, WSB . � ,�', �'ss� Haven Ridge Preliminary Plat Review June 27, 2019 Page 10 Shibani K. Bisson, PE Senior Project Manager Haven Ridge Site Monticello, Wright County, Minnesota Wetland Delineation Report P�epa�ed fo� Phoenix Development by Kjolhaug Environmental Services Company, Inc. (KES Project No. 2018-051) July 30, 2018 Haven Ridge Site Monticello, Wright County, Minnesota Wetland Delineation Report TABLE OF CONTENTS Title Page 1. WETLAND DELINEATION SUMMARY ....................................................................................2 2. OVERVIEW ...................................................................................................................................3 3. METHODS .....................................................................................................................................3 3.1 Wetland Delineation ..................................................................................................................3 3.2 Aerial Review for Offsite Hydrology Determinations .................................................................4 4. RESULTS .......................................................................................................................................5 4.1 Review of NWI, Soils, Public Waters and NHD Information ......................................................5 4.2 Wetland Determinations and Delineations ..................................................................................7 4.3 Other Areas .............................................................................................................................12 4.4 Aerial Review for Offsite Hydrology Determinations ...............................................................12 4.5 Request for Wetland Boundary and Jurisdictional Determination .............................................13 5. CERTIFICATION OF DELINEATION .....................................................................................14 TABLES Table 1. Wetlands delineated on the Haven Ridge Site Table 2. Aerial photograph interpretation codes .......... Table 3. Soil types mapped on the Haven Ridge Site .. Table 4. Offsite hydrology determinations .................. FIGURES 1. Site Location 2. Existing Conditions 3. National Wetlands Inventory 4. Soil Survey 5. DNR Public Waters Inventory 6. National Hydrography Dataset 7. Offsite Hydrology Assessment Areas APPENDICES A. Joint Application Form for Activities Affecting Water Resources in Minnesota B. Wetland Delineation Data Forms C. Precipitation Data D. Aerial Review for Offsite Hydrology Assessment E. Wetland Boundary Survey 1 .2 .4 .6 12 Haven Ridge Site Wetland Delinearion Report Haven Ridge Site Monticello, Wright County, Minnesota Wetland Delineation Report 1. WETLAND DELINEATION SUMMARY • The 215-acre Haven Ridge Site was inspected on May 23, 2018 for the presence and extent of wetland. • The National Wetlands Inventory (NWI) map showed nine wetlands within the property boundaries. • The soil survey showed Glencoe, Dorset-Almora, Forada and Isan-Isan as the main Hydric Soil types mapped on the property. • The DNR Public Waters Inventory showed one DNR Public Wetland (Unnamed 86-77 W) on the southern portion of the property corresponding to Wetland 8. • The National Hydrography Dataset showed three Lake/Ponds within the site boundaries. • Eleven wetlands delineated within the site boundaries are summarized below. Table 1. Wetlands delineated on the Haven Ridge Site Wetland Wetland Type Dominant Vegetation ID Circular 39 Cowardin Eggers and Reed 1 Type 1 PEM1A Seasonally Flooded Basin Reed canary grass, smartweed 2 Type 1 PEM1A Seasonally Flooded Basin �ual ragweed, reed canary grass, common lantain 3 Type 1 PEM1A Seasonally Flooded Basin Reed canary grass, smartweed 4 Type 1 PEM1A Seasonally Flooded Basin Annual ragweed, smartweed 5 Type 2/3/5 pEM1B/PEM1 Fresh Wet Meadow, Shallow Cattail, sedges, softstem bulrush, C/PABG Marsh, O en Water reed cana rass 6 Type 3 PEM1C Shallow Marsh Cattail, reed canary grass 7 Type 2 PEM1B Fresh Wet Meadow Sedges, meadow foa-tail, smartweed, s ikerush 8 Type 2/3/5 pEM1B/PEM1 Fresh Wet Meadow, Shallow Open water, cattail, reed canary C/PABG Marsh, O en Water rass, smartweed 9 Type 3 PEM1C Shallow Marsh River bulrush, smartweed, horsetail 10 Type 2 PEM1B Fresh Wet Meadow Reed canary grass, softstem bulrush 11 Type 3 PEM1C Shallow Marsh Reed canary grass, sedges, blue flag iris, sweet fla , water lantain 2 Haven Ridge Site 2. OVERVIEW Wetland Delinearion Report The 215-acre Haven Ridge Site was inspected on May 23, 2018 for the presence and e�tent of wetland. The property was located in Section 23, 24 & 26, Township 121 North, Range 25 West, City of Monticello, Wright County, Minnesota. The site was situated south of I-94 and east of Minnesota Highway 25 (Figure 1). The property corresponded to Wright County PIDs: 213100261200,213100234101,213100234102,213100242200. The site consisted of farm fields and fenced cattle pastures, with a single-family home in the center of the site. The cropland had been tilled and planted at the time of the field visit with corn and soy. Portions of the fields were planted with a hay crop of ineadow fo�tail. Site topography was relatively flat, with the highest portions near the center of the site sloping downhill to the west and east. Surrounding land use consisted of agricultural and single-family housing developments. Eleven wetlands were delineated within the site boundaries. The delineated wetland boundaries and existing conditions are shown on Figure 2. Appendix A of this report includes a Joint Application Form for Activities Affecting Water Resources in Minnesota, which is submitted in request for. (1) a wetland boundary and type determination under the Minnesota Wetland Conservation Act (WCA), and (2) delineation concurrence and an Approved Jurisdictional Determination (AJD) Section 404 of the Federal Clean Water Act. 3. METHODS 3.1 Wetland Delineation Wetlands were identified using the Routine Determination method described in the Cor�s of En i,e� Wetlands Delineation Manual (Waterways Experiment Station, 1987) and the Re�ional Su�lement to the Cor�s of En�ineers Wetland Delineation ManuaL Midwest Region (Version 2.0) as required under Section 404 of the Clean Water Act and the Minnesota Wetland Conservation Act. Wetland boundaries were identified as the upper-most e�tent of wetland that met criteria for hydric soils, hydrophytic vegetation, and wetland hydrology. Wetland-upland boundaries were marked with pin flags that were located by land surveyors from Carlson McCain. Soils, vegetation, and hydrology were documented at a representative location along the wetland- upland boundary. Plant species dominance was estimated based on the percent aerial or basal coverage visually estimated within a 30-foot radius for trees and vines, a 15-foot radius for the shrub layer, and a 5-foot radius for the herbaceous layer within the community type sampled. Haven Ridge Site Wetland Delinearion Report Soils were characterized to a minimum depth of 24 inches (unless otherwise noted) using a Munsell Soil Color Book and standard soil te�turing methodology. Hydric soil indicators used are from Field Indicators of Hvdric Soils in the United States (USDA Natural Resources Conservation Service (NRCS) in cooperation with the National Technical Committee for Hydric Soils, Version 7, 2010). Plants were identified using standard regional plant keys. Taxonomy and indicator status of plant species was taken from the 2015 National Wetland Plant List (U. S. Army Corps of Engineers 2014. National Wetland Plant List, version 3.2, Engineer Research and Development Center, Cold Regions Research and Engineering Laboratory, Hanover, NH). 3.2 Aerial Review for Offsite Hydrology Determinations Areas in agricultural cropland that exhibited potential wetland signatures on aerial photography and with low or depressional topography were reviewed generally following methods described in Usin� Aerial Imagerv to Assess Wetland Hvdrolo�v (Minnesota Board of Water and Soil Resources (BWSR) 2010) and Guidance for Submittal of Delineation Reports to the St. Paul District Corps of En�ineers and Wetland Conservation Act Local Governmental Units in Minnesota, Version 2.0 (USACE 2015). These methods use aerial photography and antecedent precipitation conditions to identify areas that have wetland hydrology signatures during periods of typical precipitation. Available years of Farm Service A�encX (FSA) aerial photography were reviewed for the site to determine long-term hydrology. In cases where additional aerial photography was relevant, available, and necessary to make hydrology determinations, we reviewed aerial photography from other sources such as the Minnesota Geospatial Information Office (MnGEO) and Goo�le Earth. Signatures at locations of potential wetlands on aerial photographs were interpreted and classified using seven codes (Table 2). Table 2. Aerial photograph interpretation codes Code Classi�cation CS Crop stress DO Drowned out NC Not cropped SW Standing water WS Wetland signature AP Altered pattern NV Normal vegetation This analysis used only aerial photographs taken following periods of precipitation within the normal range as determined using the Wetland Delineation Preci�itation Data Retrieval tool (Minnesota Climatology Office 2015). This tool classifies antecedent precipitation as Normal Haven Ridge Site Wetland Delinearion Report (N), Wet (W) or Dry (D) by comparing precipitation during the three months preceding the estimated date of aerial photography to the 30-year average from 1981-2010. 4. RESULTS 4.1 Review of NWI, Soils, Public Waters, and NHD Information The National Wetlands Inventorv (NWI� (Minnesota Geospatial Commons 2009-2014 and U. S. Fish and Wildlife Service) showed nine wetlands within the property boundaries (Figure 3). The Soil Survev (USDA NRCS 2015) showed Glencoe, Dorset-Almora, Forada and Isan-Isan as the main Hydric Soil types mapped on the property. Soil types are listed in Table 3 on the following page and a map showing soil types is included as Figure 4. Haven Ridge Site Table 3. Soil types mapped on the Haven Ridge Site Wetland Delinearion Report Symbol Soil Name Acres Area Hydric �Ydric Category 1377B Dorest-Two Inlets 50.06 23.3 0 Non-Hydric Predominantly Non- 1362B Angus 20.42 9.5 5 Hydric Predominantly Non- 1975 Oylen 20.24 9.4 10 Hydric 114 Glencoe 14.55 6.8 100 Hydric 375 Forada 14.33 6.7 95 Predominantly Hydric 1379B Dorset-Almora 11.89 5.5 0 H dric Predominantly Non- 406 Dorset 11.86 5.5 5 H dric 1942 Forada 11.21 5.2 100 H dric 261 Isan-Isan 10.88 5.1 95 Predominantl H dric Predominantly Non- 1037 Eckvollloam fine 7.20 3.4 3 H dric Predominantly Non- 143 8B Braham 6.77 3.1 5 H dric Predominantly Non- 106C2 Lester 6.34 2.9 2 Hydric W Water 5.54 2.6 0 Non-Hydric Predominantly Non- 1901B Angus-Le Sueur 5.13 2.4 10 Hydric Predominantly Non- D61A Hubbard-Verndale, 5.03 2.3 1 Hydric 1377C Dorest-Two Inlets 3.19 1.5 0 H dric Predominantly Non- 260 Duelm 3.03 1.4 7 H dric 1368 Southhaven 2.74 1.3 0 Non-H dric 109 Cordova 1.74 0.8 90 Predominantl H dric 106D2 Lester 1.54 0.7 0 Non-H dric 441 Almora 0.87 0.4 0 Non-H dric Klossner, Okoboji and 1080 Glencoe 0.75 0.3 100 H dric Predominantly Non- 1388B Terril 0.05 0.02 8 H dric The Minnesota DNR Public Waters Inventorv (Minnesota Department of Natural Resources 2015) showed one DNR Public Wetland (Unnamed 86-77 W) on the southern portion of the property corresponding to Wetland 8(Figure 5). The National Hydro�ra�hy Dataset (U.S. Geological Survey 2015) showed three Lake/Ponds within the site boundaries (Figure 6). Haven Ridge Site 4.2 Wetland Determinations and Delineations Wetland Delinearion Report Potential wetlands were evaluated during field observations on May 23, 2018. Eleven wetlands were identified and delineated on the property (Figure 2). Corresponding data forms are included in Appendix B. The following descriptions of the wetlands and adjacent uplands reflects conditions observed at the time of the field visit. Herbaceous vegetation and crops were actively growing. Precipitation conditions were drier than the normal range based on available 30-day rolling total precipitation and within the normal range based on three-month antecedent precipitation data (Appendix D). A wetland boundary survey prepared by Carlson McCain is included as Appendix E. Wetland 1 was a Type 1(PEM1A) seasonally flooded basin wetland located in the central portion of the property. The center of the wetland was dominated by reed canary grass with a lesser amount of smartweed. No inundation or surface saturation were observed, but two secondary indicators of hydrology (FAC-Neutral Test and Geomorphic Position) were met. This wetland covered 0.2 acres within the property boundaries. Adjacent upland consisted of ineadow dominated by brome, reed canary grass and weedy upland plant species. Primary and secondary hydrology indicators were not observed on the upland. The wetland boundary corresponded to a topographic rise and transition to an upland plant community. The wetland was not shown on the NWI map and was located in an area mapped as Forada Loam (Predominantly Hydric) on the soil survey. No inlets or outlets were observed within Wetland 1. Wetland 2 was a Type 1(PEM1A) seasonally flooded basin wetland located in the central portion of the property. The center of the wetland was dominated by reed canary grass with a lesser amount of smartweed. No inundation or surface saturation were observed, but two secondary indicators of hydrology (FAC-Neutral Test and Geomorphic Position) were met. This wetland covered 0.1 acres within the property boundaries. Adjacent upland consisted of heavily grazed meadow dominated by lamb's quarters, amaranth, red clover and ragweed. Primary and secondary hydrology indicators were not observed on the upland. The wetland boundary corresponded to topographic rise and a transition to a weedy upland plant community. This wetland was not shown on the NWI map and was located in an area mapped as Forada Loam (Predominantly Hydric) on the soil survey. No inlets or outlets were observed within Wetland 2. Wetland 3 was a Type 1(PEM1A) seasonally flooded basin wetland located in the central portion of the property. The center of the wetland was dominated by reed canary grass with a lesser amount of smartweed. No inundation or surface saturation were observed, but two secondary indicators of hydrology (FAC-Neutral Test and Geomorphic Position) were met. This wetland covered 0.05 acres within the property boundaries. Haven Ridge Site Wetland Delinearion Report Adjacent upland consisted of heavily grazed meadow dominated by lamb's quarters, amaranth, red clover and ragweed. Primary and secondary hydrology indicators were not observed on the upland. The wetland boundary corresponded to a topographic rise and a transition to a weedy upland plant community. The wetland was not shown on the NWI map and was located in an area mapped as Forada Loam (Predominantly Hydric) on the soil survey. Wetland 3 e�tended offsite to the south, but appeared to lack an outlet. Wetland 4 was a Type 1(PEM1A) seasonally flooded basin wetland located in the central portion of the property. The center of the wetland was dominated by smartweed and annual ragweed. No inundation or surface saturation were observed, but two secondary indicators of hydrology (FAC-Neutral Test and Geomorphic Position) were met. This wetland covered 0.03 acres within the property boundaries. Adjacent upland consisted of heavily grazed meadow dominated by lamb's quarters, amaranth, red clover and ragweed. Primary and secondary hydrology indicators were not observed on the upland. The wetland boundary corresponded to a topographic rise and a transition to an upland plant community. The wetland was not shown on the NWI map and was located in an area mapped as Forada Loam (Predominantly Hydric) on the soil survey. No inlets or outlets were observed within Wetland 4. Wetland 5 was a Type 2/3/5 (PEM1B/PEM1C/PABG) fresh wet meadow, shallow marsh and open water wetland located in the central portion of the property. The wet meadow portion of the wetland was dominated by sedges, softstem bulrush and smartweed with a lesser amount of blue- flag iris and sweet flag. The shallow marsh portion of the wetland was dominated by cattail, softstem bulrush and lake sedge. The open water portion of the wetland was dominated by sparse cover of duckweed. The center of Wetland 5 was inundated with approximately 3 to 4 feet of standing water. This wetland covered 14.2 acres within the property boundary. Adjacent upland consisted of ineadow dominated by smooth brome, with a lesser amount of dandelion, Kentucky bluegrass, silvery cinquefoil and yarrow. Primary and secondary hydrology indicators were not observed on the upland. The wetland boundary corresponded to a topographic rise and a transition to an upland plant community. The wetland was shown as a PEM1A/PABG/PEM1F wetland on the NWI map and was located in an area mapped as Glencoe Clay Loam (Hydric) on the soil survey. Wetland 5 e�ended offsite to the east. Wetland 6 was a Type 3(PEM1C) seasonally flooded basin wetland located in the eastern portion of the property. The wetland was dominated by cattail with a fringe of reed canary grass. The wetland was inundated with approximately 6 inches of water in the center and saturated at g Haven Ridge Site Wetland Delinearion Report the surface along the wetland fringe and covered approximately 0.06 acres within the property boundaries. Adjacent upland consisted of ineadow dominated by smooth brome with a lesser amount of dandelion and red clover. Primary and secondary hydrology indicators were not observed on the upland. The wetland boundary corresponded to a topographic rise and a transition to an upland plant community. The wetland was shown as a PEM1A wetland on the NWI map and was located in an area mapped as Glencoe Clay Loam (Hydric) on the soil survey. Wetland 6 e�tended offsite to the south. Wetland 7 was a Type 2(PEM1B) fresh wet meadow wetland located in the southwestern portion of the property. The wetland was dominated by sedges, meadow fo�tail, spikerush and smartweed. The center of Wetland 7 was inundated with 6 inches of water, and saturated at the surface along the wetland fringe. This wetland covered 1.7 acres within the property boundaries. Adjacent upland consisted of hay field dominated by Kentucky bluegrass with a lesser amount of reed canary grass, meadow fo�tail, common yarrow, dandelion, cinquefoil and crown vetch. Primary and secondary hydrology indicators were not observed on the upland. The wetland boundary corresponded to a topographic rise and a transition to an upland plant community. The wetland was shown as a PEM1 C/PUBF wetland on the NWI map and was located in an area mapped as Forada Mucky Loam (Hydric) and Forada Loam (Predominantly Hydric) on the soil survey. No culverts or apparent drainage features were observed within Wetland 7. Wetland 7 corresponded to Area SS of the offsite hydrology review as shown in Section 4.4 of the report and on Figure 7. Wetland 8 was a Type 2/3/5 (PEM1B/PEM1C/PABG) wetland located in the southern portion of the property. The wetland was inundated with approximately 3-6 feet of water in the center, and saturated at the surface along the wetland fringe. Wetland 8 consisted of open water in the center, shallow marsh dominated by cattail and a fringe of wet meadow dominated by reed canary grass and smartweed. This wetland covered 19.8 acres within the property boundaries. Adjacent upland consisted of ineadow dominated by smooth brome and Canada thistle with scattered aspen trees. Primary and secondary hydrology indicators were not observed on the upland. The wetland boundary corresponded to a topographic rise, as well as a transition to an upland plant community. The wetland was shown as a PEM1A/PEM1C/L2UBG/L2UBH NWI map and was located in an area mapped as Forada Mucky Loam (Hydric) and Isan-Isan (Predominantly Hydric) on the soil survey. Wetland 8 was part of a large wetland complex located south of the site. Wetland 9 was a Type 3(PEM1C) shallow marsh wetland located in the northwestern portion of the property. The wetland was inundated with approximately 4 inches of standing water and Haven Ridge Site Wetland Delinearion Report vegetated with river bulrush, reed canary grass, horsetail and smartweed. This wetland covered 0.2 acres within the property boundaries. Adjacent upland consisted of a farm field dominated by healthy soybeans. Primary and secondary hydrology indicators were not observed on the upland. The wetland boundary corresponded to a topographic rise, as well as a transition to an upland plant community. This wetland was shown as a PEM1A wetland on the NWI map and was located in an area mapped as Klossner (Hydric) on the soil survey. No inlets or outlets were observed within Wetland 9. Wetland 9 corresponded to Area YY of the offsite hydrology review as shown in Section 4.4 of the report and on Figure 7. Wetland 10 was a Type 2(PEM1B) fresh wet meadow wetland located in the eastern portion of the property. The wetland was inundated with approximately 6 inches of water in the center and saturated at the surface along the wetland fringe. Wetland 10 was dominated by reed canary grass and softstem bulrush and covered 0.4 acres within the property boundaries. Adjacent upland consisted of hay field dominated by meadow fo�tail with a lesser amount of alfalfa. Primary and secondary hydrology indicators were not observed on the upland. The wetland boundary corresponded to a topographic rise, as well as a transition to an upland plant community. The wetland was shown as a PEM1Af wetland on the NWI map and was located in an area mapped as Glencoe Clay Loam (Hydric) on the soil survey. No inlets or outlets were observed within Wetland 10. Wetland 10 corresponded to Area WW of the offsite hydrology review as shown in Section 4.4 of the report and on Figure 7. Wetland 11 was a Type 3(PEM1C) shallow marsh wetland located in the eastern portion of the property. The wetland was dominated by reed canary grass, sedges and water plantain with a lesser amount of blue flag iris and sweet flag. Wetland 11 was saturated at the surface in the center and dry along the wetland fringe. This wetland covered 0.7 acres within the property boundaries. Adjacent upland consisted of ineadow dominated by smooth brome with a lesser amount of meadow foxtail. Primary and secondary hydrology indicators were not observed on the upland. The wetland boundary corresponded to a topographic rise as well as a transition to an upland plant community. The wetland was shown as a PEM1A wetland on the NWI map and was located in an area mapped as Glencoe Clay Loam (Hydric) on the soil survey. No inlets or outlets were observed within Wetland 11. Wetland 11 corresponded to Area TT of the offsite hydrology review as shown in Section 4.4 of the report and on Figure 7. 4.3 Other Areas Other areas were investigated because they were: (1) observed to support a hydrophytic plant community, (2) had visible wetland hydrology indicators, (3) were shown as wetland on the NWI 10 Haven Ridge Site Wetland Delinearion Report map, or (4) were depressional and mapped as hydric soil. Field investigation led to the conclusion that these areas were not wetland. Sample Points A, B, C, D1 and D2 (Shown on Figure 2A and 2B) were taken within the crop field on the western portion of the property. The sample area was dominated by healthy corn seedlings. The sample area did not show wetland signatures on aerial photographs assessed for that portion of the site. The sample area was not shown as wetland on the NWI map and was located in areas mapped as non-hydric soil (Dorset-Two Inlets Complex, Southhaven Loam and Dorset) on the soil survey. All sample points taken revealed a lack of the following: soils meeting a hydric soil indicator, indicators of wetland hydrology and a hydrophytic plant community. For these reasons, the sample area was determined to be non-wetland. Sample Point E(SP-E) was a topographically low, farmed area adjacent to Wetland 7. The sample area was dominated by healthy corn seedlings. Sample Point E was not shown as wetland on the NWI map and was located in an area mapped as Forada Loam (Predominantly Hydric) on the soil survey. The sample point taken within this area revealed a lack of the following: soils meeting a hydric soil indicator, indicators of wetland hydrology and a hydrophytic plant community. For these reasons, the sample area was determined to be non-wetland. Sample Point F(SP-F) was a farmed area that was being rotated with a hay crop for the 2018 growing season on the eastern portion of the property. The sample area showed potential wetland signatures (30% occurrence) on historic aerial photographs and corresponded to Area QQ of the offsite hydrology assessment (Figure 7, Appendix D). Based on the results of the assessment, a field review was required to determine whether the area was wetland. Sample Point F was shown not shown as a wetland on the NWI map and was located in an area mapped as Oylen Sandy Loam (Predominantly Non-Hydric) on the soil survey. The sample area was dominated by orchard grass, with a lesser amount of lamb's quarters. A soil boring showed hydric soils were present, but the sample area lacked primary and two secondary wetland hydrology signatures. Due to the lack of wetland hydrology and presence of an upland plant community KES determined Sample Point F to be non-wetland. Sample Point G(SP-G) was a hay field located on the eastern portion of the property. The sample area showed potential wetland signatures (30% occurrence) on historic aerial photographs and corresponded to Area ZZ of the offsite hydrology assessment (Figure 7 and Appendix D). Based on the results of the assessment, a field review was required to determine whether the area was wetland. Sample Point G was shown as a PUBF wetland on the NWI map and was located in an area mapped as Cordova Clay Loam (Predominantly Non-Hydric) on the soil survey. At the time of the field visit this area was dominated by a planted hay crop of meadow fo�tail, interspersed with FACU weedy plants including red clover, silvery cinquefoil and dandelion. A soil boring showed hydric soils were present, but the sample area lacked primary and two secondary wetland hydrology indicators. Due to the presence of weedy FACU plant species and a lack of wetland hydrology KES determined Sample Point G to be non- wetland. 11 Haven Ridge Site Wetland Delinearion Report 4.3 Aerial Review for Offsite Hydrology Determinations Available aerial photographs were assessed for years between 1991 and 2018. Years 1991-1998, 2000, 2003, 2008-2010, 2013, 2015, 2017 and 2018 were assessed for wet/normaUdry climatic conditions using the Wetland Delineation Precipitation Data Retrieval tool and an estimated photo date of July 1 for the FSA aerials. Ten years (1994, 1996, 1998, 2005, 2008, 2015, 2017 and 2018) were determined have precipitation in the normal range during the three months preceding the estimated photo dates. Areas showing at least one wetland signature during the selected years were included in the aerial review. The results are summarized in Table 4 and review areas are shown on Figure 7. Aerial photographs showing review areas and interpretations are included in Appendix D. Table 4. Offsite hydrology determinations No. of Photo No. of Normal % of Normal wetland Area Years w/ Normal Precipitation Years w/ Precipitation Years w/ Determination Preci itation Wetland Si natures Wetland Si natures SS 10 10 100 Wetland (WL7) XX 10 1 10 Non-Wetland YY 10 10 100 Wetland (WL9) QQ 10 3 30 Non-Wetland ZZ 10 3 30 Non-Wetland WW 10 10 100 Wetland (WL 10) TT 10 10 100 Wetland (WL11) Area SS showed sufficient wetland hydrology signatures (100% occurrence) and corresponded to Wetland 7, as previously described in Section 4.2 of the report. Area XX failed to show sufficient wetland hydrology signatures (10% occurrence), which was confirmed by field inspection. This area was dominated by healthy corn seedlings at the time of the field visit. Area YY showed sufficient wetland hydrology signatures (100% occurrence) and corresponded to Wetland 9, as previously described in Section 4.2 of the report. Area QQ failed to show sufficient wetland hydrology signatures (30% occurrence), but warranted a field review. Area QQ was determined to be non-wetland based on a lack of wetland hydrology and the presence of an upland plant community. Area QQ corresponded to SP-F as previously described in Section 4.3 of the report. Area ZZ failed to show sufficient wetland hydrology signatures (30% occurrence), but warranted a field review. Area ZZ was determined to be non-wetland based on a lack of wetland hydrology and a prevalence of FACU weedy plants. Area ZZ corresponded to SP-G as previously described in Section 4.3 of the report. Area WW showed sufficient wetland hydrology signatures (100% occurrence) and corresponded to Wetland 10, as previously described in Section 4.2 of the report. 12 Haven Ridge Site Wetland Delinearion Report Area TT showed sufficient wetland hydrology signatures (100% occurrence) and corresponded to Wetland 11, as previously described in Section 4.2 of the report. No other areas with hydrophytic vegetation or wetland hydrology were observed on the site. No other areas were shown as hydric soil on the soil survey or as wetland on the NWI map. 4.5 Request for Wetland Boundary and Jurisdictional Determination Appendix A of this report includes a Joint Application Form for Activities Affecting Water Resources in Minnesota, which is submitted in request for. (1) a wetland boundary and type determination under the Minnesota Wetland Conservation Act (WCA), and (2) delineation concurrence and an Approved Jurisdictional Determination (AJD) under Section 404 of the Federal Clean Water Act. 13 Haven Ridge Site 5. CERTIFICATION OF DELINEATION Wetland Delinearion Report The procedures utilized in the described delineation are based on the U. S. Army Corps of Engineers 1987 Wetlands Delineation Manual as required under Section 404 of the Clean Water Act and the Minnesota Wetland Conservation Act. This wetland delineation and report were prepared in compliance with the regulatory standards in place at the time the work was performed. Site boundaries indicated on figures within this report are approximate and do not constitute an official survey product. Delineation completed by Report prepared by: Adam Cameron, Wetland Ecolo�ist/GIS Specialist MN Certified Wetland Delineator No. 1321 Andrew Krinke, Ecolo�ist/GIS Specialist MN Certified Wetland Delineator No. 1309 Kvle Uhler, Project Assistant Adam Cameron, Wetland Ecolo�ist/GIS Specialist MN Certified Wetland Delineator No. 1321 Re ort reviewed b: � Date: Jul 30 2018 P Y v , Mark Kjolhaug, Professional Wetland Scientist No. 000845 14 Haven Ridge Site Wetland Delineation Report FIGURES 1. Site Location 2. Existing Conditions 3. National Wetlands Inventory 4. Soil Survey 5. DNR Protected Waters Inventory 6. National Hydrography Dataset 7. Offsite Hydrology Assessment Areas re,_. -, ``7.. ✓c�b'°F� -�T9.31n<<y„�,,� . 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PU 0.F� r�� .; R , s- :# + PEM1A" yllK .�'` , , �� r� .rr . - .� � PEM1A -�v'� �n_ PEM1C L2UBG!PEM1A r *'`. � .. �+ ' � i.�k� '�,-'� PEM1A - - - - p ;�� i �r �` - '' � �J r� � ,ir� '�'w. ,� 'w ' �'�� ` � ..� ' PEM1A� 12UBH �. . � ..._ � � , �I�I.'.. . • : I � "_a� � ` ' L2UBH F PEM1C k • . + . ti • �. , rlr. � Figure 3- National Wetlands Inventory N 0 750 � ' � � � � Feet f ` L- �J11Z.11i1VG F.NV1R(}NMF.1VT�l[.SF.RVIC:F.S COl4P�It`i' �w� �+�� Source: MNGEO Spatial Commons, USFWS Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. Dorset ° �"' � ..�.. �;�. Dorest-Two lnlets , =L� � oy� � Site Location Hydric/Predominantly Hydric ^ � Partially Hydric �Fora "! Predominantly Non-Hydric/Non-Hydric Dorset Forada 1 Oylen � d Forada � �t �,...,,�.,�' � Dorest-Two Inlets �� Dorest-Two Inlets Cordova ,,:,� � A Angus-Malardi _ 1 � Klossner, Okoboji Himora .,•� � Hubbard-Verndale, �.�: e � ,� � � Almora � r' `. 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SFRVI[.Fs con�P�.-y �w� ��/ Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. Haven Ridge Site Wetland Delineation Report APPENDIX A Joint Application Form for Activities Affecting Water Resources in Minnesota Joint Application Form for Activities Affecting Water Resources in Minnesota This joint application form is the accepted means for initiating review of proposals that may affect a water resource (wetland, tributary, lake, etc.) in the State of Minnesota under state and federal regulatory programs. Applicants for Minnesota Department of Natural Resources (DNR) Public Waters permits MUST use the MPARS online permitting system for submitting applications to the DNR. Applicants can use the information entered into MPARS to substitute for completing parts of this joint application form (see the paragraph on MPARS at the end of the joint application form instructions for additional information). This form is only applicable to the water resource aspects of proposed projects under state and federal regulatory programs; other local applications and approvals may be required. Depending on the nature of the project and the location and type of water resources impacted, multiple authorizations may be required as different regulatory programs have different types of jurisdiction over different types of resources. Regulatory Review Structure Federal The St. Paul District of the U.S. Army Corps of Engineers (Corps) is the federal agency that regulates discharges of dredged or fill material into waters of the United States (wetlands, tributaries, lakes, etc.) under Section 404 of the Clean Water Act (CWA) and regulates work in navigable waters under Section 10 of the Rivers and Harbors Act. Applications are assigned to Corps project managers who are responsible for implementing the Corps regulatory program within a particular geographic area. State There are three state regulatory programs that regulate activities affecting water resources. The Wetland Conservation Act (WCA) regulates most activities affecting wetlands. It is administered by local government units (LGUs) which can be counties, townships, cities, watershed districts, watershed management organizations or state agencies (on state-owned land). The Minnesota DNR Division of Ecological and Water Resources issues permits for work in specially-designated public waters via the Public Waters Work Permit Program (DNR Public Waters Permits). The Minnesota Pollution Control Agency (MPCA) under Section 401 of the Clean Water Act certifies that discharges of dredged or fill material authorized by a federal permit or license comply with state water quality standards. One or more of these regulatory programs may be applicable to any one project. Required Information Prior to submitting an application, applicants are stron�ly encoura�ed to seek input from the Corps Project Manager and LGU staff to identify regulatory issues and required application materials for their proposed project. Project proponents can request a pre- application consultation with the Corps and LGU to discuss their proposed project by providing the information required in Sections 1 through 5 of this joint application form to facilitate a meaningful discussion about their project. Many LGUs provide a venue (such as regularly scheduled technical evaluation panel meetings) for potential applicants to discuss their projects with multiple agencies prior to submitting an application. Contact information is provided below. The following bullets outline the information generally required for several common types of determinations/authorizations. • For delineation approvals and/or jurisdictional determinations, submit Parts 1, 2 and 5, and Attachment A. • For activities involving CWA/WCA exemptions, WCA no-loss determinations, and activities not requiring mitigation, submit Parts 1 through 5, and Attachment B. • For activities requiring compensatory mitigation/replacement plan, submit Parts 1 thru 5, and Attachments C and D. • For local road authority activities that qualify for the state's local road wetland replacement program, submit Parts 1 through 5, and Attachments C, D(if applicable), and E to both the Corps and the LGU. Minnesota Interagency Water Resource Application Form February 2014 Page 1 of 5 Submission Instructions Send the completed joint application form and all required attachments to: U.S Army Corps of Engineers. Applications may be sent directly to the appropriate Corps Office. For a current listing of areas of responsibilities and contact information, visit the St. Paul District's website at: http://www.mvp.usace.army.mil/Missions/Regulatory.aspx and select "Minnesota" from the contact Information box. Alternatively, applications may be sent directly to the St. Paul District Headquarters and the Corps will forward them to the appropriate field office. Section 401 Water Quality Certification: Applicants do not need to submit the joint application form to the MPCA unless specifically requested. The MPCA will request a copy of the completed joint application form directly from an applicant when they determine an individual 401 water quality certification is required for a proposed project. Wetland Conservation Act Local Government Unit: Send to the appropriate Local Government Unit. If necessary, contact your county Soil and Water Conservation District (SWCD) office or visit the Board of Water and Soil Resources (BWSR) web site (www.bwsr.state.mn.us) to determine the appropriate LGU. DNR Public Waters Permitting: In 2014 the DNR will begin using the Minnesota DNR Permitting and Reporting System (MPARS) for submission of Public Waters permit applications (https://webappsll.dnr.state.mn.us/mpars/public/authentication/login). Applicants for Public Waters permits MUST use the MPARS online permitting system for submitting applications to the DNR. To avoid duplication and to streamline the application process among the various resource agencies, applicants can use the information entered into MPARS to substitute for completing parts of this joint application form. The MPARS print/save function will provide the applicant with a copy of the Public Waters permit application which, at a minimum, will satisfy Parts one and two of this joint application. For certain types of activities, the MPARS application may also provide all of the necessary information required under Parts three and four of the joint application. However, it is the responsibility of the Applicant to make sure that the joint application contains all of the required information, including identification of all aquatic resources impacted by the project (see Part four of the joint application). After confirming that the MPARS application contains all of the required information in Parts one and two the Applicant may attach a copy to the joint application and fill in any missing information in the remainder of the joint application. Minnesota Interagency Water Resource Application Form February 2014 Page 2 of 5 af. � .'F'4.. r�" - Proje�t Name and/vr Number: Haven Ridge PART ONE: Applicant Infvrmatian If appl,tant is an entity {company, gaverRment entity, partnership, etc.�, an auihoriied contact pQrson must be identified. If the applicant is us�ng an agent {�onsultant, lawyer, or ocher th�rd party) and has authar�ied them ta act vn their behait, the agent`s contact informat�on must also he prp�ided_ ApplicantJLandowner Wame_ �A �C SL�� t1' �(.��,�r�"�, .J�-"'`�� 4J�� MailingAd�ress: J%�S 12 3 r�" ��% [oon !t a��T �J �� r��. Phone: ��'G�I'�5�n �V E-mailAddress: �Q�Gs��„��.�9�� (`'1� f,Lr� i^") ILuthorixed Contatt {dp not tomplete if same as aboveJ: Mai�ing Address_ Phone: E-maif Addr�ss: Agent Name: Adam Cameron Mailing Address: 250t7 5hadywood Road #130, Drono M N 55331. Phone: 95�-Ap1-8757 Ext. t�106 E-mail Address: Adam[7kjalhaugenv.corn Caunty_ Wright PART TWL): Site Location Infvrrnation City/Township: Mantftella Parcel iP andJor Acfdress: 2131D026120p, 213i�Ot34301, 23310f123410�, 2131002422pD legat pescription (5ection, 7ownship, Rangej: Section 23, 24 & 26, Tawnship 1t1 North, Range 25 West lat/Long (decimal degrees]: - AMach a map showing the ImtatiDn of the sice in relation to lacal streets, roads, highways. Approximate size af site �acresJ o► if a linear prpjett, length (feet): 21S If you know that your proposal will require an individual Permit from the U.5� Army Corps of Engineers, you must pro�ide the names and addresses of al� property owners adjacent ta ihe projeet site. This infprmation may be provided hy attaching a list to your applicatian or by using blotk 25 of the Application fo� Qepartment of the Arrny permit which can be obtained at: http:/Iwww.mvn.usa�e.army_miifPortais 57ldocs,fregulatorv/RegulataryDocs(engform 4345 2012oct.pc�f PART THREE: General Project/5ite Information ff this application is related to a delineation apprvval, exemption deterrnination, jurisdicUonal determfnation, [sr atRer wrresppndence submitted prior to this appiicatlon then descritre that here and prpvide the Corps of Engineers projeci nurnber. Describe the project that is heing proposed, the project pur�ose and need, and schedule far implementation and compleiian. The proje�t description must fully desCribe ihe nature and scope of the prpprased aCtivfty inCluding � desCrfptfon af all praject elemer�ts that effect aquatic resources twetland, lake, tributary, etc_j and must alsa include plans and cross section or profle drawings showing the Ivcation, character, and dimensipns of al! prapaseC aCtivities and apu�tic resource impatts_ Minnesota Interagenty Water Resource Applitatior� Form Fe�ruary 2Q3�4 Page 3 of 5 � Project Name andJvr NUmber: Haven Ridge PART FQUR: Aqua#ic Resvurce �rnpactz Summary If yv�r prvposed project invalves a direct or indirect impact tv an aquatic resourcp jwetlanC, lake, tri6utary, etc.} �dentify ea�h impact in the table helow. intlude all anticipated impaets, 9ncluding Yhvse expe�ted to be temparary. Attach an overhead �iew map, aerlaf phota, and/or drawing shawing al1 of thQ aquakic resources irr the project area ar�d the locati�n{s} af the prpposed irrjpacts. Label each aquatic resource on the map with a reference number o► letter and iden[ify the impaGts in thP following table,. rYp� ofi impaC R�ua4ic Resaurce A4uatic Resource Type ��rll, e�eavata, IU Sas noted on drain, pr o�erhead view� iwetland, lake, remove tributary etc.y _ _ veget atiQn} buratian of Impaet Permanent (Pj 5#xe nf Impa or Tempvrary (T}L 4verall 5ixe af Aquatic Resource 3 Ca�nty, Major Existing Plant wate+sned #, Cammunity and Bank Type(sj in Ser�ice Area M Impact Area" pf Impact Area` �If impac+ts are temporary; enter the duretivn of the irnpa�ts En days next to the "T". Fer example, a praject with a tempvrary access fill that would be remo�ed aher 32d days would de entered "'f;22Dj". zlmpacts less than 0.01 acre should be reparted in square feet. Impa�ts 0.01 acre or greater shoultl be reported as acres and rounded to the nearest 4_Ol a[re. 7ributdry �rnpaRs must be reported in linear feet af 'trnpact and an area of impa[t by irtdkating Pirst the linear feet of Vmpa[k alang the fbwline af the stream iollowed by the area impatt in parentheses}. FDr example, a prajett that impaRs 50 feet of a stream that i5 6 feet wide would be repvrted as 50 ft t340 square feetj. �his iS generally only appli�ahle if you are applying for a de minimis exemption under MN Rules 8420.1742D Suhp. $, otherwise enter "N/A". 'L]sa werland Pranrs nnd Plantto�mmunity Types of NTrnnesata and Wisconsln 3rd Ed. as modified in MFV Ru125 84�t7.04p5 Suhp. 2. SRefer to Ma�or Watershed and sank Service Area maps in MN Rules 8426.�522 Su6p. 7. ff any of ttae at�vve identi�ed impacts have already occurred, identify which impacts they are and the circumstances associated with each: PART FIVE: Applicant Signature 0 Chec�C here af you are requesting a p►e-avDli�ation cansultatian with the Carps and LGU based on the informativn yvu have prvvided. Regulatory entities wil! nat initiate a formal application re�iew if this bax is checked. By signature belnw, I at[est that the infarmation in this applicatVon is �amplete and accurate. I furtRer attest that I possess the autht�rity to undertake xhe work des[ribed herein. 5ignature: �r ilate: � � � Jg I heseby authorize to act dn my behalf as rny agent in the processing of this application and ta furnish, upon requcst, supplemental intormatian in suppart of this application. ' The term "impact"' as used in th�s joint application form is a generit;erm used for diidosure purposes ta identify aCtirrities that may require appro►ial fram pne or more regulat�ry agencles. For purposes of this iorm �t is not meant to indicate whether ar not thvse activities �nay require mitfgatlQn/replacernent. Minnesota Interagen�y Water Resource Application Form February �Q?4 Page 4 of 5 Project Name and/or Number: Haven Ridge Attachment A Request for Delineation Review, Wetland Type Determination, or Jurisdictional Determination By submission of the enclosed wetland delineation report, I am requesting that the U.S. Army Corps of Engineers, St. Paul District (Corps) and/or the Wetland Conservation Act Local Government Unit (LGU) provide me with the following (check all that apply): � Wetland Type Confirmation � Delineation Concurrence. Concurrence with a delineation is a written notification from the Corps and a decision from the LGU concurring, not concurring, or commenting on the boundaries of the aquatic resources delineated on the property. Delineation concurrences are generally valid for five years unless site conditions change. Under this request alone, the Corps will not address the jurisdictional status of the aquatic resources on the property, only the boundaries of the resources within the review area (including wetlands, tributaries, lakes, etc.). ❑ Preliminary Jurisdictional Determination. A preliminary jurisdictional determination (PJD) is a non-binding written indication from the Corps that waters, including wetlands, identified on a parcel may be waters of the United States. For purposes of computation of impacts and compensatory mitigation requirements, a permit decision made on the basis of a PJD will treat all waters and wetlands in the review area as if they are jurisdictional waters of the U.S. PJDs are advisory in nature and may not be appealed. ❑ Approved Jurisdictional Determination. An approved jurisdictional determination (AJD) is an official Corps determination that jurisdictional waters of the United States are either present or absent on the property. AJDs can generally be relied upon by the affected party for five years. An AJD may be appealed through the Corps administrative appeal process. In order for the Corps and LGU to process your request, the wetland delineation must be prepared in accordance with the 1987 Corps of Engineers Wetland Delineation Manual, any approved Regional Supplements to the 1987 Manual, and the Guidelines for Submitting Wetland Delineations in Minnesota (2013). http://www.mvp.usace.army.mil/Missions/Regulatory/DelineationJDGuidance.aspx Minnesota Interagency Water Resource Application Form February 2014 Page 5 of 5 Haven Ridge Site Wetland Delineation Report APPENDIX B Wetland Delineation Data Forms WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP1-1 U Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S23 , T121, R25 Landform (hillslope, terrace, etc.): Slope Local relief (concave, convex, none): Convex Slope (%): 2 to 4 Lat: Long: Datum: Soil Map Unit Name Forada loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? Y (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? Y Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Dominan Tree Stratum (Plot size: 30 ) % Cover t Species 1 Ulmus americana 40 Y 2 Quercus macrocarpa 10 Y 3 4 5 Saplinq/Shrub straturr (Plot size: 1 Rhamnus cathartica 2 Zanthoxylum americanum 3 4 5 Indicator pominance Test Worksheet Staus Number of Dominant Species FACW that are OBL, FACW, or FAC: FAC Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: 50 =Total Cover 15 ) 20 Y FAC 10 Y FACU 30 =Total Cover Herb stratum (Plot size: 5 ) 1 Poa pratensis 30 2 Ambrosia artemisiifolia 30 3 Taraxacum officinale 10 4 Chenopodium album 10 5 6 7 8 9 10 Woodv vine stratum (Plot size: 15 1 2 Y Y N N 80 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) FAC FACU FACU FACU Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 40 x 2= FAC species 60 x 3= FACU species 60 x 4= UPL species 0 x 5= Column totals 160 (A) Prevalence Index = B/A = 4 (A) 6 (B) 66.67% (A/B) 0 80 180 240 0 500 (B) 3.13 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP1-1 U Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-14 10YR2/1 100 Loam 14-18 10YR2/1 80 10YR4/1 10 D M Loam 10YR4/6 10 C M 18-30 10YR4/1 80 10YR4/6 10 C M Sandv loam ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? N Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes No X Depth (inches): Indicators of wetland Saturation present? Yes No X Depth (inches): hydrology present? N Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP1-1W Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S23 , T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to2 Lat: Long: Datum: Soil Map Unit Name Forada loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? Y (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? Y Hydric soil present? Y Is the sampled area within a wetland? Y Indicators of wetland hydrology present? Y f yes, optional wetland site ID: Wetland 1 Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Phalaris arundinacea 2 3 4 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover 5 ) 80 Y FACW 15 ) 80 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: 1 (A) 1 (B) 100.00% (A/B) Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 80 x 2= FAC species 0 x 3= FACU species 0 x 4= UPL species 0 x 5= Column totals 80 (A) Prevalence Index = B/A = 0 160 0 0 0 160 (B) 2.00 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% X Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP1-1W Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-7 10YR2/1 100 CL 7-15 10YR5/1 90 10YR4/6 10 C M CL 15-24 10YR5/1 90 10YR4/6 10 C M Sand ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) X Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) X FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) X Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes X No Depth (inches): 15 Indicators of wetland Saturation present? Yes X No Depth (inches): 15 hydrology present? Y Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP2-1 U Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S 23, T121, R25 Landform (hillslope, terrace, etc.): Flat Local relief (concave, convex, none): Convex Slope (%): 2 to 4 Lat: Long: Datum: Soil Map Unit Name Forada loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? Y (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? N Hydric soil present? Y Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Dominan Tree Stratum (Plot size: 30 ) % Cover t Species 1 Quercus macrocarpa 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 15 ) 0 =Total Cover 0 =Total Cover Herb stratum (Plot size: 5 ) 1 Poa pratensis 55 2 Bromus inermis 30 3 Trifolium hybridum 10 4 Ambrosia trifida 5 5 6 7 8 9 10 Woodv vine stratum (Plot size: 15 ) 1 2 Y Y N N 100 =Total Cover 0 =Total Cover Indicator pominance Test Worksheet Staus Number of Dominant Species FAC that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: FAC FACU FACU FAC Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 0 x 2= FAC species 60 x 3= FACU species 40 x 4= UPL species 0 x 5= Column totals 100 (A) Prevalence Index = B/A = 1 (A) 2 (B) 50.00% (A/B) 0 0 180 160 0 340 (B) 3.40 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? N Remarks: (Include photo numbers here or on a separate sheet) This was located in an active livestock pen area. All vegetation observed was FAC or drier. US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP2-1 U Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-7 10YR 2/1 90 10YR 4/4 10 C M Loam 7-22 10YR 2/1 85 10YR 4/4 10 C M Loam 10YR 4/1 5 D M 22-32 10YR 4/2 80 10YR 5/1 10 D M Clay loam 10YR 4/6 10 C M ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) X Redox Dark Surface (F6) X Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes No X Depth (inches): Indicators of wetland Saturation present? Yes No X Depth (inches): hydrology present? N Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP2-1 W Investigator(s): A. Krinke, A. Cameron, K. Uhler Section, Township, Range: S 23, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 1 Lat: Long: Datum: Soil Map Unit NameForada loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation X , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? No SUMMARY OF FINDINGS (If needed, explain any answers in remarks.) Hydrophytic vegetation present? Y Hydric soil present? Y Is the sampled area within a wetland? Y Indicators of wetland hydrology present? Y If yes, optional wetland site ID: Wetland 2 Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. Vegetation was disturbed, therefore normal circumstances not present. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub stratun (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Persicaria pensylvanica 2 Ambrosia trifida 3 Alisma subcordatum 4 Bromus inermis 5 Fragaria virginiana 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 15 ) Dominant Indicator pominance Test Worksheet Species Staus Number of Dominant Species that are OBL, FACW, or FAC: 1 (A) Total Number of Dominant Species Across all Strata: 1 (B) Percent of Dominant Species that are OBL, FACW, or FAC: 100.00% (A/B) 0 =Total Cover 0 =Total Cover 5 ) 30 Y FACW 10 N FAC 10 N OBL 5 N FACU 5 N FACU 60 =Total Cover 15 ) 0 =Total Cover Prevalence Index Worksheet Total % Cover of: OBL species 10 x 1= 10 FACW species 30 x 2= 60 FAC species 10 x 3= 30 FACU species 10 x 4= 40 UPL species 0 x 5= 0 Column totals 60 (A) 140 (B) Prevalence Index = B/A = 2.33 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% X Prevalence index is <_3.0" Morphogical adaptations' (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation' (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic Hydrophytic vegetation present? Y Remarks: (Include photo numbers here or on a separate sheet) Sample point loacted within a livestock pen area, therefore normal circumstances were not present. US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP2-1 W Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type' Loc" Texture Remarks 0-11 10YR 2/1 100 Loam 11-15 10YR 2/1 70 10YR 4/2 30 D M Sandy clay loam 15-24 10YR 4/2 85 10YR 4/6 15 C M Sandy clay loam 'Type: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. "Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) X Thick Dark Surface (Al2) Depleted Dark Surface (F7) •Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Restrictive Layer (if observed): Type: Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primarv Indicators (minimum of one is required; check all that applv) Secondarv Indicators (minimum of two requi Surtace Water (A1) Aquatic Fauna (B13) Surtace Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) X FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) X Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Surface water present? Yes No X Depth (inches): Water table present? Yes X No Depth (inches): 24 Indicators of wetland Saturation present? Yes X No Depth (inches): 22 hydrology present? Y (includes capillary fringe) Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP3-1 U Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S23 , T121, R25 Landform (hillslope, terrace, etc.): Flat Local relief (concave, convex, none): Flat Slope (%): 0 to 2 Lat: Long: Datum: Soil Map Unit Name Forada VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? Y Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Dominan Tree Stratum (Plot size: 30 ) % Cover t Species 1 Ulmus americana 10 Y 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 Lonicera tatarica 2 3 4 5 Indicator pominance Test Worksheet Staus Number of Dominant Species FACW that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: 10 =Total Cover 15 ) 5 Y FACU 5 =Total Cover Herb stratum (Plot size: 5 ) 1 Poa pratensis 2 Taraxacum officinale 3 Plantago major 4 Ambrosia artemisiifolia 5 Trifolium pratense 6 Arctium minus 7 Cirsium arvense 8 9 10 Woodv vine stratum (Plot size: 15 1 2 Y N N N N N N 105 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) FAC FACU FAC FACU FACU FACU FACU Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 10 x 2= FAC species 75 x 3= FACU species 35 x 4= UPL species 0 x 5= Column totals 120 (A) Prevalence Index = B/A = 2 (A) 3 (B) 66.67% (A/B) 0 20 225 140 0 385 (B) 3.21 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP3-1 U Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-17 10YR2/1 100 Loam 17-24 I 10YR3/4 I 100 I I I I I Loam ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: Depth (inches): Hydric soil present? N HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes Water table present? Yes Saturation present? Yes No X Depth (inches): No X Depth (inches): No X Depth (inches): Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Indicators of wetland hydrology present? N US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP3-1 W Investigator(s): A. Krinke, A. Cameron, K. Uhler Section, Township, Range: S23 , T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 2 Lat: Long: Datum: Soil Map Unit NameForada loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? Y (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks.) Hydrophytic vegetation present? Y Hydric soil present? Y Is the sampled area within a wetland? Y Indicators of wetland hydrology present? Y If yes, optional wetland site ID: Wetlland 3 Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Dominant Indicator Tree Stratum (Plot size: 30 ) % Cover Species Staus 1 2 3 4 5 Saplinq/Shrub stratun (Plot size: 1 Ulmus americana 2 3 4 5 Herb stratum (Plot size: 1 Phalaris arundinacea 2 Persicaria pensylvanica 3 4 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 0 =Total Cover 15 ) 5 Y FACW 5 =Total Cover 5 ) 95 Y FACW 5 N FACW 100 =Total Cover 15 ) 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: 2 (A) Total Number of Dominant Species Across all Strata: 2 (B) Percent of Dominant Species that are OBL, FACW, or FAC: 100.00% (A/B) Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= 0 FACW species 105 x 2= 210 FAC species 0 x 3= 0 FACU species 0 x 4= 0 UPL species 0 x 5= 0 Column totals 105 (A) 210 (B) Prevalence Index = B/A = 2.00 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% X Prevalence index is <_3.0" Morphogical adaptations' (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation' (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic Hydrophytic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP3-1 W Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type' Loc" Texture Remarks 0-6 10YR2/1 95 10YR4/1 5 D M Sandy loam 6-15 10YR5/1 95 10YR4/6 5 C M Sandy clay loam 15-24 10YR5/1 70 10YR4/6 30 C M Sandy clay loam 'Type: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. "Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) X Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) •Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Restrictive Layer (if observed): Type: Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primarv Indicators (minimum of one is required; check all that applv) Secondarv Indicators (minimum of two requi Surtace Water (A1) Aquatic Fauna (B13) Surtace Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) X FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Surface water present? Yes No X Depth (inches): Water table present? Yes X No Depth (inches): 26 Indicators of wetland Saturation present? Yes X No Depth (inches): 22 hydrology present? Y (includes capillary fringe) Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP4-1 U Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S 23, T121, R25 Landform (hillslope, terrace, etc.): Flat Local relief (concave, convex, none): Convex Slope (%): 2 to 4 Lat: Long: Datum: Soil Map Unit Name Forada loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? Y (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? N Hydric soil present? Y Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Dominan Tree Stratum (Plot size: 30 ) % Cover t Species 1 Quercus macrocarpa 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 15 ) 0 =Total Cover 0 =Total Cover Herb stratum (Plot size: 5 ) 1 Poa pratensis 55 2 Bromus inermis 30 3 Trifolium hybridum 10 4 Ambrosia trifida 5 5 6 7 8 9 10 Woodv vine stratum (Plot size: 15 ) 1 2 Y Y N N 100 =Total Cover 0 =Total Cover Indicator pominance Test Worksheet Staus Number of Dominant Species FAC that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: FAC FACU FACU FAC Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 0 x 2= FAC species 60 x 3= FACU species 40 x 4= UPL species 0 x 5= Column totals 100 (A) Prevalence Index = B/A = 1 (A) 2 (B) 50.00% (A/B) 0 0 180 160 0 340 (B) 3.40 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? N Remarks: (Include photo numbers here or on a separate sheet) This was located in an active livestock pen area. All vegetation observed was FAC or drier. US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP4-1 U Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-7 10YR 2/1 90 10YR 4/4 10 C M Loam 7-22 10YR 2/1 85 10YR 4/4 10 C M Loam 10YR 4/1 5 D M 22-32 10YR 4/2 80 10YR 5/1 10 D M Clay loam 10YR 4/6 10 C M ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) X Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes No X Depth (inches): Indicators of wetland Saturation present? Yes No X Depth (inches): hydrology present? N Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP4-1W Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S 23, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 1 Lat: Long: Datum: Soil Map Unit Name Forada loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? Y (If no, explain in remarks) Are vegetation X , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? No SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? Y Hydric soil present? Y Is the sampled area within a wetland? Y Indicators of wetland hydrology present? Y f yes, optional wetland site ID: Wetland 4 Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Persicaria pensylvanica 2 Ambrosia trifida 3 4 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover 5 ) 50 Y FACW 30 Y FAC 15 ) 80 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) The sample point was within an active livestock pen area. Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: 2 (A) 2 (B) 100.00% (A/B) Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 50 x 2= FAC species 30 x 3= FACU species 0 x 4= UPL species 0 x 5= Column totals 80 (A) Prevalence Index = B/A = 0 100 90 0 0 190 (B) 2.38 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% X Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP4-1 W Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 1-12 10YR 2/1 100 Clay loam 12-21 10YR 4/1 95 10YR 4/4 5 C M Clay loam 21-24 10YR 5/1 95 10YR 4/6 5 C M Sandy loam ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) X Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) X FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) X Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes X No Depth (inches): 24 Indicators of wetland Saturation present? Yes X No Depth (inches): 21 hydrology present? Y Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP5-1 U Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S24, T121, R25 Landform (hillslope, terrace, etc.): hillslope Local relief (concave, convex, none): linear Slope (%): 2 to 6 Lat: Long: Datum: Soil Map Unit Name Dorset-Two Inlets complex VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? Y Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Poa pratensis 2 Achellium millefolium 3 Taraxacum officinale 4 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover 5 ) 100 Y FAC 20 N FACU 20 N FACU 15 ) 140 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: 1 (A) 1 (B) 100.00% (A/B) Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 0 x 2= FAC species 100 x 3= FACU species 40 x 4= UPL species 0 x 5= Column totals 140 (A) Prevalence Index = B/A = 0 0 300 160 0 460 (B) 3.29 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP5-1 U Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrfx Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture 0-24 10YR3/2 100 Sandv loam ype: C = Concentration, D = Hydric Soil Indicators: RM = Reduced Matrix, MS = Masked Sand Grains. Histisol (A1) Histic Epipedon (A2) Black Histic (A3) Hydrogen Sulfide (A4) Stratified Layers (A5) 2 cm Muck (A10) Depleted Below Dark Surface (A11) Thick Dark Surface (Al2) Sandy Mucky Mineral (S1) 5 cm Mucky Peat or Peat (S3) Type: Rocky layer Depth (inches): 18 HYDROLOGY Wetland Hydrology Indicators: Sandy Gleyed Matrix (S4) Sandy Redox (S5) Stripped Matrix (S6) Loamy Mucky Mineral (F1) Loamy Gleyed Matrix (F2) Depleted Matrix (F3) Redox Dark Surface (F6) Depleted Dark Surface (F7) Redox Depressions (F8) Remarks **Location: PL = Pore Lininq, M= Matrix Indicators for Problematic Hydric Soils: Coast Prairie Redox (A16) (LRR K, L, R) Dark Surface (S7) (LRR K, L) Iron-Manganese Masses (F12) (LRR K, L, R) Very Shallow Dark Surface (TF12) Other (explain in remarks) *Indicators of hydrophytic vegetation and weltand hydrology must be present, unless disturbed or problematic Hydric soil present? N Primary Indicators (minimum of one is required; check all that apply) ; Surface Water (A1) Aquatic Fauna (B13) High Water Table (A2) True Aquatic Plants (B14) Saturation (A3) Hydrogen Sulfide Odor (C1) Water Marks (B1) Oxidized Rhizospheres on Living Roots Sediment Deposits (B2) (C3) Drift Deposits (B3) Presence of Reduced Iron (C4) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Iron Deposits (B5) (C6) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes Water table present? Yes Saturation present? Yes No X Depth (inches): No X Depth (inches): No X Depth (inches): Surface Soil Cracks (B6) Drainage Patterns (B10) Dry-Season Water Table (C2) Crayfish Burrows (C8) Saturation Visible on Aerial Imagery (C9) Stunted or Stressed Plants (D1) Geomorphic Position (D2) FAC-Neutral Test (D5) Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Indicators of wetland hydrology present? N US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP5-1W Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S24, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to1 Lat: Long: Datum: Soil Map Unit Name Glencoe clay loam VWI Classification: PEM 1 F Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? Y Hydric soil present? Y Is the sampled area within a wetland? Y Indicators of wetland hydrology present? Y f yes, optional wetland site ID: Wetland 5 Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Phalaris arundinacea 2 Carex lacustris 3 4 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover 5 ) 90 Y FACW 10 N OBL 15 ) 100 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: 1 (A) 1 (B) 100.00% (A/B) Prevalence Index Worksheet Total % Cover of: OBL species 10 x 1= FACW species 90 x 2= FAC species 0 x 3= FACU species 0 x 4= UPL species 0 x 5= Column totals 100 (A) Prevalence Index = B/A = 10 180 0 0 0 190 (B) 1.90 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% X Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP5-1 W Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-5 10YR2/1 100 SL 5-9 10YR5/1 100 S 9-16 10YR6/1 85 10YR4/6 15 C M S ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) X Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir X Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) X Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) X(C3) X Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) X FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes X No Depth (inches): 0 Water table present? Yes X No Depth (inches): 0 Indicators of wetland Saturation present? Yes X No Depth (inches): 0 hydrology present? Y Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP5-2U Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S24, T121, R25 Landform (hillslope, terrace, etc.): Flat Local relief (concave, convex, none): Convex Slope (%): 0 to 1 Lat: Long: Datum: Soil Map Unit Name Glencoe clay loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? N Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover Herb stratum (Plot size: 5 ) 1 Bromus inermis 40 2 Phalaris arundinacea 30 3 Trifolium pratense 15 4 Carex lacustris 10 5 Taraxacum officinale 5 6 7 8 9 10 Woodv vine stratum (Plot size: 15 1 2 Y Y N N N 100 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) FACU FACW FACU OBL FACU Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: Prevalence Index Worksheet Total % Cover of: OBL species 10 x 1= FACW species 30 x 2= FAC species 0 x 3= FACU species 60 x 4= UPL species 0 x 5= Column totals 100 (A) Prevalence Index = B/A = 1 (A) 2 (B) 50.00% (A/B) 10 60 0 240 0 310 (B) 3.10 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? N US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP5-2U Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-10 N2.5 100 Loam 10-19 10YR2/1 100 Loam 19-24 10YR4/2 95 10YR4/6 5 C M Loamy sand ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? N Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes No X Depth (inches): Indicators of wetland Saturation present? Yes No X Depth (inches): hydrology present? N Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP5-2W Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S24, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 1 Lat: Long: Datum: Soil Map Unit NameGlencoe clay loam VWI Classification: PEM1A Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? Y Hydric soil present? Y Is the sampled area within a wetland? Y Indicators of wetland hydrology present? Y f yes, optional wetland site ID: Wetland 5 Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Phalaris arundinacea 2 Carex lacustris 3 4 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover 5 ) 70 Y FACW 30 Y OBL 15 ) 100 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: 2 (A) 2 (B) 100.00% (A/B) Prevalence Index Worksheet Total % Cover of: OBL species 30 x 1= FACW species 70 x 2= FAC species 0 x 3= FACU species 0 x 4= UPL species 0 x 5= Column totals 100 (A) Prevalence Index = B/A = 30 140 0 0 0 170 (B) 1.70 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% X Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP5-2W Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-17 N2.5/ 100 Loam 17-24 10YR4/2 95 10YR4/6 5 C M Loamy sand ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) X Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) X FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes X No Depth (inches): 24 Indicators of wetland Saturation present? Yes X No Depth (inches): 23 hydrology present? Y Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP5-3U Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S24, T121, R25 Landform (hillslope, terrace, etc.): Hillslope Local relief (concave, convex, none): Linear Slope (%): 0 to 3 Lat: Long: Datum: Soil Map Unit Name Eckvoll loamy fine sand VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation X , soil X , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? No SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? Y Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. Sample point was located in an active livestock pen, hence vegetation and soils are significantly distrubed. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Poa pratensis 2 Trifolium pratense 3 Phalaris arundinacea 4 Taraxacum officinale 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover 5 ) 50 Y FAC 30 Y FACU 30 Y FACW 5 N FACU 15 ) 115 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) This was located in Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 30 x 2= FAC species 50 x 3= FACU species 35 x 4= UPL species 0 x 5= Column totals 115 (A) Prevalence Index = B/A = 2 (A) 3 (B) 66.67% (A/B) 0 60 150 140 0 350 (B) 3.04 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP5-3U Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 1-11 10YR2/1 100 Sandy loam 11-18 10YR3/4 80 10YR4/6 20 C M Sand 18-48 10YR3/4 70 10YR4/6 20 C M Sand 10YR5/2 10 C M ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? N Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes No X Depth (inches): Indicators of wetland Saturation present? Yes No X Depth (inches): hydrology present? N Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP5-3W Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S24, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 1 Lat: Long: Datum: Soil Map Unit Name Glencoe clay loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? Y Hydric soil present? Y Is the sampled area within a wetland? Y Indicators of wetland hydrology present? Y f yes, optional wetland site ID: Wetland 5 Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Phalaris arundinacea 2 Carex lacustris 3 4 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover 5 ) 95 Y FACW 5 N OBL 15 ) 100 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: 1 (A) 1 (B) 100.00% (A/B) Prevalence Index Worksheet Total % Cover of: OBL species 5 x 1= FACW species 95 x 2= FAC species 0 x 3= FACU species 0 x 4= UPL species 0 x 5= Column totals 100 (A) Prevalence Index = B/A = 5 190 0 0 0 195 (B) 1.95 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% X Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP5-3W Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-20 10YR2/1 98 10YR4/6 2 C M SCL 20-48 10YR5/2 100 10YR4/6 2 C M Sand ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) X Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) X FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes X No Depth (inches): 20 Indicators of wetland Saturation present? Yes X No Depth (inches): 18 hydrology present? Y Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP6-1 U Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S24, T121, R25 Landform (hillslope, terrace, etc.): Flat Local relief (concave, convex, none): Convex Slope (%): 0 to 5 Lat: Long: Datum: Soil Map Unit NameAngus-Le Sueur complex VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? N Hydric soil present? Y Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Dominan Indicator pominance Test Worksheet Tree Stratum (Plot size: 30 ) % Cover t Species Staus Number of Dominant Species 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Trifolium pratense 2 Taraxacum officinale 3 Poa Pratensis 4 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 0 =Total Cover 15 ) 0 =Total Cover 5 ) 50 Y FACU 50 Y FACU 20 N FAC 15 ) 120 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 0 x 2= FAC species 20 x 3= FACU species 100 x 4= UPL species 0 x 5= Column totals 120 (A) Prevalence Index = B/A = 0 (A) 2 (B) 0.00% (A/B) 0 0 60 400 0 460 (B) 3.83 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? N US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP6-1 U Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-14 10YR2/1 100 Sandy loam 14-24 10YR3/1 50 Sandy loam 10YR2/1 50 24-30 10YR5/2 95 10YR 5 C M Sandv clav loam ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) X Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes No X Depth (inches): Indicators of wetland Saturation present? Yes No X Depth (inches): hydrology present? N Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP6-1W Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S24, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 1 Lat: Long: Datum: Soil Map Unit Name Glencoe clay loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? Y Hydric soil present? Y Is the sampled area within a wetland? Y Indicators of wetland hydrology present? Y f yes, optional wetland site ID: Wetland 6 Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Phalaris arundinacea 2 3 4 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover 5 ) 100 Y FACW 15 ) 100 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: 1 (A) 1 (B) 100.00% (A/B) Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 100 x 2= FAC species 0 x 3= FACU species 0 x 4= UPL species 0 x 5= Column totals 100 (A) Prevalence Index = B/A = 0 200 0 0 0 200 (B) 2.00 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% X Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP6-1 W Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-18 N2.5/ 100 Sandy clay loam 18-24 10YR5/2 95 10YR4/6 5 C M Sand ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) X Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) X FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes X No Depth (inches): 0 Water table present? Yes X No Depth (inches): 6 Indicators of wetland Saturation present? Yes X No Depth (inches): 0 hydrology present? Y Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP7-1 U Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S23, T121, R25 Landform (hillslope, terrace, etc.): Flat Local relief (concave, convex, none): Flat Slope (%): 0 to 2 Lat: Long: Datum: Soil Map Unit Name Forada loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? No SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? N Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 15 ) Herb stratum (Plot size: 5 ) 1 Poa pratensis 2 Taraxacum officinale 3 Alopecurus pratensis 4 Phalaris arundinacea 5 Achilea millefolium 6 Drymocallis arguta 7 Vicia americana 8 9 10 Woodv vine stratum (Plot size: 15 1 2 Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover Y Y N N N N N 120 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) FAC FACU FACW FACW FACU FACU FACU Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 15 x 2= FAC species 60 x 3= FACU species 45 x 4= UPL species 0 x 5= Column totals 120 (A) Prevalence Index = B/A = 1 (A) 2 (B) 50.00% (A/B) 0 30 180 180 0 390 (B) 3.25 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? N US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP7-1 U Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-18 10YR2/1 90 Sandy loam 10YR4/2 10 18-30 10YR4/2 95 10YR4/6 1 C M Sand ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? N Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes X No Depth (inches): 26 Indicators of wetland Saturation present? Yes X No Depth (inches): 20 hydrology present? N Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP7-1W Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S23, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 1 Lat: Long: Datum: Soil Map Unit NameForada mucky loam VWI Classification: PEM1C Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? Y Hydric soil present? Y Is the sampled area within a wetland? Y Indicators of wetland hydrology present? Y f yes, optional wetland site ID: Wetland 7 Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover Herb stratum (Plot size: 5 ) 1 Alopecurus pratensis 30 2 Carex sartwellii 20 3 Carex pellita 20 4 Eleocharis palustris 10 5 Persicaria pensylvanica 5 6 Carex laeviconica 5 7 8 9 10 Woodv vine stratum (Plot size: 15 1 2 90 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) FACW FACW OBL OBL FACW OBL Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: 3 (A) 3 (B) 100.00% (A/B) Prevalence Index Worksheet Total % Cover of: OBL species 35 x 1= FACW species 55 x 2= FAC species 0 x 3= FACU species 0 x 4= UPL species 0 x 5= Column totals 90 (A) Prevalence Index = B/A = 35 110 0 0 0 145 (B) 1.61 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% X Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP7-1 W Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-7 10YR2/1 100 Sandy Clay loam 7-20 10YR4/2 100 Sand 20-28 10YR4/2 95 10YR4/6 5 C M Sand 28-48 2.5Y5/2 90 10YR4/6 10 C M Sand ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) X Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) X Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) X FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes X No Depth (inches): 18 Indicators of wetland Saturation present? Yes X No Depth (inches): 10 hydrology present? Y Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP8-1 U Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S 23, T121, R25 Landform (hillslope, terrace, etc.): Flat Local relief (concave, convex, none): Flat Slope (%): 2 to 4 Lat: Long: Datum: Soil Map Unit Name Forada loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation X , soil X , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? No SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? N Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. Sample point was located in cropland, hence vegetation and soils are significantly distrubed. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum 1 Glycine max 2 Rumex crispus 3 4 5 6 7 8 9 10 Woodv vine stratum 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover (Plot size: 5 ) 20 Y UPL 5 Y FAC (Plot size: 15 ) 25 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Sample point was located in a cropland dominated by soybeans. Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 0 x 2= FAC species 5 x 3= FACU species 0 x 4= UPL species 20 x 5= Column totals 25 (A) Prevalence Index = B/A = 1 (A) 2 (B) 50.00% (A/B) 0 0 15 0 100 115 (B) 4.60 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? N US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP8-1 U Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-16 10YR 2/1 100 Sandy loam 16-24 10YR 2/2 100 Sand 24-30 10YR 3/3 100 Sand 30-48 10YR 3/3 60 10YR 4/6 40 C M Sand ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? N Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes X No Depth (inches): 26 Indicators of wetland Saturation present? Yes X No Depth (inches): 22 hydrology present? N Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticellio/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP8-1 W Investigator(s): A. Krinke, A. Cameron, K. Uhler Section, Township, Range: S 23, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 2 Lat: Long: Datum: Soil Map Unit NameForada loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? SUMMARY OF FINDINGS (If needed, explain any answers in remarks.) Hydrophytic vegetation present? Y Hydric soil present? Y Is the sampled area within a wetland? Y Indicators of wetland hydrology present? Y If yes, optional wetland site ID: Wetland 8 Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub stratun (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Typha angustifolia 2 Alisma subcordatum 3 Phalaris arundinacea 4 Persicaria pensylvanica 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 15 ) Dominant Indicator pominance Test Worksheet Species Staus Number of Dominant Species that are OBL, FACW, or FAC: 3 (A) Total Number of Dominant Species Across all Strata: 3 (B) Percent of Dominant Species that are OBL, FACW, or FAC: 100.00% (A/B) 0 =Total Cover 0 =Total Cover 5 ) 20 Y OBL 20 Y OBL 15 Y FACW 5 N FACW 60 =Total Cover 15 ) 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Prevalence Index Worksheet Total % Cover of: OBL species 40 x 1= 40 FACW species 20 x 2= 40 FAC species 0 x 3= 0 FACU species 0 x 4= 0 UPL species 0 x 5= 0 Column totals 60 (A) 80 (B) Prevalence Index = B/A = 1.33 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% X Prevalence index is <_3.0" Morphogical adaptations' (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation' (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic Hydrophytic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: 0 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type' Loc" Texture Remarks 0-20 10YR 2/1 90 10YR 4/6 10 C M Sandv clav loam 20-48 I 10YR 3/2 I 100 Sand 'Type: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. "Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) X Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) •Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Restrictive Layer (if observed): Type: Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primarv Indicators (minimum of one is required; check all that applv) Surtace Water (A1) Aquatic Fauna (B13) High Water Table (A2) True Aquatic Plants (B14) Saturation (A3) Hydrogen Sulfide Odor (C1) Water Marks (B1) Oxidized Rhizospheres on Living Roots Sediment Deposits (B2) (C3) Drift Deposits (B3) Presence of Reduced Iron (C4) X Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Iron Deposits (B5) (C6) X Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Surtace Soil Cracks (B6) Drainage Patterns (B10) Dry-Season Water Table (C2) Crayfish Burrows (C8) Saturation Visible on Aerial Imagery (C9) X Stunted or Stressed Plants (D1) Geomorphic Position (D2) X FAC-Neutral Test (D5) Surface water present? Yes No X Depth (inches): Water table present? Yes X No Depth (inches): 20 Indicators of wetland Saturation present? Yes X No Depth (inches): 16 hydrology present? Y (includes capillary fringe) Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP9-1 U Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S 24, T121, R25 Landform (hillslope, terrace, etc.): Hillslope Local relief (concave, convex, none): Linear Slope (%): 2 to 4 Lat: Long: Datum: Soil Map Unit NameAngus loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? Y (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? N Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Dactylis glomerata 2 Taraxacum officinale 3 4 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover 5 ) 85 Y FACU 15 N FACU 15 ) 100 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Sample point is located on a hayed field. Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 0 x 2= FAC species 0 x 3= FACU species 100 x 4= UPL species 0 x 5= Column totals 100 (A) Prevalence Index = B/A = 0 (A) 1 (B) 0.00% (A/B) 0 0 0 400 0 400 (B) 4.00 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? N US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP9-1 U Profile Description Depth (Describe to the depth needed to document the indicator or confirm the absence of indicators.) (Inches) Color (moist) 0-12 10YR 2/1 12-18 10YR 2/1 18-30 10YR 3/2 30-48 10YR 4/2 10YR 2/1 % Color (moist) 100 95 10YR 4/6 90 10YR 4/6 60 10YR 4/6 10 % Type* Loc** 5 C M 10 C M 30 C M Texture Sandy clay loam Sandy clay loam Sandy clay Remarks ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: Depth (inches): Hydric soil present? N HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes X No Depth (inches): 20 Indicators of wetland Saturation present? Yes X No Depth (inches): 15 hydrology present? N Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP9-1W Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S 24, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 1 Lat: Long: Datum: Soil Map Unit NameKlossner, Okoboji, and Glencoe soils, ponded VWI Classification: PEM1A Are climatic/hydrologic conditions of the site typical for this time of the year? Y (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? Y Hydric soil present? Y Is the sampled area within a wetland? Y Indicators of wetland hydrology present? Y f yes, optional wetland site ID: Wetland 9 Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover Herb stratum (Plot size: 5 ) 1 Schoenoplectus fluviatilis 90 2 Persicaria pensylvanica 5 3 Equisetum arvense 5 4 5 6 7 8 9 10 Woodv vine stratum (Plot size: 15 1 2 Y OBL N FACW N FAC 100 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: 1 (A) 1 (B) 100.00% (A/B) Prevalence Index Worksheet Total % Cover of: OBL species 90 x 1= FACW species 5 x 2= FAC species 5 x 3= FACU species 0 x 4= UPL species 0 x 5= Column totals 100 (A) Prevalence Index = B/A = 90 10 15 0 0 115 (B) 1.15 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% X Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP9-1 W Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-20 10YR 2/1 100 Mucky loam 20-24 10YR 5/2 95 10YR4/6 5 C M Sand ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) X Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) X Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) X Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) X FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) X Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes X No Depth (inches): 6 Indicators of wetland Saturation present? Yes X No Depth (inches): surface hydrology present? Y Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP10-1U Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S24, T121, R25 Landform (hillslope, terrace, etc.): Hillslope Local relief (concave, convex, none): Linear Slope (%): 2 to 6 Lat: Long: Datum: Soil Map Unit NameAngus loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation X , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? No SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? N Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. Sample point was located in an active hayed field, hence vegetation are significantly distrubed. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum 1 Phleum pratense 2 Medicago sativa 3 4 5 6 7 8 9 10 Woodv vine stratum 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover (Plot size: 5 ) 80 Y FACU 20 Y FACU (Plot size: 15 ) 100 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 0 x 2= FAC species 0 x 3= FACU species 100 x 4= UPL species 0 x 5= Column totals 100 (A) Prevalence Index = B/A = 0 (A) 2 (B) 0.00% (A/B) 0 0 0 400 0 400 (B) 4.00 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? N US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP10-1 U Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrf: (Inches) Color (moist) 1-24 10YR3/2 ype: C = Concentration, D = Hydric Soil Indicators: % Color (moist) % Type* Loc** Texture 100 SL iepletion, RM = Reduced Matrix, MS = Masked Sand Grains. Histisol (A1) Histic Epipedon (A2) Black Histic (A3) Hydrogen Sulfide (A4) Stratified Layers (A5) 2 cm Muck (A10) Depleted Below Dark Surface (A11) Thick Dark Surface (Al2) Sandy Mucky Mineral (S1) 5 cm Mucky Peat or Peat (S3) Type: Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Sandy Gleyed Matrix (S4) Sandy Redox (S5) Stripped Matrix (S6) Loamy Mucky Mineral (F1) Loamy Gleyed Matrix (F2) Depleted Matrix (F3) Redox Dark Surface (F6) Depleted Dark Surface (F7) Redox Depressions (F8) Remarks **Location: PL = Pore Lininq, M= Matrix Indicators for Problematic Hydric Soils: Coast Prairie Redox (A16) (LRR K, L, R) Dark Surface (S7) (LRR K, L) Iron-Manganese Masses (F12) (LRR K, L, R) Very Shallow Dark Surface (TF12) Other (explain in remarks) *Indicators of hydrophytic vegetation and weltand hydrology must be present, unless disturbed or problematic Hydric soil present? N Primary Indicators (minimum of one is required; check all that apply) ; Surface Water (A1) Aquatic Fauna (B13) High Water Table (A2) True Aquatic Plants (B14) Saturation (A3) Hydrogen Sulfide Odor (C1) Water Marks (B1) Oxidized Rhizospheres on Living Roots Sediment Deposits (B2) (C3) Drift Deposits (B3) Presence of Reduced Iron (C4) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Iron Deposits (B5) (C6) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes Water table present? Yes Saturation present? Yes No X Depth (inches): No X Depth (inches): No X Depth (inches): Surface Soil Cracks (B6) Drainage Patterns (B10) Dry-Season Water Table (C2) Crayfish Burrows (C8) Saturation Visible on Aerial Imagery (C9) Stunted or Stressed Plants (D1) Geomorphic Position (D2) FAC-Neutral Test (D5) Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Indicators of wetland hydrology present? N US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP10-1W Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S24, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 1 Lat: Long: Datum: Soil Map Unit Name Glencoe clay loam VWI Classification: PEM!Af Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? Y Hydric soil present? Y Is the sampled area within a wetland? Y Indicators of wetland hydrology present? Y f yes, optional wetland site ID: Wetland 10 Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Phalaris arundinacea 2 Schoenoplectus tabernaemontani 3 4 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover 5 ) 95 Y FACW 5 N OBL 15 ) 100 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: 1 (A) 1 (B) 100.00% (A/B) Prevalence Index Worksheet Total % Cover of: OBL species 5 x 1= FACW species 95 x 2= FAC species 0 x 3= FACU species 0 x 4= UPL species 0 x 5= Column totals 100 (A) Prevalence Index = B/A = 5 190 0 0 0 195 (B) 1.95 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% X Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP10-1W Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-22 10YR2/1 100 Loam 22-28 10YR4/2 95 10YR4/6 5 C M Clay loam ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) X Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) X FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes No X Depth (inches): Indicators of wetland Saturation present? Yes No X Depth (inches): hydrology present? Y Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP11-1U Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S24, T121, R25 Landform (hillslope, terrace, etc.): Flat Local relief (concave, convex, none): Convex Slope (%): 0 to 1 Lat: Long: Datum: Soil Map Unit Name Glencoe clay loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? N Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover Herb stratum (Plot size: 5 ) 1 Bromus inermis 40 2 Phalaris arundinacea 30 3 Trifolium pratense 15 4 Carex lacustris 10 5 Taraxacum officinale 5 6 7 8 9 10 Woodv vine stratum (Plot size: 15 1 2 Y Y N N N 100 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) FACU FACW FACU OBL FACU Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: Prevalence Index Worksheet Total % Cover of: OBL species 10 x 1= FACW species 30 x 2= FAC species 0 x 3= FACU species 60 x 4= UPL species 0 x 5= Column totals 100 (A) Prevalence Index = B/A = 1 (A) 2 (B) 50.00% (A/B) 10 60 0 240 0 310 (B) 3.10 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? N US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP11-1U Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-10 N2.5 100 Loam 10-19 10YR2/1 100 Loam 19-24 10YR4/2 95 10YR4/6 5 C M Loamy sand ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? N Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes No X Depth (inches): Indicators of wetland Saturation present? Yes No X Depth (inches): hydrology present? N Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP11-1W Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S24, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 1 Lat: Long: Datum: Soil Map Unit NameGlencoe clay loam VWI Classification: PEM1A Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? Yes SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? Y Hydric soil present? Y Is the sampled area within a wetland? Y Indicators of wetland hydrology present? Y f yes, optional wetland site ID: Wetland 11 Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30- day rolling precipition total. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Phalaris arundinacea 2 Acorus calamus 3 Carex lacustris 4 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover 5 ) 30 Y FACW 30 Y OBL 20 Y OBL 15 ) 80 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: 3 (A) 3 (B) 100.00% (A/B) Prevalence Index Worksheet Total % Cover of: OBL species 50 x 1= FACW species 30 x 2= FAC species 0 x 3= FACU species 0 x 4= UPL species 0 x 5= Column totals 80 (A) Prevalence Index = B/A = 50 60 0 0 0 110 (B) 1.38 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% X Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? Y US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP11-1W Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-14 N2.5/ 100 Loam 14-24 10YR4/1 90 10YR4/6 10 C M Sand ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) X Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) X Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) X FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes X No Depth (inches): 7 Indicators of wetland Saturation present? Yes X No Depth (inches): 5 hydrology present? Y Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP-A Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S23, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 2 to 6 Lat: Long: Datum: Soil Map Unit Name Dorset-Two Inlets complex VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation X , soil X , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? No SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? N Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. Sample point was located in a cropped field, hence vegetation and soils are significantly distrubed. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum 1 Zea mays 2 3 4 5 6 7 8 9 10 Woodv vine stratum 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover (Plot size: 5 ) 20 Y UPL (Plot size: 15 ) 20 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 0 x 2= FAC species 0 x 3= FACU species 0 x 4= UPL species 20 x 5= Column totals 20 (A) Prevalence Index = B/A = 0 (A) 1 (B) 0.00% (A/B) 0 0 0 0 100 100 (B) 5.00 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? N US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP-A Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-24 10YR2/1 100 Clay loam 24-34 10YR3/3 98 10YR4/6 2 C M Sandy clay loam 34-48 10YR4/4 90 10YR4/6 10 C M Sand ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? N Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes No X Depth (inches): Indicators of wetland Saturation present? Yes No X Depth (inches): hydrology present? N Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP-B Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S23, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 2 Lat: Long: Datum: Soil Map Unit Name Dorset snady loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation X , soil X , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? No SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? N Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. Sample point was located in a cropped field, hence vegetation and soils are significantly distrubed. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum 1 Zea mays 2 3 4 5 6 7 8 9 10 Woodv vine stratum 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover (Plot size: 5 ) 20 Y UPL (Plot size: 15 ) 20 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 0 x 2= FAC species 0 x 3= FACU species 0 x 4= UPL species 20 x 5= Column totals 20 (A) Prevalence Index = B/A = 0 (A) 1 (B) 0.00% (A/B) 0 0 0 0 100 100 (B) 5.00 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? N US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP-B Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-8 10YR2/1 100 Loam 8-14 10YR2/1 95 10YR4/6 5 C M Loam 14-18 10YR3/3 100 Sandy loam 18-30 10YR4/4 100 Sandv loam ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? N Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes No X Depth (inches): Indicators of wetland Saturation present? Yes No X Depth (inches): hydrology present? N Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP-C Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S 23, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 2 Lat: Long: Datum: Soil Map Unit Name Forada loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation X , soil X , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? No SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? N Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. Sample point was located in cropped field, hence vegetation and soils are significantly distrubed. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum 1 Zea mays 2 3 4 5 6 7 8 9 10 Woodv vine stratum 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover (Plot size: 5 ) 20 Y UPL (Plot size: 15 ) 20 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Sample point was located in a cropped field. Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 0 x 2= FAC species 0 x 3= FACU species 0 x 4= UPL species 20 x 5= Column totals 20 (A) Prevalence Index = B/A = 0 (A) 1 (B) 0.00% (A/B) 0 0 0 0 100 100 (B) 5.00 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? N US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP-C Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-33 10YR2/1 100 CL 33-48 I 10YR3/3 I 100 I I I I I Sand ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: Depth (inches): Hydric soil present? N HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes Water table present? Yes Saturation present? Yes No X Depth (inches): No X Depth (inches): No X Depth (inches): Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Indicators of wetland hydrology present? N US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP-D2 Investigator(s): A. Krinke, A. Cameron, K. Uhler Section, Township, Range: S23, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 2 Lat: Long: Datum: Soil Map Unit NameSouthhaven loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation X , soil X , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? No SUMMARY OF FINDINGS (If needed, explain any answers in remarks.) Hydrophytic vegetation present? N Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N If yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. Sample point was located in a cropped field, hence vegetation and soils are significantly distrubed. VEGETATION -- Use scientific names of plants. Absolute Dominant Indicator Tree Stratum (Plot size: 30 ) % Cover Species Staus 1 2 3 4 5 Saplinq/Shrub stratun (Plot size: 1 2 3 4 5 Herb stratum 1 Zea mays 2 3 4 5 6 7 8 9 10 0 =Total Cover 15 ) 0 =Total Cover (Plot size: 5 ) 20 Y UPL Woodv vine stratum (Plot size: 1 2 20 =Total Cover 15 ) 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: 0 (A) Total Number of Dominant Species Across all Strata: 1 (B) Percent of Dominant Species that are OBL, FACW, or FAC: 0.00% (A/B) Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= 0 FACW species 0 x 2= 0 FAC species 0 x 3= 0 FACU species 0 x 4= 0 UPL species 20 x 5= 100 Column totals 20 (A) 100 (B) Prevalence Index = B/A = 5.00 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations' (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation' (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic Hydrophytic vegetation present? N US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP-D2 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type' Loc" Texture Remarks 0-10 10YR2/1 100 Loam 10-16 10YR2/1 100 Sandy clay loam 16-28 10YR3/4 100 Sandy clay loam 28-48 2.5Y5/3 90 10YR4/6 10 C M Sandy clay loam 'Type: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. "Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) •Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Restrictive Layer (if observed): Type: Hydric soil present? N Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primarv Indicators (minimum of one is required; check all that applv) Secondarv Indicators (minimum of two requi Surtace Water (A1) Aquatic Fauna (B13) Surtace Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Surface water present? Yes No X Depth (inches): Water table present? Yes No X Depth (inches): Indicators of wetland Saturation present? Yes No X Depth (inches): hydrology present? N (includes capillary fringe) Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP-D1 Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S23, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 2 Lat: Long: Datum: Soil Map Unit Name Southhaven loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation X , soil X , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? No SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? N Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. Sample point was located in a cropped field, hence vegetation and soils are significantly distrubed. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum 1 Zea mays 2 3 4 5 6 7 8 9 10 Woodv vine stratum 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover (Plot size: 5 ) 20 Y UPL (Plot size: 15 ) 20 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 0 x 2= FAC species 0 x 3= FACU species 0 x 4= UPL species 20 x 5= Column totals 20 (A) Prevalence Index = B/A = 0 (A) 1 (B) 0.00% (A/B) 0 0 0 0 100 100 (B) 5.00 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? N US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP-D1 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-35 10YR2/1 100 SCL 35-48 I 10YR3/4 I 100 I I I I I S ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: Depth (inches): Hydric soil present? N HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes Water table present? Yes Saturation present? Yes No X Depth (inches): No X Depth (inches): No X Depth (inches): Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Indicators of wetland hydrology present? N US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP-E Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S23, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 2 Lat: Long: Datum: Soil Map Unit Name Forada loam VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation X , soil X , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? No SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? N Hydric soil present? N Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. Sample point was located in a cropped field, hence vegetation and soils are significantly distrubed. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum 1 Zea mays 2 3 4 5 6 7 8 9 10 Woodv vine stratum 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover (Plot size: 5 ) 20 Y UPL (Plot size: 15 ) 20 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 0 x 2= FAC species 0 x 3= FACU species 0 x 4= UPL species 20 x 5= Column totals 20 (A) Prevalence Index = B/A = 0 (A) 1 (B) 0.00% (A/B) 0 0 0 0 100 100 (B) 5.00 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? N US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP-E Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-12 10YR2/1 100 Loam 12-20 10YR3/2 85 10YR4/6 15 C M Sandy loam 20-30 10YR4/3 80 10YR4/6 20 C M Sand 30-48 10YR5/2 100 Sand ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? N Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No Depth (inches): Water table present? Yes X No Depth (inches): 34 Indicators of wetland Saturation present? Yes X No Depth (inches): 28 hydrology present? N Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP-F Investigator(s): A. Krinke, A. Cameron, K. Uhler 3ection, Township, Range: S24, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 3 Lat: Long: Datum: Soil Map Unit Name Eckvoll loamy fine sand VWI Classification: None Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation X , soil X , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? No SUMMARY OF FINDINGS (If needed, explain any answers in remarks. Hydrophytic vegetation present? N Hydric soil present? Y Is the sampled area within a wetland? N Indicators of wetland hydrology present? N f yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. Sample point was located in a cropped field, hence vegetation and soils are significantly distrubed. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub straturr (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Dactylis glomerata 2 Chenopodium album 3 4 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 15 ) Dominan Indicator t Species Staus 0 =Total Cover 0 =Total Cover 5 ) 90 Y FACU 10 N FACU 15 ) 100 =Total Cover 0 =Total Cover Remarks: (Include photo numbers here or on a separate sheet) Dominance Test Worksheet Number of Dominant Species that are OBL, FACW, or FAC: Total Number of Dominant Species Across all Strata: Percent of Dominant Species that are OBL, FACW, or FAC: Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= FACW species 0 x 2= FAC species 0 x 3= FACU species 100 x 4= UPL species 0 x 5= Column totals 100 (A) Prevalence Index = B/A = 0 (A) 1 (B) 0.00% (A/B) 0 0 0 400 0 400 (B) 4.00 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation Dominance test is >50% Prevalence index is <_3.0" Morphogical adaptations* (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation* (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic vegetation present? N US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP-F Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type* Loc** Texture Remarks 0-20 10YR2/1 100 Loam 20-34 10YR4/2 90 10YR4/6 10 C M Sand ype: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. **Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) X Thick Dark Surface (Al2) Depleted Dark Surface (F7) *Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Type: I Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondarv Indicators (minimum of two requir Surface Water (A1) Aquatic Fauna (B13) Surface Soil Cracks (B6) High Water Table (A2) True Aquatic Plants (B14) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Dry-Season Water Table (C2) Water Marks (B1) Oxidized Rhizospheres on Living Roots Crayfish Burrows (C8) Sediment Deposits (B2) (C3) Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils X Geomorphic Position (D2) Iron Deposits (B5) (C6) FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Field Observations: Surface water present? Yes No X Depth (inches): Water table present? Yes No X Depth (inches): Indicators of wetland Saturation present? Yes No X Depth (inches): hydrology present? N Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: US Army Corps of Engineers Midwest Region WETLAND DETERMINATION DATA FORM - Midwest Region Project/Site Haven Ridge City/County: Monticello/ Wright Sampling Date: 5/23/2018 Applicant/Owner: Phoenix Development State: MN Sampling Point: SP-G Investigator(s): A. Krinke, A. Cameron, K. Uhler Section, Township, Range: S24, T121, R25 Landform (hillslope, terrace, etc.): Depression Local relief (concave, convex, none): Concave Slope (%): 0 to 2 Lat: Long: Datum: Soil Map Unit NameCordova clay loam VWI Classification: PUBF Are climatic/hydrologic conditions of the site typical for this time of the year? N (If no, explain in remarks) Are vegetation X , soil , or hydrology significantly disturbed? Are "normal circumstances" Are vegetation , soil , or hydrology naturally problematic? present? No SUMMARY OF FINDINGS (If needed, explain any answers in remarks.) Hydrophytic vegetation present? Y Hydric soil present? Y Is the sampled area within a wetland? N Indicators of wetland hydrology present? N If yes, optional wetland site ID: Remarks: (Explain alternative procedures here or in a separate report.) Climatic conditions were normal based on the gridded database method and below the normal range based on the 30-day rolling precipition total. Sample point was located in an active hayed field, hence vegetation are significantly distrubed. VEGETATION -- Use scientific names of plants. Absolute Tree Stratum (Plot size: 30 ) % Cover 1 2 3 4 5 Saplinq/Shrub stratun (Plot size: 1 2 3 4 5 Herb stratum (Plot size: 1 Alopecurus pratensis 2 Taraxacum officinale 3 4 5 6 7 8 9 10 Woodv vine stratum (Plot size: 1 2 15 ) Dominant Indicator pominance Test Worksheet Species Staus Number of Dominant Species that are OBL, FACW, or FAC: 1 (A) Total Number of Dominant Species Across all Strata: 1 (B) Percent of Dominant Species that are OBL, FACW, or FAC: 100.00% (A/B) 0 =Total Cover 0 =Total Cover 5 ) 90 Y FACW 10 N FACU 100 =Total Cover 15 ) 0 =Total Cover Prevalence Index Worksheet Total % Cover of: OBL species 0 x 1= 0 FACW species 90 x 2= 180 FAC species 0 x 3= 0 FACU species 10 x 4= 40 UPL species 0 x 5= 0 Column totals 100 (A) 220 (B) Prevalence Index = B/A = 2.20 Hydrophytic Vegetation Indicators: Rapid test for hydrophytic vegetation X Dominance test is >50% X Prevalence index is <_3.0" Morphogical adaptations' (provide supporting data in Remarks or on a separate sheet) Problematic hydrophytic vegetation' (explain) *Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic Hydrophytic vegetation present? Y Remarks: (Include photo numbers here or on a separate sheet) Vegetation Consisted of a hay crop, therefore normal circumstances were not present. US Amy Corps of Engineers Midwest Region SOIL Sampling Point: SP-G Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (Inches) Color (moist) % Color (moist) % Type' Loc" Texture Remarks 0-22 10YR2/1 100 Loam 22-48 � 10YR4/2 � 90 � 10YR4/6 � 10 � C � M � Sandy clay loam 'Type: C= Concentration, D= Depletion, RM = Reduced Matrix, MS = Masked Sand Grains. "Location: PL = Pore Lining, M= Matrix Hydric Soil Indicators: Indicators for Problematic Hydric Soils: Histisol (A1) Sandy Gleyed Matrix (S4) Coast Prairie Redox (A16) (LRR K, L, R) Histic Epipedon (A2) Sandy Redox (S5) Dark Surface (S7) (LRR K, L) Black Histic (A3) Stripped Matrix (S6) Iron-Manganese Masses (F12) (LRR K, L, R) Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) Very Shallow Dark Surface (TF12) Stratified Layers (A5) Loamy Gleyed Matrix (F2) Other (explain in remarks) 2 cm Muck (A10) Depleted Matrix (F3) Depleted Below Dark Surface (A11) Redox Dark Surface (F6) X Thick Dark Surface (Al2) Depleted Dark Surface (F7) •Indicators of hydrophytic vegetation and weltand Sandy Mucky Mineral (S1) Redox Depressions (F8) hydrology must be present, unless disturbed or 5 cm Mucky Peat or Peat (S3) problematic Restrictive Layer (if observed): Type: Hydric soil present? Y Depth (inches): HYDROLOGY Wetland Hydrology Indicators: Primarv Indicators (minimum of one is required; check all that applv) Surtace Water (A1) Aquatic Fauna (B13) High Water Table (A2) True Aquatic Plants (B14) Saturation (A3) Hydrogen Sulfide Odor (C1) Water Marks (B1) Oxidized Rhizospheres on Living Roots Sediment Deposits (B2) (C3) Drift Deposits (B3) Presence of Reduced Iron (C4) Algal Mat or Crust (B4) Recent Iron Reduction in Tilled Soils Iron Deposits (B5) (C6) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Sparsely Vegetated Concave Surface (B8) Gauge or Well Data (D9) Water-Stained Leaves (B9) Other (Explain in Remarks) Surtace Soil Cracks (B6) Drainage Patterns (B10) Dry-Season Water Table (C2) Crayfish Burrows (C8) Saturation Visible on Aerial Imagery (C9) Stunted or Stressed Plants (D1) X Geomorphic Position (D2) FAC-Neutral Test (D5) Surface water present? Yes No X Depth (inches): Water table present? Yes X No Depth (inches): 46 Indicators of wetland Saturation present? Yes X No Depth (inches): 42 hydrology present? N (includes capillary fringe) Describe recorded data (stream gauge, monitoring well, aerial photos, previous inspections), if available: FAC-Neutral test does not apply because the FACW species present was planted for a hay crop. US Army Corps of Engineers Midwest Region Haven Ridge Site Wetland Delineation Report APPENDIX C Precipitation Data Precipitation Documentation Worksheet Using Gridded Database Minnesota State Climatology Office State Climatology Office - DNR Division of Ecological and Water Resources University of Minnesota home � current conditions � journal � past data � summaries � agriculture � other sites � about us � Precipitation Worksheet Using Gridded Database Precipitation data for target wetland location: county: Wright township number: 121 N township name: Monticello (west) range number: 25W nearest community: Monticello section number: 24 Aerial photograph or site visit date: Friday, June 1, 2018 Score using 1981-2010 normal period third prior values are in inches first prior second prior month: A'R' following a monthly total indicates a provisional value derived from month: month: MarCh radar-based estimates. May 2018 April 2018 2018 estimated precipitation total for this location: 2.44R 1.97R 1.46R there is a 30°/a chance this location will have less than: 2.36 1.78 1.07 there is a 30% chance this location will have more than: 4.01 3.23 2.01 type of month: dry normal wet normal normal normal monthlyscore 3*2=6 2*2=4 1 *2=2 multi-month score: 12 (Normal) 6 to 9(dry) 10 to 14 (normal) 15 to 18 (wet) Other Resources: ■ retrieve daily precipitation data ■ view radar-based precipitation estimates ■ view weekly precipitation maps ■ Evaluating Antecedent Precipitation Conditions (BWSR) http://climateapps.dnr.state.mn.us/gridded_data/precip/wetland/worksheet.asp?passXutm83=439831 &passYutm83=5014413&passcounty=Wright&pa... 1 /1 � � M N � � 00 I` Cfl lf� � ('7 N � (say�ui) uoi�e�idi�aad le�o� �(lu�uoua pue �(�ied � r � N O M Phoenix Developments, Monticello: Precipitation Summary Source: Minnesota Climatology Working Group Monthly Totalso 2018 Target: T121N R25w s24, Lat: 45.27420 Lon: 93.77638 mon year cc tttN rrW ss nnnn o000000o pre 7an 2018 86 120N 26W 8 SWCD .28 Feb 2018 86 121N 25W 18 SWCD 1.47 Mar 2018 86 121N 25W 18 SWCD 1.46 Apr 2018 86 121N 25W 18 SWCD 2.56 May 2018 86 121N 25W 18 SWCD 2.82 March/April/May Daily Records Date Precip. Date Precip. Date Precip. Mar 1, 2018 0 Apr 1, 2018 0 May 1, 2018 .02 Mar 2, 2018 0 Apr 2, 2018 .50 May 2, 2018 0 Mar 3, 2018 .30 Apr 3, 2018 .35 May 3, 2018 0 Mar 4, 2018 .05 Apr 4, 2018 0 May 4, 2018 0 Mar 5, 2018 .40 Apr 5, 2018 0 May 5, 2018 0 Mar 6, 2018 .05 Apr 6, 2018 0 May 6, 2018 0 Mar 7, 2018 0 Apr 7, 2018 0 May 7, 2018 0 Mar 8, 2018 0 Apr 8, 2018 .05 May 8, 2018 .12 Mar 9, 2018 0 Apr 9, 2018 0 May 9, 2018 .05 Mar 10, 2018 .05 Apr 10, 2018 0 May 10, 2018 .02 Mar 11, 2018 0 Apr 11, 2018 0 May 11, 2018 .05 Mar 12, 2018 0 Apr 12, 2018 0 May 12, 2018 .05 Mar 13, 2018 0 Apr 13, 2018 .30 May 13, 2018 0 Mar 14, 2018 0 Apr 14, 2018 .60 May 14, 2018 .30 Mar 15, 2018 0 Apr 15, 2018 .50 May 15, 2018 0 Mar 16, 2018 0 Apr 16, 2018 0 May 16, 2018 0 Mar 17, 2018 0 Apr 17, 2018 0 May 17, 2018 0 Mar 18, 2018 0 Apr 18, 2018 0 May 18, 2018 0 Mar 19, 2018 .O1 Apr 19, 2018 0 May 19, 2018 0 Mar 20, 2018 .05 Apr 20, 2018 0 May 20, 2018 .15 Mar 21, 2018 0 Apr 21, 2018 0 May 21, 2018 .02 Mar 22, 2018 0 Apr 22, 2018 0 May 22, 2018 0 Mar 23, 2018 0 Apr 23, 2018 0 May 23, 2018 0 Site Visit Mar 24, 2018 .20 Apr 24, 2018 0 May 24, 2018 .O1 Mar 25, 2018 .15 Apr 25, 2018 0 May 25, 2018 0 Mar 26, 2018 0 Apr 26, 2018 0 May 26, 2018 0 Mar 27, 2018 0 Apr 27, 2018 0 May 27, 2018 0 Mar 28, 2018 0 Apr 28, 2018 0 May 28, 2018 .08 Mar 29, 2018 0 Apr 29, 2018 .21 May 29, 2018 1.80 Mar 30, 2018 .20 Apr 30, 2018 .05 May 30, 2018 .15 Mar 31, 2018 0 May 31, 2018 0 1981-2010 Summary Statistics Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec WARM ANN WAT 30% 0.52 0.39 1.11 1.83 2.41 3.30 2.46 3.28 2.22 1.18 0.79 0.51 15.82 26.82 26.49 70% 0.89 1.04 1.99 3.26 4.03 5.73 4.31 4.06 4.85 3.24 1.99 1.34 21.44 33.61 31.77 mean 0.78 0.71 1.62 2.63 3.32 4.50 3.62 4.03 3.65 2.50 1.55 1.04 19.12 29.94 29.79 Haven Ridge Site Wetland Delineation Report APPENDIX D Aerial Review for Offsite Hydrology Assessment E�iibit 1 Field data sheet reference (if applicable): Wetland Hydrology from Aerial Imagery — Recording Form Project Name: Haven Ridge Date: 7/9/2018 County: Wright Investigator: A. Cameron Legal Description (S, T, R): S:23 & 24 T:121N R:25W Summary Table Date Climate Condition Image Interpretation(s) Image Image Source (Wet dr Taken �- normal)'� Area: SS Area: XX Area: YY Area: QQ Area: ZZ D-Y) 7/1/1991 FSA Wet NC NV NC NV NV 7/1/1992 FSA Dry NC NV NC NV NV 7/1/1993 FSA Wet NC SS NC SS NV 7/1/1994 FSA Normal (1) NC (1) WS (1) NC (1) WS (1) CS (1) 7/1/1995 FSA Dry NC NV NC NV NV 7/1/1996 FSA Normal (2) NC (2) NV NC (2) CS (2) NV 7/1/1997 FSA Dry NC NV NC NV CS 7/1/1998 FSA Normal (3) NC (3) NV NC (3) NV NV 7/1/2000 FSA Dry NC NSS NC WS NV 7/1/2003 FSA Wet NC DO/CS NC CS CS 7/1/2008 FSA Normal (4) NC (4) NV NC (4) NV NV 7/1/2009 FSA Dry WS NV NC NV NV 7/1/2010 FSA Wet NC NV NC NSS CS 7/1/2013 FSA Wet NC WS NC NSS NV 7/1/2015 FSA Normal (5) NC (5) NV NC (5) NV NV 7/1/2017 FSA Normal (6) NC (6) NV NC (6) NV NV 4/13/2005 Wright Co. Normal (7) SS (7) NSS NC (7) NSS NSS 4/30/2008 Wright Co. Normal (8) SW (8) NSS NC (8) SS (3) SS (2) 4/31/2018 Wright Co. Normal (9) SW (9) NSS NC (9) NSS SS (3) 5/23/2018 KES Drone Normal (10) SW (10) NSS NC (10) NSS NV Normal Climate Condition Area: SS Area: XX Area: YY Area: QQ Area: ZZ Number of normal ears 10 10 10 10 10 Number with wet si natures 10 1 10 3 3 Percent with wet signatures 100% 10% 100% 30% 30% KEY WS - wetland signature SS - soil wetness signature CS - crop stress NC - not cropped AP - altered pattern NV - normal vegetative cover DO - drowned out SW - standing water NSS — no soil wetness signature Other labels or comments: • Useabovekeytolabelimageinterpretations.Itisimperativethatthereviewerreadandunderstandtheguidanceassociatalwiththeuseoftheselabe]s.Ifaltematelabelsareused,indicateinboxabove. • If less than five (5) images taken during normal climate conditions ue available, use an equal number of images taken during wet and dry climate conditions and use as many images as you have available. Describe the results using this methodology in your report. i Use MN State Climatoloevwebsiteto deteimine climate condition E�iibit 1 Field data sheet reference (if applicable): Wetland Hydrology from Aerial Imagery — Recording Form Project Name: Haven Ridge Date: 7/9/2018 County: Wright Investigator: A. Cameron Legal Description (S, T, R): S:23 & 24 T:121N R:25W Summary Table Climate Image Interpretation(s) Date Image Image Condition Taken �-n- Source (�'et, dry, � normal)' Area: WW Area: TT Area: Area: Area: 7/1/1991 FSA Wet NGCS NC 7/1/1992 FSA Dry NC NC 7/1/1993 FSA Wet NC NC 7/1/1994 FSA Normal (1) AP (1) NC (1) 7/1/1995 FSA Dry CS NC 7/1/1996 FSA Normal (2) NC (2) NC (2) 7/1/1997 FSA Dry CS NC 7/1/1998 FSA Normal (3) NC (3) NC (3) 7/1/2000 FSA Dry WS NC 7/1/2003 FSA Wet SW/CS NC 7/1/2008 FSA Normal (4) NC (4) NC (4) 7/1/2009 FSA Dry NC NC 7/1/2010 FSA Wet NGCS NC 7/1/2013 FSA Wet NC/DO NC 7/1/2015 FSA Normal (5) NC (5) NC (5) 7/1/2017 FSA Normal (6) NC (6) NC (6) 4/13/2005 Wright Co. Normal (7) SS (7) NC (7) 4/30/2008 Wright Co. Normal (8) SW (8) NC/SW (8) 4/31/2018 Wright Co. Normal (9) NC (9) NC (9) 5/23/2018 KES Drone Normal (10) NC (10) NC (10) Normal Climate Condition Area: WW Area: TT Area: Area: Area: Number of normal ears 10 10 Number with wet si natures 10 10 Percent with wet signatures 100% 100% KEY WS - wetland signature SS - soil wetness signature CS - crop stress NC - not cropped AP - altered pattern NV - normal vegetative cover DO - drowned out SW - standing water NSS — no soil wetness signature Other labels or comments: • Useabovekeytolabelimageinterpretations.Itisimperativethatthereviewerreadandunderstandtheguidanceassociatalwiththeuseoftheselabe]s.Ifaltematelabelsareused,indicateinboxabove. • If less than five (5) images taken during normal climate conditions ue available, use an equal number of images taken during wet and dry climate conditions and use as many images as you have available. Describe the results using this methodology in your report. i Use MN State Climatoloevwebsiteto deteimine climate condition E�iibit 1 Field data sheet reference (if applicable): Wetland Determination from Aerial Imagery — Recording Form Project Name: Haven Ridge Date: 7/9/2018 Investigator: A. Cameron Legal Description (S, T, R): Use the Decision Matrix below to complete Table 1. County: Wright S:23 & 24 T:121N R:25W Hydric Soils Identi�ed on NWI or Percent with wet Field veri�cation presentl other wetland map2 signatures from Exhibit 1 required3 wetland? Yes Yes >50% No Yes Yes Yes 30-50% No Yes Yes Yes <30% Yes Yes, if other hydrology indicators present Yes No >50% No Yes Yes No 30-50% Yes Yes, if other hydrology indicators present Yes No <30% No No No Yes >50% No Yes No Yes 30-50% No Yes No Yes <30% No No No No >50% Yes Yes, if other hydrology indicators present No No 30-50% Yes Yes, if other hydrology indicators present No No <30% No No � The presence of hydric soils can be determined from the "Hydric Rating by Map Unit Feature" under "Iand Classifications'� from the Web Soil Survey. "Not Hydrid' is the only category considered to not have hydric soils. Field sampling for the presence/absence of hydric soil indicators can be used in lieu of the hydric rating if appropriately documented by provicling completed field data sheets. Z At mirtimum, the most updated NWI data available for the uea must be reviewed for this step. Any and all other local or regional weTland maps that ue publically available should be reviewed. 3 Area should be reviewed in the field for the presence/absence of weTland hydrology indicators per the applicable 87 Manual Regional Supplement, including the D2 indicator (geomorpMc position). Table 1. Percent with Hydric Soils Identi�ed on NWI or Other hydrology � Area present other wetland map �'�'et signatures indicators presentl wetland. from Exhibit 1 SS Yes Yes 100 Yes Yes XX Yes No 10 No No YY Yes Yes 100 Yes Yes QQ Yes No 30 No No ZZ Yes Yes 30 No No WW Yes Yes 100 Yes Yes TT Yes Yes 100 Yes Yes 1 Answer "N/A" if field verification is not required and was not conducted. � ' ti�� t� 4' r F _ ' . <,� , F .�A .� . � �r� , : w:. 'tif' � �� . : � � ;; :, � � � k'G � e 1�'' M` �t' �� rf Ir � . ��r� h�Y � '�i �� v � �, ��I `� ' �. ,- ��`�'"��.,�� ' �� ' t .. ` • '. '� _ ,. Y Aerial Review Performed QApprox Site Location Offsite Hydrology Assessment West (1991 FSA Photo) N 0 500 _ � � � Feet f .. � l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y �w� ��/ Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. Offsite Hydrology Assessment East (1991 FSA Photo) N � 0 500 � � Feet l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. �� P r � � �� '� i I i � r -- � � . -i ,- , �� -�r J^ �'l - � . . � . .I } ' .- , � ' � _ _ . � , . f � 3. `�. . i° �" M` �� , . � �' .�--- - � - , c� .�.iY� �r-.�hil�#,. , �- �: -. i.-:�4r"-!7'� A � . ., ' �=.. . ,. � � .w ,�- �.�. _ .5,." � � � �. , . �� ,.::-::;._. ��:,�:,�. .,�� Aerial Review Performed - . _ � �� Q Approx Site Location � . Offsite Hydrology Assessment West (1992 FSA Photo) N 0 500 _ � � � Feet f .. � l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y �w� ��/ Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. Offsite Hydrology Assessment East (1992 FSA Photo) N � 0 500 � � Feet l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. �1�� i�� 1 .. `I �_. --- - - t:`f�r ��• { -.i 9t��, _ _ I ' . � f � � . � y ' ' P' � . - ' �'� i � �j II. - �+f• : .. r,n. � �� ..J � � � �� i :��.'�' �' ��, :� ��' �, ,� -� ;{ ,; " - r � s� y� � � .. � �� ' �� . ■ ;M' N I I r = �+.� Y 1.- .._ � —•- • �� ! y � � �1�. f ..�. ! ^ �' f i, . F , � f; _�il�t�. .,� � i .,. ,3, ,•" ''- , , r � � ' �� - - -� .�` �� -_, r iuy>.: r� �. i+c i i � • �, y°'"'^ , �+ .r�+� , � .,... _�. .. . .. - � . , a � � .4�NT� ja.�3R'�' '�., ' . �' �, - y � : _ • � ` Y � �' 'y • •.� .. �� '�e�' � i:.•�'� � .A' ,i .M, I� • • :��" . -.-- - - � ._ � y�.. r / � �' ' Aerial Review Performed �:.,;� � _� � . y ;r Q Approx Site Location +�' ,� � � . Offsite Hydrology Assessment West (1993 FSA Photo) N 0 500 _ � � � Feet f .. � l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y �w� ��/ Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. Offsite Hydrology Assessment East (1993 FSA Photo) N � 0 500 � � Feet l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. ' "� � � �i f i. � n'"�r� } - t.' ` �P � '� � . � :i - , i �� i �i .,p ;�:,�4 ' �- " _. k � t � r - � n r_��.�� P': � � � r � i�� i i � ;�;:��,�_ ;,,,�': . , . ,. _ - � -...� _ `� ,�i�.� - P � � �, � ��,, .' y l�r'2, �" j �,,.�� ti. ; �, �t �,`• � ` ;� t ! W� � '_�r " .� �' � �� ; ��',x �` �'`' ��'' i . S. � r � �'��• �� d �,�; ~ � '�� ,r �€� �� .,�' ,�,:. �;�.'� ; . -� a' �, ,Y= �.± . . t — . �r `�F�i;�` . �s_ . .� . . T . . " � ;. ' i '.� t�r � *1'�' k � +P':�ti •d .. � � � .o1F +�,�... — --- — a �' ,— '�.. rf,'_ . � ai � • -r ,�� L � � �.�,_�. � J r J �. .-,� # �.. ; . _ r- � � ��.�-� , . ` .� � - � ,_� �� 4� , _��, � � r• , � � ,."�� nQ' � , ,_' �� .,, Y ' �"� r . %�. �" _ ! � <.. �' . 1K' . `�:� , � , ----� - - •�'. � _,. _ . __�. :�.� P .. .�_ Aerial Review Performed QApprox Site Location Offsite Hydrology Assessment West (1994 FSA Photo) N 0 500 _ � � � Feet f .. � l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y �w� ��/ Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. Offsite Hydrology Assessment East (1994 FSA Photo) N � 0 500 � � Feet l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. Offsite Hydrology Assessment West (1995 FSA Photo) N � 0 500 � � Feet l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. " . Area �XX �ti � �� •' ��\ �� . ♦ � � Area YY � � �. ,' Area QQ r r� � �� i • � 4 � # S �' Area ZZ � x� � • _ Area WW 4 +F ; � � � � 1'� �. �.� , * r r o� � . ' ' +� Area TT ��" ` � :' ` ' � �.� ,.��," f � - _ � �. �. � Aerial Review Performed QApprox Site Location Offsite Hydrology Assessment East (1995 FSA Photo) N 0 500 _ � � � Feet f .. � l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y �w� ��/ Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. � .. ,_ � � -- . _ �� ' � . � . . . �' i �%;. �d�'rk'�� ,, ,� �� - � � �iA1i1V . z i, _. .. . �.t '� ! ��Fa'"�'�s��f �i �� 1 �} � L.�' v '�� y ��-. 1P� �.¢� ��I �.� ' . wr�,'�1�., ' i��,-,7,� �� ''.: �,i' ' � ' . . , � t` - ' ,. ., �y�� . yti. :t' y��,^.�' li� � . • .� .. `.�'i'_3�+�• ' � - r� . _ . - . . . . . 1� �� 1 ,.� �a i .j '� . .. � � : � � . , � � � i� ;, + . _ �R : ,_�*,_ .. •��' ��. � � w � rr . � Y ; ,� 4 .�,,, % - ,� • �, 1, � � -- �w► �r' , _ , ,,�, _ �' -. . _ r r � . �� . .�'� - 4 4`,� ,�" _ .. �.. � , , , �, s� ` ~ r . , , ' Aerial Review Performed `. `� - Q Approx Site Location Offsite Hydrology Assessment West (1996 FSA Photo) N 0 500 _ � � � Feet f .. � l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y �w� ��/ Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. �� r1 } r� . i l .`1'; '* ��-�;'`�,� .'��{�,��',,r.. � �� .� r .� . a:>r 1 Area i,-: — i .. I , �:i. •'�,T't .. � i s _ �'�' _�'�-'r, _•. � .� . _ . :t rt — .. ��. �;�`� �.�'`:�` . -1 . .' � ` 'I � _ __ _ __ _ _ ,: ♦ . d' 1: hi' t '�' 1!'Y� 1,Sf� ��-� J� � °?l'�. .�'s'. ?;� l�i 4 — �z �. � - i��, ��r ' a �..� " �� - — �rr � . �„ -�: � '� �'' . v` ar• ' +� �� , � +� , � �i t.e Y �. �,��'' '�` � � � ;,�' �, - x - ,.. � �,, � � '�° ��' � � �°� - � # � � � � ,,, . � 4 • � {, � ' , .. _ � . . ' � . . � � . , ,� �� 1, � .r F7 ( ft a � � � , 1► • , �'.� �� ,1 - . + i �`�:�. +� "'`�4"�' R �s � �,; . .� _ _ . " . i � ' ' �.�' � -�f �� , �c.! Jr.rrt� . " � .. _ .eT. �3 C' . . ' _ _ � - _ - _ - _ _ _. . i - � Aerial Review Performed ., � � ,� s Q Approx Site Location Offsite Hydrology Assessment East (1996 FSA Photo) N 0 500 _ � � � Feet f .. � l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y �w� ��/ Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. Offsite Hydrology Assessment West (1997 FSA Photo) N � 0 500 � � Feet l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. � �r�: -�` r ` � s � * Area �XX Area YY Area QQ ° - ,. ,� , '•� j s .��. � � ,�;. � � ' ,i I + T . ,,� , � �r . r �� s � � • � ' �� Area ZZ ;.,�4• Area WW � „ • ; 'k '�, � 1 Area TT � T' ■ Aerial Review Performed QApprox Site Location Offsite Hydrology Assessment East (1997 FSA Photo) N 0 500 _ � � � Feet f .. � l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y �w� ��/ Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. "` �T�'v� 'a'�i � • _ 'C� f - �° � � ` "� h t��r , � .�.� _ C 0 }i� �• . t � r� - � � _ r�{.� �1;��`�iw�1• �r " fMt .•' � �Y. 'e-{.t'.�;.,. n�; _ _ : �. _�.: v .� r , � ti, e w` . "�'� ` �� r ��,.�,_ ,erti,. _..:.r.#r.��., _ � . _ ''� ,�. .��•� � d �F' �N r � � A � Aerial Review Performed QApprox Site Location Offsite Hydrology Assessment West (1998 FSA Photo) N 0 500 _ � � � Feet f .. � l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y �w� ��/ Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. Offsite Hydrology Assessment East (1998 FSA Photo) N � 0 500 � � Feet l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. i �^, �,t ,�,� � . � �: . � ,��' ` �y��" t' i s-'' � -t , . ,:�1 � a�,;t� �. ,.,� ;.� � . �j�,. � . � � � t�� ' � �� • � _ � � r � � � f ' � � � � � �� 1 . , , �. � �' 3� � l� � �� • "^�� .'J..-:.�� .''�Y � �.�yr:r... 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SFRVI[.Fs con�P�.-y Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. f h �� I � .' ' �. � ' • . �• - � T - � a . � �, � � � � � � � � t � � �i¢ + %.. "! - _ _ �-� ' f� . • � � � � � i Aerial Review Performed QApprox Site Location Offsite Hydrology Assessment West (2001 FSA Photo) N 0 500 _ � � � Feet f .. � l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y �w� ��/ Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. .� . � � � � — M �.5, -- �� ._' _ s � Area •XX :� � Area YY �.: I 'tl �' "Area QQ I I ,� * �'� � , � .. — � � >. � � e � 4 :, � Area ZZ Area WW � Area TT � w. w -- R� 6 � � Offsite Hydrology Assessment East (2001 FSA Photo) N 0 500 _ � � � Feet f .. � l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. 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SFRVI[.Fs con�P�.-y Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. Offsite Hydrology Assessment West (2018 KES Drone Photo) N � 0 500 � � Feet l_ LJ�LJ 1_L1VL� FNVIRQfti hTF.NTAI. SFRVI[.Fs con�P�.-y Source: MNGEO Spatial Commons Haven Ridge (KES 2018-051) Monticello, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. Haven Ridge Site Wetland Delineation Report APPENDIX E Wetland Boundary Survey Nienaw Cul#ural Consultants, LLC li n n Jeremy L Nienaw, PhD, RPF �� U� 574 Blair Auenue St.Paul, MN 551�3 May 16, 2019 Kjolhaug Environmental Services Company c/o Melissa Barrett, CWD, LSS 2500 Shadywood Road, Suite 130 Orono, MN 55331 RE: 2019 Phase I Archaeological Survey for Haven Ridge development. In May 2019, Marc David Schulte, via Kjohaug Environmental, contracted with Nienow Cultural Consultants, LLC (NCC) to complete a Phase I archaeological survey related to their Haven Ridge development proj ect in Monticello Township, Wright County, Minnesota (Figures 1 and 2). The proj ect area is located within parts of Sections 23, 24, and 26, Township 121N, Range 25W. Project area is approximately 217 acres, and is primarily in agricultural use (planting and pasture) and includes several wetlands as well as a current farm/residence. NCC services were sought as part of the EAW process. All aspects of the proj ect were overseen by Jeremy L. Nienow, Ph.D., RPA who has a 20191icense to complete Phase I Archaeological Survey within the state of Minnesota (19-040). Prior to archaeological survey NCC conducted a literature review at both the Minnesota Office of the State Archaeologist (OSA) and the Minnesota State Historic Preservation Office (SHPO). This review identified no previously documented sites within the project area, however, 16 known sites and six alpha sites (site leads) were documented within three miles, including one alpha site (21WRk) immediate adjacent to the proj ect area (Table 1), with the maj ority of sites found northwest of the proj ect area along the shores of several lakes (Bertram, First, Long, and Mud) connected by Otter Creek The majority of sites are either lithic in nature (n=10), or historic farmsteads (n=7). Alpha site 21WRk is identified as a lithic debris scatter which included a few pieces of debris (generally waste materials from make stone tools) identified during the Minnesota Statewide Archaeological Survey. No site form was completed for this site. Soils within the project area are primarily sandy to clay loams from the Doreset Complex on 0-6% slopes. More than 25% of the project area was Dorset-Two Inlets complex sandy loam with a typical profile of 0-30cm below ground surface (cmbgs) sandy loam plowzone, over 30-SOcmbgs B horizon sandy loam, over 50-80cmbgs BC horizon gravelly loamy sand, over 80cm and below C horizon gravelly coarse sands. Soils closer to wetlands tended to have increased clay, with water table sometimes present below 40cm. Survey work was completed on May10, 13 and 14, 2019 and was conducted by Jeremy L. Nienow, Ph.D., RPA with survey assistance from subconsultants Anastasia Walhovd (Makoons Consulting), Fred Sutherland (Sutherland Relics and Rust), John Strot (John's Archaeological Consulting), Jacquelyn Jones (Solstice Consulting), and Alison Hruby (ARH Consulting). All survey work was completed using standard methods laid out by both the OSA and SHPO archaeology manuals. Survey method consisted primarily of surface survey over all plowed fields (All fields had 30% or greater visibility) with four discontinuous transects of shovel testing. Surface survey covered the majority of the proj ect area with excellent (greater than 80%) visibility. Transects were typically seven to ten meters apart NCC Phase I Survey, Haven Ridge Development, Monticello, Minnesota. Page 1 with transects near wetlands five to seven meters apart (Figures 3 and 4). In several situations, plowing had been done right up to the edge of waterways/wetlands. No prehistoric cultural materials were identified during pedestrian survey. Modern trash (plastic, cardboard, etc.), discarded/broken farm implements (plowshares, bolts, etc.) and recreation materials (golf balls) were identified in several locations. Table 1: Archaeological Sites Within Three Miles of Project Area Site Number Direction / Distance to Pro'ect Area Site T e 21 Sh (al l�a site) 2.5 miles / NE Burial mound / Historic tradin dost 21WRh (al l�a site) 1.5 miles / SW Burial mound 21 WRk (al l�a site) Immediate ad'acent / SE Lithic debris scatter 21WRa (al l�a site) 2.5 miles / E Lithic ro'ectile oints 21WRar (al l�a site) 2 miles / SW Lithic ound stone tool 21WRaz (al ha site) 1.75 miles / SW Lithic scatter 21 WR42 2 miles / NE Lithic scatter 21 WR70 2 miles / S Lithic debris 21WR99 1.Smiles / E Lithic tools and debris scatter 21 WR175 2.75 miles / NW Lithic tools and debris scatter 21WR176 2.5 miles / NW Lithic scatter 21WR177 3 miles / NW Native American cam site 21WR178 3 miles / NW Native American cam site 21WR179 3 miles / NW Native American cam site 21WR180 2 miles / W Historic Farmstead 21WR181 2.75 miles / NW Historic Farmstead 21WR182 3 miles / NW Historic Farmstead 21WR183 3 miles / NW Historic Farmstead 21WR184 3 miles / NW Historic Farmstead 21WR185 2 miles W Historic Farmstead 21WR186 2 miles NW Historic Farmstead 21WR189 1.75 miles / S Lithic debris Shovel testing was completed in association with several wetlands in the central/eastern portion of the project area, closest to alpha site 21WRk (Figures 5 and 6). Shovel tests were completed typically to 80- 100cm below ground surface with documentation of soils color, texture, and stratigraphy done via notes and photography. Soils were generally documented as 0-lOcmbgs 10YR2/2 sod, overlaying 10-30cmbgs 3/2 A horizon sandy loam overlaying 30-80cmbgs 10YR5/4 sandy clay. Tests were done at 15m intervals and within 15m of the wetland edge. A total of 38 shovel tests were excavated. All shovel tests were negative for prehistoric materials. An active farm was documented in the center of the project area. The farm goes back as far as the earliest topographic map (1953) and aerial photographs (1940) for the project area. However, based on exterior visual inspection and the 1940 aerial, the original farmhouse was either drastically altered, or demolished and a new home constructed. Foundation, windows, and other structural elements of the house are clearly modern in origin (Figures 7 and 8). Based on these alterations, the farmhouse is likely not eligible to local or national historic registers. To summarize, pedestrian survey was completed in plowed fields and at tightened intervals given proximity of documented archaeological sites in the vicinity and the area's higher probability for archaeological site potential. Shovel tests were completed at standard methodology spacing along a series of wetlands located within the project area. No prehistoric cultural resources were documented during NCC Phase I Survey, Haven Ridge Development, Monticello, Minnesota. Page 2 either surface survey or shovel testing. Late 19th century through modern Euro-American cultural materials related to recreation and farming landscapes were documented but not collected. No archaeological sites were recorded and no additional archaeological survey is recommended at this time. With any project there is the chance of unanticipated discovery. Should archaeological materials surface during any future construction, it is advised a professional archaeologist be consulted. Minnesota Statute 307.08 protects unplatted cemeteries (including burial mounds) and issues guidelines for dealing with unexpected finds. Should human remains be encountered during earth moving activity, all work must stop and local law enforcement must be called. If you have any additional questions or future project work, please do not hesitate to contact us. Sincerely, �� Jeremy L. Nienow, Ph.D. Nienow Cultural Consultants, LLC Attachments: Figures 1-8. NCC Phase I Survey, Haven Ridge Development, Monticello, Minnesota. Page 3 �; ��_lt.#!��`l�.I�� '�:'�~� ��-_ � � � �� I r" w, �a. r ! , �Ci. � � ��, . ? !� 0 t -� ' �� ,� p � r 4 -�� r�'�-'+�'!�. �� 'o� �" !�" ,. � '' �,� .�". - �',� . �a . .� � � � : . , � ; R' , L � �.., � �r! i - ,. � Buried I�� +� � t. , � . ' � � �` " � Pipeline � ��'' � I � J ,.. .. : , . p �� _' -, - ,. �, - " Comdor � , . .. � ti . __ : r� - � � - . _ . a�?�: „,� t � ��. . a - � - � -�� - * � �.�� ► Fr . � - Plowed for � , � � , � ,�, � �•� '� �, •�. Pedestrian Survey ' ; *� 4 '��, �� '�'� :h � �a � �t �. . . • �+ '� , � '� �..?��:.� ��eil;� r �� Y ..� ' � ~!� � FBT�II�SW� � °"� �� _ � , � � � � • � � i . ' � ;;'� � i — '`}�'y�=y„'' ti '� �,. � � ..� �-,-•.. •, ' Q�'';; t k . � , . �� r � r .� . .� �. �� ;, � ��'° �� i� : �,,, � r, � ,,�j� � � f' a • �� ,� - ��`� "'��• �",�� 1�r1��+'„� �, i� fl' ''��r��.��- . �� +��fM' .\/s �� .�f}� �� , --- ...,�., � �, : yr � �► � .. . �� . �� 1 �.•_�!-. - �- Shovel Tested .�„ _ y � �,�• - - Transects '` _ _ , �' � � � .. - -, ,+� � _. ,_y �. - ' d�l��l��"•,�,s',' ,��1► �lA r � k h �. �Y _ . ':� _1�r.E�.� ,�•- , — + y �I r,�.: i ;�.f - �� V. — . � 7 1 a�� .� l � �� I ,� � ��, ��q, �',3„"'� ''�' � ` � ' �, �R.' �p , 4 Ir:i�y, � �,iG� . . �� ' . � `� � � . �0.T ��r !'/� � #�� _� � �Aw ^ . ' ' �� r,� - y Y � r �, l � 4 'R, � ,. � , r � � _ Figure 1: Aerial Image of Project Area Showing Pedestrian Survey and Shovel Tested Areas. NCC Phase I Survey, Haven Ridge Development, Monticello, Minnesota. Page 4 �� ..1« f. - � • Q a � � t • - _— - �— • �' _ , . _ a. - Y • 'h ( L �.. ; I �_ �._ �• � �i� b � i � 'r r � , .. � � �� IV f " . . -- .� � � I - J � r� - .I _ / + / t: / ' � Figure 2: General Project Area on 1961 Monticello (rev. 1981)Topographic Map. }�� NCC Phase I Survey, Haven Ridge Development, Monticello, Minnesota. Page 5 Figure 3: Example Surface Survey Conducted in Western Portion of Project Area. Figure 4: Example Surface Survey at Closer Intervals Conducted in Central Project Area. NCC Phase I Survey, Haven Ridge Development, Monticello, Minnesota. Page 6 Figure 5: Shovel Testing of Transect 2. Figure 6: Shovel Testing of Transect 1. NCC Phase I Survey, Haven Ridge Development, Monticello, Minnesota. Page 7 Figure 7: Modern Improvements to Farmhouse (Facing North). Figure 8: Modern Improvements to Farmhouse (Facing East). NCC Phase I Survey, Haven Ridge Development, Monticello, Minnesota. Page 8 _ - . #'.t r€ —z� � , -+--' - �f S N � '� � rG ;�� -3«s, � '4. [ r . ` � '!, [� `- �� rr,�..,�•� . � ' 2 �- �,, _ �3i1t� NDsl�i' y'1� � RC,:.' � '� c rt3 � - - 3 r�1�, ' � ,�: 3N �IIV'7h11NN3-1 _� � � � t _ �� c :E ' .�� _�� c .�... � I - , r� � � � _.' — y - _ �� { � � �� N "� � I �� r �, � � � �4 T �.� ri �� . .� , � • , �' iF �- � �. � ~ � NI �.. 4� Y�t' �� .. - � _ _ � ' � y • � ` - � �.. . � a ��r-��"y� :'w � / � , _.,, V' � �� I Q �� i �.§.a�o � .�,�' , T.•I'� t� . 0 '� �.a� � �! �' �� . � �, f � � 11 ��' . ' i°s. . 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Public Hearin� — Consideration of a request for an Amendment to Monticello Zonin� Ordinance Chapter 3.4 (F) R-2 (Sin�le and Two Familv Residence) District amendin� the allowable densitv in the district and Conditional Use Permit for a 3-4 unit multi-familv dwelling in an R-2 (Single and Two Familv Residence) District. Applicant: Shannon Sanford. (NAC) Property: Planning Case Number: PID: 155-010-039100 Address: 530 West Broadway 2019-021 A. REFERENCE & BACKGROUND Request(s): Deadline for Decision: Land Use Designation: Amendment to Zoning Ordinance, R-2 District and Conditional Use Permit for a 4-unit building in the R-2 District AUgL1St Znd, 2019 Places to Live Zoning Designation: R-2, Single and Two-Family Residence District The purpose of the "R-2" single and two-family residential district is to provide for low to moderate density one and two unit dwellings and directly related complementary uses. Overlays/Environmental Regulations Applicable: Current Site Use: Surrounding Land Uses: North: East: South: West: � Attached Residential R-2 Single and Two Family R-2 Single and Two Family R-2 Single and Two Family R-2 Single and Two Family Project Description: The proposed amendment would apply to parcels in the R-2 Single and Two Family Residence District, changing the density requirements for attached dwellings to permit 4 units on a 19,000 square foot parcel, rather than the current 22,000 square feet requirement. If the ordinance amendment request is successful, the applicant further requests a Conditional Planning Commission Agenda — 7/02/2019 Use Permit for a 4 unit dwelling in the R-2 District at the above address. If the Planning Commission does not recommend the amendment, a decision for consideration of a 3 unit residential dwelling has been prepared. ANALYSIS Amendment. The applicant is seeking an amendment to the R-2 Zoning District that would have the effect of allowing a decrease in the required lot area to accommodate multiple family dwellings. The current zoning requirements for the R-2 District are as follows: B�se Densit�- Minimum Lot Unit Type I Arealllnit I Base Sin�le Family I Ifl,000 sQuare feet I 4.3 unitsfacre QuplexlTwo-Family 7,0�0 square feet 6,2 unitslacre Tvwnhome'�` 7,Ofl0 square feet 6,2 unitsfacre I 4,OOl� sq ft for I S` MuEti-Family 5.9 — 6.7 unit + 4,OD{3 sq ft for �(3-4 units) '�` unitslacre each additional unit �'� By Conditionaf Use Permrt Only As noted, Single Family and Two-Family dwellings are permitted uses at the stated lot area requirements. Townhomes and Multiple Family Dwellings up to 4 units are allowed by Conditional Use Permit at densities similar to or slightly higher than that of Two-Family Dwellings. A three-unit multiple family dwelling would require 18,000 square feet of lot area, and a four-unit multiple family dwelling would require 22,000 square feet of lot area under the current zoning. The applicant's request would restructure the lot area requirements by reducing the required area for the second and third units to 3,500 square feet per unit, and the fourth to 2,000 square feet per unit. As a result of this proposed change, a three-unit dwelling would require 17,000 square feet of lot area, and a four-unit dwelling would require 19,000 square feet of area. The applicant suggests that this would result in more conformity for certain four-unit dwellings currently in the R-2 District. Although the applicant cites the neighboring property as one such example, staff's information is that the adjacent property is licensed for 3 units, rather than 4 suggested by the applicant. Staff will research the number of 4-unit dwellings and potential applicable parcels in the R-2 District for Planning Commission review, with that information to be provided at the 2 Planning Commission Agenda — 7/02/2019 Commission meeting. An aerial image of the R-2 area within the core downtown has been provided, along with the zoning map. The applicant has also provided information detailing lots to which the ordinance would be applicable. This will be verified by staff. The reduction in lot area (and the commensurate increase in allowable density) is about 15%. Staff would be concerned as to the impact of increasing the allowances in the R-2 District. As noted in the purpose statement of the district, the intent is for low-to-moderate densities, primarily for one and two family dwellings. The allowances for townhouses and small multi-family buildings are intentionally limited to larger parcels or areas of the R-2 (primarily original plat) district where limited density increases may be accommodated. Each downward adjustment in the lot area requirement will have the effect of opening additional parcels (or combined parcels) for densities at the higher end of the range. Although the adjustment seems slight, it has the effect of increasing the allowable density for 4-unit buildings from 7.9 units per acre to 9.2 units per acre. Conditional Use Permit. The property would not change substantially as a result of the change to four units, according to the applicant. The existing structure is approximately 6,500 square feet, based on Wright County Beacon information. Currently, the property is served by a primary driveway along the west side of the property that provides access to a rear yard area dominated by an attached garage and paved parking area. The driveway continues around the structure to another curb cut on the east side of the property. Green space on the site is limited to the front yard adj acent to Broadway and a small strip of landscaping between the west wall and the existing driveway. The applicant has not provided a separate site plan. Planning staff would note that there is a substantial lot coverage on the parcel as a result of both the size of the existing structure, but also extensive paved areas that dominate the rear yard. While this is an existing condition on the subject property, changes to the code would have the effect of requiring increased impervious surfaces as parking requirements would be increased for parcels converted to higher densities. xr .w.'��,I'' :.. Planning Commission Agenda — 7/02/2019 BASE ZONING DISTRICTS Residential Distriets -- Low Residentia! densrfies A-0 R-A R-1 -- Medium Resrdentiaf Densities T-N R-2 I R-PUD 6us�ness C � B-1 B-2 rT g,� - B-4 � cco Industrial �istri IBC I-1 �.;; � � �,��'i• �;#��► �,� —•��i �t�'� �i� '�i►��C� � ''`'�i . When reviewing Conditional Use Permits for multiple family dwellings, the zoning ordinance includes the following standards: (2)Attached Dwelling (a) Regulations applicable to all Attached Dwelling Types (iii)Usable Open Space. Except for mixed use proj ects in the CCD District, each multiple family dwelling site or townhouse site shall contain at least five hundred (500) square feet of usable open space for each dwelling unit contained thereon, or a minimum of 30% green space, whichever is greater. For the purposes of this ordinance, green space shall include lawn, shrubs, trees, or other planted open space usable for gardens, shade, or recreation and shall not include planted areas between parking areas or sidewalks and parking areas which are less than ten feet in width, nor shall it include any part of the public right-of-way, delineated wetland(s), or required stormwater ponding areas below the 10 year flood elevation. The proposed site, as, noted above, has a significant amount of paved or impervious surface. Staff would suggest that elimination of paved area unnecessary for parking or circulation would enhance the site, and bring it into conformance with the intent of the ordinance. In response to staff comments on this item, the applicant has provided a site and parking proposal for review. 0 Planning Commission Agenda — 7/02/2019 In addition, the Development of a multiple family building shall be compatible with the existing and planned land use of the area and conflicts shall not be created between commercial and residential use and activities and that multiple family dwellings in the R-2 be limited to four units. General consideration of conditional use permits requires a finding that the proposal is consistent with the character of the area, both present and future land uses. (i) The conditional use will not substantially diminish or impair property values within the immediate vicinity ofthe subject property; (ii) The conditional use will not be detrimental to the health, safety, morals, or welfare of persons residing or working near the use; (iii) The conditional use will not impede the normal and orderly development of surrounding property for permitted uses predominant in the area; (iv) The conditional use will not pose an undue burden on public utilities or roads, and adequate sanitary facilities are provided; (v) The conditional use can provide adequate parking and loading spaces, and all storage on the site can be done in conformance with City code requirements; (vi) The conditional use will not result in any nuisance including but not limited to odor, noise, or sight pollution; (vii) The conditional use will not unnecessarily impact natural features such as woodlands, wetlands, and shorelines; and all erosion will be properly controlled; (viii) The conditional use will adhere to any applicable additional criteria outlined in Chapter 5 for the proposed use. Given these considerations, staff believes that 3 units would be more in keeping with the intent of the district, and this unit count would be allowed under the current ordinance requirements for density. A conditional use permit for 3 units (rather than the requested 4 units) would appear to be consistent with the land use policies that relate to this neighborhood. In addition, the size of the building would demonstrate that the unit sizes for the three unit configuration can be met per the R-2 District requirements. B. ALTERNATIVE ACTIONS Decision 1. Amendment to R-2 Zoning District Motion to adopt Resolution No. PC-2019-019A recommending approval of an amendment to the R-2 Zoning District revising the lot area requirements for multiple family units as noted in this report, based on findings in said resolution 5 Planning Commission Agenda — 7/02/2019 2. Motion to adopt Resolution No. PC-2019-019B recommending denial, based on findings in the resolution and those to be identified by the Commission following the public hearing. 3. Motion to table action on the resolution, pending additional information from staff and/or the applicant. Decision 2. Conditional Use Permit for a multiple family dwelling in an R-2 District. 1. Motion to adopt Resolution No. PC-2019-020 recommending approval of a Conditional Use Permit for a 4-unit dwelling in an R-2 District, subject to the conditions identified in Exhibit Z, and based on findings in said resolution. 2. Motion to adopt Resolution No. PC-2019-020 recommending approval of a Conditional Use Permit for a 3-unit dwelling in an R-2 District, subj ect to the conditions identified in Exhibit Z, and based on findings in said resolution. 3. Motion to deny adoption of Resolution No. PC-2019-020, based on findings to be identified by the Commission following the public hearing. 4. Motion to table action on the resolution, pending additional information from staff C. STAFF RECOMMENDATION Staff does not recommend the amendment, instead suggesting Alternative #2 for Decision 1(Resolution for Denial). As noted, increasing density in the R-2 District to as much as 9.2 units per acre would appear to be inconsistent with the purpose of the district, and the character of the traditional original plat areas of the community. Moreover, existing lots that would now accommodate additional units would need to be able to provide additional off-street parking, reducing green space, increasing impervious surfaces (and stormwater), and raise compatibility issues with remaining single-family homes. With regard to the Conditional Use Permit, staff believes that the proposed site — if it were to qualify under amended zoning density, would benefit from limiting the existing paved spaces on the property. Staff does not recommend the CUP as requested by the applicant due to the existing conditions on the site and the applicants stated intention to leave the property in its current condition. Instead, staff recommends Alternative 2 of Decision 2(CUP for 3 units). An Exhibit Z conditions list is provided as a starting point for Planning Commission consideration in the event approval of the amendment and CUP are considered. 0 D. SUPPORTING DATA A. B. C. D. E. F. G. H. I. J. K. L. M. Z. Planning Commission Agenda — 7/02/2019 Resolution PC-2019-019A for Approval of Ordinance Amendment Resolution PC-2019-019B for Denial of Ordinance Amendment Resolution PC-2019-020, Conditional Use Permit Draft Ordinance No. 7XX Aerial Site Image Applicant Narrative Applicant Legal and Land Use Preliminary Floor Plans Site Images Proposed Parking Changes and Map Impacted Parcels — Provided by Applicant Monticello Zoning Ordinance, excerpt Aerial Site Image, Downtown R-2 Area (reference also Zoning Map) Conditions of Approval EXHIBIT Z Conditional Use Permit for Multiple Family Dwelling in R-2 District 530 West Broadway PID 155-010-039100 1. Verification of adequate lot size by survey to qualify for the approved number of dwelling units. 2. Preparation of revised unit plans for three units meeting the minimum requirements of the R-2 District. 3. Provision of a site plan reducing paved surfaces to the minimum necessary to accommodate required parking and reasonable circulation on the site. 4. Calculation of impervious surfaces to comply with the minimum 30% green space for multiple family dwellings in the R-2 District. 5. Comments and recommendations of other staff. 7 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-019A A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF AMENDMENTS TO THE ZONING ORDINANCE RELATING TO LOT SIZE REQUIREMENTS FOR MULTIPLE FAMILY USES IN THE R-2, SINGLE AND TWO FAMILY DISTRICT WHEREAS, the City finds that accommodation of three and four unit multiple family structures in the R-2 zoning district is consistent with the intent of the district and the character of the neighborhoods subject to such zoning; and WHEREAS, the density for such units should be increased to encourage reinvestment and housing opportunities in larger structures; and WHEREAS, three and four unit multiple family dwellings are currently allowed in the R-2 District by Conditional Use Permit; and WHEREAS, added density within the original plat areas regulated by the R-2 zoning would benefit business development in the community, and particularly, the downtown area; and WHEREAS, the Planning Commission held a public hearing on July 2"d, 2019 on the application and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. Changes to the ordinance are appropriate to ensure reasonable development opportunities. 2. Establishing the proposed regulations is consistent with the City's goals for R-2 district use and development. 3. The proposed amendments accommodate densities that are appropriate for the character of the neighborhoods with R-2 zoning. 4. The proposed amendments provide reasonable regulation of the use to ensure that common aspects of multiple family dwelling uses are properly reviewed. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-019A NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the proposed amendment to the zoning ordinance. ADOPTED this 2"d day of July, 2019, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING CONINIISSION : ATTEST: Chair Angela Schumann, Community Development Director 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-019B A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING DENIAL OF AMENDMENTS TO THE ZONING ORDINANCE RELATING TO LOT SIZE REQUIREMENTS FOR MULTIPLE FAMILY USES IN THE R-2, SINGLE AND TWO FAMILY DISTRICT WHEREAS, the City finds that accommodation of limited three and four unit multiple family structures in the R-2 zoning district is consistent with the intent of the district and the character of the neighborhoods subject to such zoning; and WHEREAS, the density for such units should be managed to both encourage reinvestment and housing opportunities in larger structures, but avoid conflicts with neighborhood land use patterns; and WHEREAS, three and four unit multiple family dwellings are currently allowed in the R-2 District by Conditional Use Permit; and WHEREAS, an application has been filed to increase allowable density for multiple family dwellings in the R-2 zoning district; and WHEREAS, added density within the original plat areas regulated by the R-2 zoning would result in potential for redevelopment of inconsistent land uses and conflicts between incompatible development styles; and WHEREAS, increased density allowances for multiple family uses in the R-2 zoning district would shift the incentives for reinvesting in existing housing stock from maintaining neighborhood character to an alteration of essential land use patterns; and WHEREAS, the Planning Commission held a public hearing on July 2"d, 2019 on the application and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-019B 1. The proposed changes to the ordinance are out of scale with neighborhood character and would result in making changes to said character inconsistent with the obj ectives of the Comprehensive Plan. 2. Establishing the proposed regulations is inconsistent with the City's goals for R-2 district use and development. 3. The proposed amendments accommodate densities that would raise more widely spread issues of utility service needs, traffic generation, stormwater management, and other public services and/or public safety concerns. 4. The proposed amendments alter the essential character of the neighborhoods by encouraging investments in higher densities, rather than maintenance of the existing nature of the R-2 zoned areas. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council denies the proposed amendment to the zoning ordinance. ADOPTED this 2"d day of July, 2019, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING CONINIISSION : ATTEST: Chair Angela Schumann, Community Development Director 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-020 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A THREE UNIT MULTIPLE FAMILY DWELLING IN THE R-2, SINGLE AND TWO FAMILY RESIDENCE DISTRICT PID: 155-010-039100 Address: 530 West Broadway WHEREAS, the applicant has submitted a request to occupy an existing building as a multiple family dwelling, with up to four residential units; and WHEREAS, the site is zoned R-2, Single and Two Family Residence District, which allows limited multiple family residential use by Conditional Use Permit; and WHEREAS, the proposed use and development are consistent with the Comprehensive Land Use Plan designation of "Places to Live" for the area; and WHEREAS, the applicants have provided materials documenting compliance with the terms of the applicable zoning regulations; and WHEREAS, the uses are consistent with the intent and purpose of the R-2 zoning district; and WHEREAS, the uses will not create any unanticipated changes to the demand for public services on or around the site; and WHEREAS, the Planning Commission held a public hearing on July 2"d, 2019 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The proposed uses are consistent with the intent and purpose of the R-2, Single and Two Family District. 2. The proposed uses are consistent with the existing and future land uses in the area in which they are located. 3. The impacts of the improvements are those anticipated by commercial land uses and are addressed through standard review and ordinances as adopted. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-020 4. The proposed three unit multiple family dwelling meets the intent and requirements of the applicable zoning regulations, pursuant to the conditions attached to the Conditional Use Permit. Parking is found to be adequate based on the available off-street parking on the property. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Conditional Use Permit for Multiple Family Dwelling for four units, subj ect to the conditions listed in Exhibit Z as follows: 1. Verification of adequate lot size by survey to qualify for the approved number of dwelling units. 2. Preparation of revised unit plans for three units meeting the minimum requirements of the R-2 District. Provision of a site plan reducing paved surfaces to the minimum necessary to accommodate required parking and reasonable circulation on the site. 4. Calculation of impervious surfaces to comply with the minimum 30% green space for multiple family dwellings in the R-2 District. 5. Comments and recommendations of other staff. ADOPTED this 2"d day of July, 2019 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING CONINIISSION : ATTEST: Chair Angela Schumann, Community Development Director 2 City of Monticello, Minnesota Wright County Ordinance No. AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, REVISING THE REQUIRED LOT PER AREA STANDARDS OF THE R-2, SINGLE AND TWO FAMILY RESIDENCE DISTRICT The City Council of the City of Monticello hereby ordains: Section 1. Chapter 3., Section 3.4(F) is hereby amended by revising the Base Density requirements of the R-2, Single and Two Family Residence District as follows: Minimum Lot Area/LJnit Base Densit Multi-Family 10,000 sq ft for lst unit + 7.7 du/acre — (3-4 units): 3,500 sq ft for 9.2 du/acre 2"d arid 3rd Uri1tS + 2,000 s ft for 4th unit Section 2. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. Section 3. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. 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'4' ;t +�'�J�" ,��: �•� �� , ,� �� "3 � f' k-,�� w _ �. r �:�� '�fi,�� 530 W BROADWAY, MONTICECLO PROJECT The proposed text change to the Ordinanee for the property at 530 W Broadway would be for purposes of a conversion to a A-plex rental unit. The project wauld be a"Missing Middfe" style property, which the area is lacki�rg. There wouid b� 3 units that are Z-bedroams, 1 bath, and one large unit that would be a 4-bedrooms, 2 bathrooms. Overall, the 5tyle, materials, etc., wou9d be sfmilar each unit would ha�e scsme uniqueness to it. �hese units wouid give the feel of more a single family home, rather than an apartment feel. They would cater towards people that arE not currentfy homeowners, yet don't want to live in an apartment �etting. T�ere wil{ be no land/fot changes, no additional buildings, no exterior structural changes, ete. In the short term, the exterior changes at this paint wilf only be for impra�ing the appearance and freshening up the appearance of the property. This wil! inciude things like {andscaping and minor repairs. Over tirrie, the drirreways and parking surfaces wiil be replaeed as needed. The property located at 53Q W Broadway is a perfect fit for a 4 plex conversion for s��eral reasons. ft is one block West af tf�e commercial zone of the city. There is a 4 plex on the ad�acent pr�perty to the East. The propos�d text ehange wauld put bot� properties in compliance. We would be pre5erving the overaal look and style to tonfarm to the Monticello Broadway "feel." i do not plan on selling the property, I'm building a portfolio to e�entually pass on to my Son. I take pride of ownership in aEl my rental properties and Projec#s. I will maintain this property �n the same fashion. [ do have a portfofia of before and after of my rentals ava�lable upon requ�st The work would be performed by a local General Contractor wha emplqys lacal subcontractors. As you can see there is a significant budget attached to the proposed plan. Nearly all ai that maney would stay within our community and close surraunding communities by hiring local contractors to perform the work. My backgro�nd consists af many facets of Real Estate. I currently work as a Real Estate A�ent anc� have approximately 15 years of experience. I work with buyers, sellers, in�estors, investment firms, etc. f own se�era! mufti-family properties in the rrtetro area. I do mainly remocfei and rehab projects. I was born, raise� and graduated from Monticello, and mowed ta Big Lake when I married in 2a05. I'�e been looking �nd waiting for a project like this in my "homet�wn" area for years. After reading at length the Ordinaces, Zoning, etc. for the City, we b�lieve the most effective way ta accorriplish having this praperty a5 well as the 4 plex #o the East o# this praPerty �n camplianee is to cFaange the lat size requirernents for 4 plex. 7he thougt�t p�ocess behind the numbers being praposed are; First, the la# siz� change now puts both prcaperties to conforming. Second, the per-unit size ehange for units 2-3 does preser�e a larger overall square footage for a tri-plex for any other fut�are conversians of other property. The biggest change is the proposer� reduction in the LJnit 4. The current required square footage for a 4 plex is 22,OOQ square feet. �'fi�e proposed change would reduce the requirement to 19,000. This number s#ill preserve� a sigr�ificant lot size, yet rrrakes the large lots that are just under haff-acre in the CiEy eiigihle �or multi-famiay, without rezoning by keeping the R-2 status. This change would nat push any current confornning R2 property aut of compliance, k�ut has the potential to mafce additional pro�aerty confirm. Proposed T�xt Change to Ordinance Section 3.4 (F) R�2 Single and Two-Family Residenee Distric# The following Change to the Text is being propased: Multi-Famiiy Sectian (3-4 Unitsj, lJnder Minimurr� Lot Area/Unit 5ection: 10,000 sq ft for 15s unit (na change) 4,000 sq ft for eath additianal unit: Pro ase� Chan e; 3,500 sq ft for units 2-3 Z,000 sq ft for unit 4 530 W Broadway, MQnticello 530 W BROADWAY, MONTICELLO, MN 55362 Le�al Description: SECTION 11, TOWNSHIP 121, RANGE-025 ORIGINAL PLAT MONTICELLO LOT 10, BLOCK 39, LOTS 10,11,12 AND WEST 1/2 LOT 9 BLOCK 39 Existing Land Use: R-2 Proposed Land Use: R-2 (NO CHANGE IN ZONING REQUESTED) Prelim Floor Plans and Budget 530 W Broadway, Monticello 5/29/2019 Mail - Shannon Sanford - Outlook GJ 3 U�! �13..�cic1 v.f t�,�,1 ��t.�r-�'► Ct�'�O �� L�� https://outlook.live.com/mail/inbox/id/AQMkADAwATNiZmYAZC05M2VhLTdjYTEtMDACLTAwCgBGAAADGCDF4ZOEwk01 JhBaGAyzeQcAZGNQD5... 1 /2 5/29/2019 �{Li��' � 9ft +�i � : °�� Mail - Shannon Sanford - Outlook u � r ,�� _��° ` 1�� ,� ��„� '-� �} �C � , v� �:,. � �v� � � .1 �4 1� f F'�i.� ►�+ at � .a �a https://outlook.live.com/mail/inbox/id/AQMkADAwATNiZmYAZC05M2VhLTdjYTEtMDACLTAwCgBGAAADGCDF4ZOEwk01 JhBaGAyzeQcAZGNQD5... 1 /2 5/29/2019 Mail - Shannon Sanford - Outlook i i ti � �� ! ` �-.�_�.-_�_ � Z sr d,.t-�° r, � L' � • t�,��ts.:.9.... s /7 �n � i � Z'e'`�'� �- �'`�' E^C�� +s �3 U /.�fc�,� L..C� t'"'�4.�t "f�L�O' �f � E �� O � .+� � d 6.. https://outlook.live.com/mail/inbox/id/AQMkADAwATNiZmYAZC05M2VhLTdjYTEtMDACLTAwCgBGAAADGCDF4ZOEwk01 JhBaGAyzeQcAZGNQDS... 1 /2 5/29/2019 .��p�� e Z Mail - Shannon Sanford - Outlook Z'S� i•'4� ! 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Estimate Shannon Sanford 530 Broadway Monticello, MN 55362 Work to be done at above address to convert it to a 4 plex General contracting $7,500 Permits $4,000 Demo / Dumpsters $9,000 Framing $12,000 Electrical $30,000 Hvac $35,000 Plumbing $30,000 Plumbing fixtures $7,500 Kitchen cabinets $20,000 Counter tops $10,000 Sheetrock and taping $16,000 Insulation $4,000 Paint Interior $18,000 Flooring though out $20,000 Tile surrounds and back splash in every unit $6,500 Fire doors 2 per unit and basement and garage $10,000 Doors and trim in every unit $20,000 Egress windows where needed to add $6,000 Total $266,000 two hundred sixty six thousand dollars 5703 Glasgow Bay • Big Lake • Minnesota • 55309 Te1763-263-7085 • cell 763-238-6264 • fax 763-263-7085 lenscustomremod@gmail.com • Contractor's License #BC417712 : ��.,�,; .� � �` y --� � � �_,, - �!`*#i r °?�'s.t�'�''� �,,,� j �+� �� '"�. -� �'� # � „r�,..�� y�- 'd �'�� {�' : F � '� ,s�,;�;� �' "�;''�;' :*.�"°.'•�� , . �,JI ��; ,� a. i�� y' -�■'A�y �; ksy � .�Ig` �_ �w�� I . � A SI�SF y � � � ^ � �r.' � a �, f � k � *'v'' � �.* �'�! �R "+�R -�'� + Y ' � i �` P �� +�"" ��` a,f., r ,� �.,� � ti ' �' �' . .�: .�.� , ,y;,,.� : e � �,r� + �+ • ` -�,�, � , � �, + � �m `� ,. ,� ` � � � =�i ^ J_ .�r'#'�,�'r..* F"t'`.. � �. __ +�;, � . �t�� !ro �� .. 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As a result, the change would be to have it removed, the land graded, and then add green space for tenant use. Grounds will be sodded and owner will decide if garden area, small playground/outdoor patio or combination of spaces to be added. Also remove a portion of the asphalt as drown on the map in the back corner to square off parking spaces and add yard space. There will be 3 covered/indoor parking spaces available, and approximately 10 outdoor parking spaces. Temporary or overflow parking can be along the West drive next to the house, as the drive is 2 car widths wide. This would not be marked for parking, but could be used if there is an event, extra company, etc. It would provide an additional4 parking spaces on a temp basis. The majority of the overgrown green shrubbery currently surrounding the house will be removed - both for aesthetic purposes as well as controlling the root growth as to not damage the foundation of the property. Will be replaced with new shrubbery, flowers, rock/mulch as needed to give the property a clean and polished look. Will consult with landscape professional as far as what products to be used for functionality and aesthetic appeal. Light blue lines are rough parking space lines. Royal blue are "ruler" marks showing the measurements of the area to be removed. Area to be removed will be all the way to the property line, not in the middle of the drive where rule line is drawn. Removal will create approximately 5100 (177x29) Sq Ft of additional green/yard space Map Google Street View . , � �. � a ,, - ,.; � � � � +�'' ., .� . �an � t � , �' ' �� '�'_� �� " �dlk!- _ —. � � �'. — _ ,.. r y� c . ; � � . �Ij � 'rs � �� _ � 1 },., -s� - � S b�L �• -+4� Yd�� . -..i.. � - . ' . �h.' ' { ' : ''-... . - - _ .. . . . ��3 :. _ ., _ �� , i... • L T� �1 M _ 1e � ._ _ .- . . . . 5 „ a� � � .i�� e � . � � i� �..� . �."�.: �� ,. Y � , - .. ' ... . "a� .. .� ,�i . � � .,_z �- �� . ..� � y C e N ye L' .. 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V!� �� F 1. f � �� [�M��J� .u�F' �, �' � � � A �• !. ! i `�':^' . _ " \ •, �f � � �;- a � �� cH�Pr�R .�: �are�rv� ��sr�icrs Section 3.4 Resrdential8ase Zoning Districts Subsection (F) R-2: Single and Two Family Residence District _ Section 3.4 (F) ------- ------ — ------ --- R_2 Single and Two-Family Residence District The purpose of the "R-2" single and two-family residential district is to provide for ]ow to inoderate density one and two unit dwellings and directly related complementary uses. Maximum Density through PUD or Performance Standards = 5,445 sq. ft. per unit (8.0 units per gross acre) Typical R-2 Build Base Densitv _- r __--" �,;� "'� � .�a.. �%, � Minimum Lot ,�� ' �W � Unit Type Area/Unit Base Density �d� �, ,;ti '� �` �"'1; _'"'.J?;i Single Family 10,000 square feet 4.3 units/acre -' ;'M��=. ,� '� f� ,,.�:: _'.' Duplex/Two-Family 7,000 square feet 6.2 units/acre p+�;(� ` r�`�g'� Townhome * 7,000 square feet 6.2 units/acre �"i'"� _ jr",�il . ,. *, T �:� 10,000 sq ft for I" - �� : t;�� '` i� '"''1'� Multi-Family 5.9 — 6.7 _ •� �;; - - (3-4 uniu) * unit + 4,000 sq ft for units/acre — '"�,' ��'?�,,�t4, �� each additional unit -�-- {��•`` * R�. r..n.l�f�nnnl I lco Parmit (inlv Minimum Lot Width R-2 C Lot Width 80 Typical R-1 Lot (on(iguration ��: � �:=' Ciiy of MonticeUo Zonmg Ordmance Page 97 CHAPTER 3: ZON/NG DISTRlC7S Seaion 3.4 Residential Base Zoning Districts Su6section (F) R-2: Single ond Two Fomily Residence District . � �. � �� REQUIRED YARDS (in feet) Minimum Roof Max Hei t Minimum Minimum Minimum � Floor Areas Finished Floor Building P�tch & Soffit Front Interior Street (stories / (vertical rise/ I Side Side Rear feet (sq ft) Areas (sq ft) Width � � � [3] [3] (ft) horizontal run) 1,050 Minimum $ingle Family 30 �� 20 30 2•S stories foundation finished 24 [2] 35 feet 1,800 square finishable [3] footage must 5" / 12" 10 2.5 stories be equivalent Duplex 30 �2� 20 30 1,050 35 feec foundation to the 24 No minimum principal use soffit Townhouse � 4� unit Multi Family 30 10 20 30 2•5 stories foundation 24 35 feet finishable Building size [ I]: For the Original Plat of Monticello and Lower Mondcello, where adjacent structures (excluding accessory buildings within same block) have front yard setbacks different from those required, the front yard minimum setback shall be the average of the adjacent suuctures. If there is only one ( I) adjacent structure, the front yard minimum setback shall be the average of the required setback and the setback of the adjacent structure. [2]: Interior side yard setbacks for single family homes on lots of record with a lot width 66 feet or less in the Original Plat of Monticello and Lower Monticello shall be at least six (6) feet. [3]: Finishable and finished square footage is exclusive of attached garage space ■ An attached garage shall be included with all principal residential structures in the R-2 district. • See Section 5.3(Bl for all general standards and limitations on accessory structures. Accessory ■ The minimum floor area for all attached garages shall be 450 sq. ft. Structures ' No portion of any attached garage may be more than 10 feet closer to the street that the principal strutture. ■ Except for single family buildings, any driveway leading directly to an attached garage may not exceed 18' in width at the front yard property line �■ Section 3.3. Common District Requiremenu Other !. Section 3.4(B), Standards Applicable to All Residential Base Zoning Districu Regulations to ' Consult (not � Section 4.1 I. Building Materials all inclusive) ' Seccion 4.8. OH-Screec ParkinQ '■ Seccion 4.1. LandscapinY and ScreeninY Standards �: zo foot setback from a street abutting a side yard z: Duplez on a comer lot i 3: Minimum lot dimensions and sizes are �� met . q:;o foot rear yard setback for � • i principal structures /� /l' 7 UDpTSi_ ACRE �_ `BASE DENSITV = a.e UNl � � GROSg qCR � • �:'_ _ ; % : ;---_4 . � � �r-.. ..� � - y:.. 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' f ? . �"M� k.. � .. / ' i � p'# :. � �f r �"� '`',� � �� """� ��. � �'�±� '�ry i � �.. iP ',w+ . 6�'�.^'i��ed� N�`#'`� r ali- �: �� R��- � e"' 'r� 4 , �' F,r; � i dM��.7 .� DS . _ . .,. •�4r':�.�'�� . : fL�. !'i ' , - 1 �r...d*.�' �.� . . �.� .: �:�-..�r{ � : . i ,��.., � � a C � O m U Angela and City members to whom it may concern, Re: provisions to Minnesota Statute 13D.04: 530 West Broadway: Consideration of Amendment to Monticello Zoning Ordinance Chapt 3.4 (f) R-2 amending the allowable density in the district and Conditional Use Permit for a 3-4 unit multi -family dwelling in an R-2 district. I would like to object to the allowance to increase the residence in the building behind my home. I believe allowing more tenants to reside in this location will have a noticeable, negative effect on my family's home life and privacy. The parking lot of this residence meets up to my back yard with little coverage between the two, especially in the winter. My children play daily in our backyard, especially on their swing set that is very close to the building in question. Today, it is rare that someone parks facing our house, but this would considerably increase if more tenants were to reside there. When cars do park facing our home, they have a direct view into my yard but also into my bedroom, bathroom and my children's bedroom and their headlights shine directly into those areas. When it gets dark at 4pm this is quite a nuisance and I don't feel comfortable knowing people can look directly into our home. I do not want a constant stream of car lights shining into my home or tenants peering into my children's play area. This also disturbs my dogs causing them to bark and disturb the rest of our neighbors. If this increase in tenant space is granted, we would only feel comfortable if a privacy fence was installed between our properties by the new owner of the building. Additionally, issue with the snow removal service of the building using our yard to pack all their snow into and I believe this fence would help mitigate that concern as well. The current zoning was not in question at the time of purchasing our home and our yard privacy is very important to me and my family. The unfortunate timing of the council meeting with the holiday weekend prevents our attendance but I hope my objection and wishes as a home owner and citizen are heard and a response is given. We welcome people to this wonderful town and simply ask for consideration of those of us whom already live and love the neighborhood. Thank you for your time and consideration of this matter. Monticello Resident Evan and Erin Jones 513 W 3rd ST Monticello Mn, 55362 76 5 -7y grC.3 6 ate -�144A"� Planning Commission Agenda — 07/02/2019 2E. Public Hearin� - Consideration of a request for Amendment to Planned Unit Development for Vehicle Sales & Rental for addition of an accessorv Dump Station Facilitv. Applicant: Kin�horn Construction — Tucker Osterber� (AS) Property: Planning Case Number: Legal: Lot 1, Block 1, Groveland Sth Addition PID: 155-253-001010 2018-047 A. REFERENCE & BACKGROUND Request(s): Deadline for Decision: Land Use Designation: Amendment to Planned Unit Development August Sth, 2019 Places to Shop Zoning Designation: Planned Unit Development The purpose of the Groveland Sth Addition — Monticello RV PUD District is to provide for the development of certain real estate subject to the District for Vehicle Sales and Rental Uses. Overlays/Environmental Regulations Applicable: Current Site Use: Surrounding Land Uses: North: East: South: West: Project Description: Permitted and accessory uses within the PUD are as permitted in the B-3 (Highway Business) District. Freeway Bonus Sign Overlay District Vacant Highway Commercial (RV Dealership) Self-Storage Commercial Single Family Residential Vacant Commercial The applicant previously received approval for a Planned Unit Development in March of 2019. At this time, the applicant seeks to modify the approved site plan to incorporate the addition of an accessory support facility, a vehicle sewage dump station. The station will provide sewage dump facilities for recreational vehicles. Planning Commission Agenda — 07/02/2019 The proposed station facility is to be located at the southerly side of the building site. The applicant proposes the facility as a public 24-hour service with general operation anticipated to be during normal business hours and weekends. Accessorv Uses The proposed storage tank will be an approximately 1,000 gallon underground chamber, with dimensions of 10' in length and 5' in width. The tank itself will be below grade and located within a concrete pad area, located on the east end of the pad site. A liquid propane (LP) bulk fuel tank will be located on the left (west) side of the pad. The proposed dimensions of the concrete pad area for the dump station facility are approximately 25' in length and 5' in width, with a total area of approximately 125 square feet. The Zoning Ordinance allows buildings and structures accessory to the principal use as permitted provided that the use may not exceed 30% of the gross floor space of the principal use. The 125 square foot concrete pad and dump station facility area are less than 1% of the 18,200 square foot building/principal use area. As such, the area of impact is far less than permitted by code. In addition to the area requirements for accessory structures, the code outlines a series of requirements for accessory uses, for which comments are provided below as related to the proposed use. All accessory uses and accessory structures shall meet the following standards: (a) Directly serve the principal use or structure; Comment: The proposed use, including both the bulk fuel and dump station, provide an accessory support service for customers and users of the principal use Recreation Vehicle Sales facility. (b) Be customarily accessory and clearly incidental and subordinate to the principal use and structure; Comment: The proposed accessory facility is well under the 30% maximum accessory structure allowance prescribed by code. (c) Be subordinate in area, extent, and purpose to the principal use or structure; Comment: The use complies with this requirement. The accessory use is secondary and supporting to the principal use of the site as a Recreational Vehicle Sales use. 2 Planning Commission Agenda — 07/02/2019 (d) Be owned or operated by the same person as the principal use or structure; Comment: The facility will be operated by Monticello RV as owner and operator of the property. (e) Be located on the same lot as the principal use or structure, subject to the Public Improvement Project Exception as regulated by Section 6.2 (D) (1); Comment: The station facility is on-site and is proposed to be located along the southerly property line of the development. The concrete pad area for the station is setback approximately 35' from the south property line. (� Not be constructed or established prior to the time the principal use or structure is constructed or established, subject to the Public Improvement Project Exception as regulated by Section 6.2 (D)(1); Comment: Required as a condition of approval. (g) Together with the principal use or structure, not violate any standards of this Ordinance; Comment: The applicant has not proposed any additional lighting of the proposed facility and indicates that any odor from the dump station facility will be minimal. The facility is screened by both existing and proposed landscaping on site, and the existing grade of the site is below adjacent residential properties providing additional screening benefit. However, given the nature of the facility, the adj acent residential, and the lack of lighting at the location, staff would propose that the hours of operation for the facility be limited to operation hours of the principal use, or restricted to daylight hours. (h) Not be located within platted or recorded easements or over underground public utilities; Comment: Compliant. As noted, the facility is set back 35 feet or more from the property line and therefore outside the perimeter drainage and utility easements. (i) An accessory building shall be considered an integral part of the principal building if it is connected to the principal building either directly or by an enclosed passageway. Such accessory buildings shall adhere to requirements for the principal building. Comment: Not applicable. Planning Commission Agenda — 07/02/2019 (j) If a principal building is proposed to be removed with no immediate replacement, all accessory structures shall also be removec� Comment: Not applicable. Site Plan. The concrete pad area for the facility lies within the existing proposed impervious area along the south side of the building. The site plans demonstrate no loss of parking for employee or customer parking areas. There appears to be no change to proposed sales areas on the site. Recreational vehicles will circulate around the east side of the building to the dump station facility, then exit along the west side of the building per the route illustrated on the site plan. As noted, within the same concrete pad area, the applicant has revised the site plan to include an accessory LP storage tank The storage of bulk fuels is a permitted accessory use in the B-3 zoning district, and therefore allowed within the PUD. The size of the LP tank is limited by ordinance to 1,000 gallons. As a condition of approval, the applicant is required to comply with all regulations pertaining to accessory bulk fuel storage per Section 5.3(D)(9) of the zoning ordinance. The grading and concrete pad area will be required to be designed for both drainage and discharge prevention per the City Engineer's recommendations. Screening & Landscaping. The proposed dump station tank itself will be located underground, with protective bollards and surrounding concrete pad visible on the surface. The existing berm along the south side of the site, coupled with the existing tree line and proposed landscaping in that area will provide screening of the facility from the adj oining residential uses to the south. However, to further buffer the potential for vehicle headlight glare using the facility and any associated noise, staff would recommend that the applicant limit the hours of operation to daylight or facility hours. The revised landscaping plan submitted with this application illustrates the loss of three overstory trees on site from the prior approval; two at the entrance area of the site and one on the southwest corner of the sales area. These will be required to be shown on the landscaping plan consistent with the approved final stage PUD plan. In addition, the applicant is required to add the required number of perimeter plantings for the bulk fuel tank use along the southerly line of the site. Lighting. No revised photometric plan has been submitted with this application. As such, the applicant's previously approved lighting plan applies. The plan is included 0 Planning Commission Agenda — 07/02/2019 as an exhibit to this request and relies on only lights (seven total) in the sales/parking lot area along the north boundary of the paved area, and seven wall-pack fixtures on the building, only one of which would be on the south side of the building. These fixtures all appear to be designed to cast light downward, and the photometric plan shows zero foot-candles of light spread well within the boundaries of the site. The approved lighting plan therefore further supports the use of the dump station facility only during daylight hours. Signage. Any directional signage for the facility will be required to meet Monticello Zoning Ordinance, Chapter 4.5 for signage. Permitting, Grading and Drainage, and tltilities. The City Engineer has provided a separate report addressing these and other engineering aspects of the proposal. B. ALTERNATIVE ACTIONS Motion to adopt Resolution PC-2019-021 recommending approval of an amendment to PUD for the Groveland Sth Addition — Monticello RV PUD District, subj ect to the conditions in Exhibit Z, including the comments of the City Engineer. 2. Motion to deny adoption of Resolution PC-2019-021 based on findings to be identified by the Commission. 3. Motion to table action on the amendment to PUD, subj ect to submission of additional information from applicant or staff. C. STAFF RECOMMENDATION Staff recommends approval of the proposed accessory use, subj ect to the conditions found in Exhibit Z. These types of facilities are common accessory uses to Recreational Vehicle Dealerships and the overall site impact is minimal. The comments of the City Engineer address the utility system impact and required permitting and construction. D. SUPPORTING DATA A. Resolution PC-2019-021, Amendment to PUD B. Ordinance No. 7XX, Draft C. Aerial Site Image D. Applicant Narrative E. Revised Civil Plans, including: a. Title Sheet b. Details c. Existing Topography 5 Planning Commission Agenda — 07/02/2019 d. Grading Drainage & Erosion Control Plan e. Utility and Paving Plan £ Site Plan g. Landscape Plan h. Facility Detail F. Approved Final Stage PUD Plans a. Site Plan b. Landscaping c. Photometric Plan G. City Engineer's Letter, dated July 25th, 2019 Z. Conditions of Approval EXHIBIT Z Amendment to PUD - Groveland 5th Addition — Monticello RV PUD District Lot 1, Block 1, Groveland 5th Addition 1. The dump station facility will not be operational prior to the time the principal use or structure is constructed or established. 2. Hours of operation for the dump station facility will be limited to daylight or principal building facility hours. 3. Accessory bulk fuel storage shall comply with all regulations for bulk fuel storage per Section 5.3(D)(9) of the zoning ordinance, including a maximum capacity size of 1,000 gallons. 4. Compliance with the final stage PUD landscaping plan approved on March 25tn 2019, with the addition of required plantings associated with the accessory bulk fuel storage. 5. Compliance with the recommendations of the City Engineer's report dated July 25tn 2019. 6. Accessory facility is subject to all required state and local permitting requirements. 7. Subject to payment of the required applicable Sewer Access Charge of 1 unit. 8. Execute an Amendment to Development Agreement for the Planned Unit Development. 9. Comments and recommendations of other staff and Planning Commission. 0 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-021 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF AMENDMENTS TO THE MONTICELLO ZONING ORDINANCE AFFECTING THE DEFINITIONS AND USES, THE SUBJECT ZONING DISTRICT, DEVELOPMENT AGREEMENT, PERMITTED USES, SITE PLAN, BUILDING PLANS, AND PHASING FOR GROVELAND 5TH ADDITION — MONTICELLO RV PUD DISTRICT WHEREAS, the applicant has submitted a request to divide its property along parcels; and WHEREAS, the applicant received original approvals for such subdivision and a PUD request; and WHEREAS, the applicant is seeking amendments to the PUD related to accessory uses and site plan; and WHEREAS, the applicant concurrently proposes to develop the property for recreational vehicle sales uses; and WHEREAS, the site is guided for industrial uses under the label "Places to Shop" in the City's Comprehensive Plan; and WHEREAS, the proposed PUD, along with the companion Plat, are consistent with the long-term use and development of the property for industrial uses; and WHEREAS, the Planning Commission held a public hearing on July 2"d, 2019 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The PUD provides an appropriate means of furthering the intent of the Comprehensive Plan for the site by putting the existing and proposed buildings to industrial use. 2. The proposed improvements on the site under the PUD are consistent with the needs of the PUD in this location as an industrial area. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-021 3. The improvements will have expected impacts on public services, including sewer, water, stormwater treatment, and traffic which have been planned to serve the property for the development as proposed. 4.. The PUD flexibility for the proj ect, including parcels without public street frontage, are consistent with the intent of the City's economic development obj ectives, as well as with the intent of the PUD zoning regulations. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves Ordinance No. 6XX, including the Zoning Ordinance Amendments, Zoning District Amendments and PUD Development Agreement Amendments as noted in the Staff Report for July 2"d, 2019and subj ect to the following conditions: The dump station facility will not be operational prior to the time the principal use or structure is constructed or established. 2. Hours of operation for the dump station facility will be limited to daylight or principal building facility hours. 3. Accessory bulk fuel storage shall comply with all regulations for bulk fuel storage per Section 5.3(D)(9) of the zoning ordinance, including a maximum capacity size of 1,000 gallons. 4. Compliance with the final stage PUD landscaping plan approved on March 25tn 2019, with the addition of required plantings associated with the accessory bulk fuel storage. Compliance with the recommendations of the City Engineer's report dated July 25tn 2019. 6. Accessory facility is subject to all required state and local permitting requirements. 7. Subject to payment of the required applicable Sewer Access Charge of 1 unit. 8. Execute an Amendment to Development Agreement for the Planned Unit Development. 9. Comments and recommendations of other staff and Planning Commission. 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-021 ADOPTED this 2"d day of July, 2019, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING CONINIISSION : Chair ATTEST: Angela Schumann, Community Development Director ORDINANCE NO. 7XX CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, BY AMENDING SECTION 2.4(0), THE GROVELAND 5th ADDITION MONTICELLO RV PUD, PLANNED UNIT DEVELOPMENT: LOT 1 BLOCK 1; GROVELAND 5th ADDITION THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Section 3.7 (K) — Planned Unit Developments, Title 10 — Zoning Ordinance is hereby amended by adding the following: (XX) Groveland Sth Addition — Monticello RV PUD (a) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to vehicle sales and rental uses, and as specifically identified by the approved final stage PUD plans. This shall include the addition of an accessory sanitary sewage dump station facility for recreational vehicles and LP bulk fuel tank as approved by the City Council on July , 2019. Section 2. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. Section 3. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BYthe Monticello City Council this day of , 2019. 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"`� « r � �, � 00 � :1�' rt '� ' �,,y �' ,� , j '� �� , � �� ++ . . � ' - �y ^.. s � � ,•LY � �'r � Y J • . *; ` k � Kin horn � COMPANY GENERAL CONTRACTORS 0 Kinghorn Company 21830 Industrial Court Rogers, MN 55374 6/6/2019 City Of Monticello Community & Economic Development 505 Walnut St. #1 Monticello, MN 55362 Monticello RV — Sewage Dump Station Land Use Application Monticello RV would like to install a sewage dump station on the south end of their future building near the curb line. The dump station will be a 1,000 Gal. tank that will be located below the asphalt parking lot out of site of the neighboring properties and concealed with a concrete pad. Any odors would be contained within the sewage dump. There may be periodic odors released when the tank is getting pumped. The neighboring residential properties are at an elevation roughly 10' above finished grade of future parking lot. The grades and location of proposed sewage dump station would be out of the line of site. The majority of the residential properties are currently screened with old growth vegetation and or fencing. Monticello RV will be providing additional screening per the approved landscaping plan along the embankment separating the sewage dump station and neighboring properties to assist in screening. In a previous email it was proposed to relocate the sewage dump station to the east side of the parking lot. I believe relocating the tank to the East would increase visibility and affect Monticello RV's intended use of the property. In the event vehicles are dumping waste outside of the overhead door location this would affect traffic flow entering and exiting the shop area. I ask that the proposed location of the sewage dump station remain along the curb line on the south elevation of the parking lot. Sincerely, Tucker Osterberg Kinyhorn GENERALCONTRACTORS 14198 Northdale BLVD. Ro�ers MN, 55374 I P: (763) 428-8088 I www.kin�hornconstruction.com Angela Schumann From: Sent: To: Cc: Subject: Attachments: Shibani, Tucker Osterberg <Tuckero@kinghornco.com> Thursday, June 20, 2019 4:21 PM WSBshibani Matthew Leonard; Angela Schumann; John Kinghorn RE: Monticello RV - Updated Civils Sewage Dump Station.pdf Thank you for the information provided below. Kinghorn construction sat down with the owners of Monticello RV last week to discus the sewage dump station. The precast dump station was significantly more expensive than a proposed alternate Polypropylene tank along with the potential for less maintenance requirements over time. Attached is the submittal for the proposed and accepted alternate for your review. The sewage dump station will be a public 24 hour service with general operation anticipated to be during normal business hours and weekends. Operation of the sewage tank will consist of a 4" self-closing lid operated by a foot pedal. The top of the dump station will be incased with concrete per code. Liquid waste will be tied into the cities sanitary system, solids will be pumped. A float alarm will be installed in the tank as a secondary notification source for Monticello RV. A water line will be ran from the building on the south elevation to a frost proof yard hydrant with backflow preventer near the dump station. The hydrant will be used for flushing tanks and will have a minimum separation from the sanitary line of 10' LF. There will be signage at the sewage dump stating "DANGER - NOT TO BE USED FOR DRINKING OR DOMESTIC PURPOSES". Our plumber on this project will be applying for the permit. If there are any additional questions or clarification needed please let me know. Thank you, i � t;�i�n' Tucker Osterberg • Project Managerr�ent Kinghorn Construction m.612-201-1022 � t. 763-4[8-808� 763-428-8U90 � w. www.kinghornco.com � s. 2183U Indu:;trial Court, Rogers, tJifJ 55374 ' in � f From: Shibani Bisson <SBisson@wsbeng.com> Sent: Thursday, June 20, 2019 1:28 PM To: Tucker Osterberg <Tuckero@kinghornco.com> Cc:'Matthew Leonard' <matt.leonard@ci.monticello.mn.us>; Angela Schumann <angela.schumann@ci.monticello.mn.us> Subject: FW: Monticello RV - Updated Civils Tucker- Below is the state rule regarding dump stations we will include in our plan review letter along with the other comments we discussed. Please email me a narrative of the changes that are being proposed for the dump station tank material, hours of operation and general operations of the dump station for city review. Thanks. 4714.0724 RECREATIONAL VEHICLE SANITARY DISPOSAL STATION. UPC chapter 7 is amended by adding the following sections: 724.0 Recreational Vehicle Sanitary Disposal Station. 724.1 Construction. Each recreational vehicle sanitary disposal (dump) station shall have a concrete slab with the drainage system located as to be on the road (left) side of the recreational vehicle. The slab shall be not less than 3 feet by 3 feet (914 mm by 914 mm), not less than 3-1/2 inches (89 mm) thick, and properly reinforced. The slab surface shall be troweled to a smooth finish and sloped from each side inward to a drainage system inlet. The drainage system inlet shall consist of a 4-inch (102 mm), self-closing, foot-operated hatch of materials meeting these rules with the cover milled to fit tight. The hatch body shall be set in the concrete of the slab with the lip of the opening flush with its surface to facilitate the cleansing of the slab with water. The hatch shall be properly connected to a drainage system inlet, which shall discharge to a public or private sewer meeting the standards of this section. 724.2 Flushing Device. The recreational vehicle sanitary disposal station flushing device shall consist of a supported riser terminating not less than 2 feet (610 mm) above the ground surface, with a 3/4-inch (20 mm) valved outlet adaptable for a flexible hose. The flexible hose shall be designed such that it cannot lie on the ground. The water supply to the flushing device shall be protected from backflow by means of a listed vacuum breaker or backflow prevention device located downstream from the last shutoff valve. Adjacent to the recreational vehicle sanitary disposal station shall be posted a sign of durable material not less than 2 feet by 2 feet (610 mm by 610 mm) in size. Inscribed on the sign in clearly legible letters shall be the following: "DANGER - NOT TO BE USED FOR DRINKING OR DOMESTIC PURPOSES." Statutory Authority: MS s 3268.43; 326B.435 History: 40SR71 Published Electronically: January 25, 2016 Shibani Bisson, PE Municipal Senior Project Manager 763.287.7162 (o) � 612.360.1304 (m) WSB � wsbeng.com f°' wsb This email and any files transmrtled with it, is confidential and is intended solely for the use of the addressee. 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This watertight tank design is offered with Infiltrator's line of custom-fit risers and heavy-duty lids. Infiltrator injection molded tanks provide a revolutionary improvement in plastic septic tank design, offering long-term exceptional strength and watertightness. TANK CUTAWAY Partition baffle wall 0 Infiltrator TW Riser System ., '.�,' , � , � ' �,t ��J � �: . �� t Inlet Side strUctUra� bulkheads IM-1060 • Strong injection molded polypropylene construction • Lightweight plastic construction and inboard lifting lugs allow for easy delivery and handling • Integral heavy-duty green lids that interconnect with TWT"' risers and pipe riser solutions • Structurally reinforced access ports eliminate distortion during installation and pump-outs • Reinforced structural ribbing and fiberglass bulkheads offer additional strength • Can be installed with 6" to 48" of cover • Can be pumped dry during pump-outs • Suitable for use as a septic tank, pump tank, or rainwater (non-potable) tank • No special water filling requirements are necessary • The tank may be backfilled with suitable native soil. See installation instructions for guidance. �� MID-SEAM CUTAWAY Reinforced water tight mid-seam gasketed connection a�� Protecting the Environment with Innovative Wastewater Treatment Solutions HEAVY DUTY LID CUTAWAY Reinforced 24" structural access port I N F I LT R AT O R° water technologies IM-1060 General Specifications and Illustrations The IM-1060 is an injection molded two piece mid-seam plastic tank. The IM-1060 injection molded plastic design allows for a mid-seam joint that has precise dimensions for accepting an engineered EPDM gasket. Infiltrator's gasket design utilizes technology from the water industry to deliver proven means of maintaining a watertight seal. The two-piece design is permanently fastened using a series of non-corrosive plastic alignment dowels and locking seam clips. The IM-1060 is assembled and sold through a network of certified Infiltrator distributors. Must be backfilled and installed in accordance with Infiltrator Water Technologies, Infiltrator IM-Series Septic Tank General Installation Instructions and for shallow ground water conditions reference the Infiltrator IM- Series Tank Buoyancy Control Guidance. Please visit www.infiltratorwater.com/images/pdf/ ManualsGuides/TANKOi.pdf for the latest information. �� Working Capacity 1094 gal (4141 L) Total Capacity 1287 gal (4872 L) Airspace 16.5% Length 127" (3226 mm) Width 62.2" (1580 mm) Length-to-Width Ratio 2.3 to 1 Height 54.7" (1389 mm) Liquid Level 44" (1118 mm) Invert Drop 3" (76 mm) Fiberglass Supports 2 Compartments 1 or 2 Maximum Burial Depth 48" (1219 mm) Minimum Burial Depth 6" (152 mm) Maximum Pipe Diameter 6" (152 mm) Weight 320 Ibs (145 kg) �4 Business Park Road � P.O. Box 768 Old Saybrook, CT 06475 I N F I LT R AT O R� 16800-221 4436 $60-577-7001 www. infi ltratorswater.co m RISER��NNERI�N (TYPICAL) B 622 [1580] EXTERIOR WIDTH TOP VIEW OUTLET � c 54J [1389] EXTERIOR HEIGHT SEAM CLIP (TYPICAL) LIFTING STRAP (TYPICAL) END VIEW 0 q[102] 0 24 [610] ACCESS OPENINGS WITH LOCKING LIDS (2) PVC OR ABS INLETTEE 10.2 [260] FREEBOARD � 4[102] PVC OR ABS OUTLETTEE INLET 16.5% C7 AIR SPACE OUTLET �PElR 3.0 � — � � � CO�DE �76� PER CODE 44.0 � FlBERGLASS �1118� FlBERGLASS SUPPORT LIQUID SUPPORT (TYPICAL) DEPTH (TYPICAL) W ITH BAFFLE WALL WHERE REQUIRED SIDE VIEW TANKTOP HALF TANK INTERIOR ALIGNMENT DOWEL CONTINUOUS GASKET SEAM CLIP TANK BOTTOM HALF MID-HEIGHT SEAM SECTION U.S. Patents: 4,759,661; 5,017,041; 5,156,488; 5,336,017; 5,401,116; 5,401,459; 5,511,903; 5,716,163; 5,588,778; 5,839,844 Canadian Patents: 1,329,959; 2,004,564 Other patents pending. Infiltrator, Equalizer, Quick4, and SideWinder are registered trademarks of Infiltrator WaterTechnologies. Infiltrator is a registered trademark in France. Infiltrator Water Technologies is a registered trademark in Mexico. Contour, MicroLeaching, PolyTuff, ChamberSpacer, MultiPort, PosiLock, QuickCut, QuickPlay, SnapLock and StraightLock are trademarks of Infiltrator WaterTechnologies. PolyLok is a trademark of PolyLok, Inc. TUF-TITE is a registered trademark of TUF-TITE, INC. Ultra-Rib is a trademark of IPEX Inc. OO 20161nfiltrator WaterTechnologies, LLC. All rights reserved. Printed in U.S.A. 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J � � C � J � � J m � � O N a"� � e � J . r � O N � I� O J � I� N � v W W C J J � Z Z a` �n �n 0 DI N � 0 F W � � J M F O j J J > � > H J > J N � L d r r � v � O c a � E E J fq 4�i3n�new :Rs�Me,a i�d�io� na :aweu3i�, j a�oZ,�,z�a�ea e�o=,3� �no,(el fiu �y6,� pa�ou se :aleaS 101 i\21 -aweN qo�� NOS?Jtl� Hf -�oj pa�eda�,� 3 c E � d (f O ;l �J ��znoa E E cEm Es moo m2m `oE3 �E �E� �E : is � 0 U C� z w m � � z � vi J 0 a Q w z z � � W � z w > a a z w x 0 � wsb June 25, 2019 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Lakes Region RV — Dump Station Plan Review City Project No. 2018-047 WSB Project No. R-012967-000 Dear Mr. Leonard: We have reviewed the revised civil site plans dated May 23, 2019 and email correspondence with Kinghorn Company dated June 20, 2019 pertaining to the addition of a sewage dump station and offer the following comments: 1. The water line must have the required 10-foot separation distance from any sanitary lines, or it must be encased in accordance with 10 States Standards. It is recommended to provide a 10 -foot separation or encasement from the septic tank to the yard hydrant in the event that the tank overflows or floods. 2. The applicant will revise the plans to extend the water service to the yard hydrant from the south end of the building. A backflow assembly shall be installed in the building and will need to be tested annually by the owner. A meter shall be installed on the water line as the City will charge sewer user rates for the water usage for the dump station. This shall be coordinated with the City public works department. 3. Provide a detail for the yard hydrant. 4. The proposed poly tank is acceptable and the owner should be aware that these tanks float where there is high groundwater and can collapse if not properly installed per the manufacturers recommendations. 5. The applicant shall comply with the following state statute: 4714.0724 RECREATIONAL VEHICLE SANITARY DISPOSAL STATION. UPC chapter 7 is amended by adding the following sections: 724.0 Recreational Vehicle Sanitary Disposal Station. 724.1 Construction. Each recreational vehicle sanitary disposal (dump) station shall have a concrete slab with the drainage system located as to be on the road (left) side of the recreational vehicle. The slab shall be not less than 3 feet by 3 feet (914 mm by 914 mm), not less than 3-1/2 inches (89 mm) thick, and properly reinforced. The slab surface shall be troweled to a smooth finish and sloped from each side inward to a drainage system inlet. F:\Community Development Director\Boards & Commissions\Planning Commission\2019\Agenda\July\2E.Monticello RV PUD Amdt\Ltr-m-leonard Lakes Region RV Review-062519.docx Lake Region RV February 19, 2019 Page 2 The drainage system inlet shall consist of a 4-inch (102 mm), self-closing, foot-operated hatch of materials meeting these rules with the cover milled to fit tight. The hatch body shall be set in the concrete of the slab with the lip of the opening flush with its surface to facilitate the cleansing of the slab with water. The hatch shall be properly connected to a drainage system inlet, which shall discharge to a public or private sewer meeting the standards of this section. 724.2 Flushing Device. The recreational vehicle sanitary disposal station flushing device shall consist of a supported riser terminating not less than 2 feet (610 mm) above the ground surface, with a 3/4-inch (20 mm) valved outlet adaptable for a flexible hose. The flexible hose shall be designed such that it cannot lie on the ground. The water supply to the flushing device shall be protected from backflow by means of a listed vacuum breaker or backflow prevention device located downstream from the last shutoff valve. Adjacent to the recreational vehicle sanitary disposal station shall be posted a sign of durable material not less than 2 feet by 2 feet (610 mm by 610 mm) in size. Inscribed on the sign in clearly legible letters shall be the following: "DANGER - NOT TO BE USED FOR DRINKING OR DOMESTIC PURPOSES." Statutory Authority: MS s 3268.43: 3268.435 History: 40 SR 71 Published Electronically: January 25, 2016 6. Provide an operations and maintenance plan with the building permit submittal. 7. Verify that Wright County or State permits are not required for this type of use in addition to the building permit and plumbing inspections. Please have the applicant provide a written response addressing the comments above and give me a call at 612-360-1304 if you have any questions or comments regarding this letter. Sincerely, WSB . � ,�', ��....�s� Shibani K. Bisson, PE Senior Project Manager Planning Commission Agenda — 07/02/19 3A. Consideration to accept the resignation of Planning Commissioner Katie Peterson and call for a special Plannin� Commission meetin�. (AS) A. REFERENCE AND BACKGROUND: The Planning Commission is asked to consider accepting the resignation of Planning Commission Katie Peterson. The position has been posted and Planning Commission is asked to call for a special meeting to interview candidates on July 15th, 2019. B. ALTERNATIVE ACTIONS: Motion to accept the resignation of Katie Peterson from the Planning Commission and to call for a special meeting of the Commission on July 15th for interview and recommendation of a candidate. 2. Motion of other. C. SUPPORTING DATA: A. Letter of Resignation, Katie Peterson June 13, 2019 Angela Scl�umann & Jacob Thunander City of Monticello 505 Walnut Street Monticello, MN 55362 Angela & Jacob — I am writing my formal resignation from the planning commission. My last meeting will be Tuesday July 2, 2019. I am sad to leave the planning com�nission as I have enjoyed being more active within the community and assisting with all the new projects coming to life within the city. 1 will truly miss being a part of the planning commission. My family will be relocating out of the Monticello area where I will not be able to fulfill the duties required of this role. I want to thank you far the opportunity to serve in the Monticello community. Thank you, ' ::� t �; ':��' ' � �: ;,'- ',��; �:} `.-i' a � ..,.,;,36 ''�x;.4 , i ! Planning Commission Agenda - 07/02/19 3B. Communitv Development Director's Report Council Action on Commission Recommendations • Consideration to approve a request for Conditional Use Permit for a 92 unit Multi-family/Assisted Living Facility in the R-4 (Medium-High Density Residence) District Applicant: Monticello Senior Housing Owner, LLC — Michael Hoagberg Tablec� • Consideration of Administrative Subdivision and Lot Combination (Lot Line Adjustment) Applicant: SPO, LLC Approved on the consent agenda. Monticello 2040 Community Vision & Comprehensive Plan Update The City Council has authorized a final scope of work and contract with The Lakota Group/W SB consulting team for the Vision and Comprehensive Plan proj ect. Work on the planning effort is expected to begin immediately in July. Highway 25 Coalition The Highway 25 Coalition met on Thursday, June 27th and has authorized moving forward with a contract with Carroll Franck & Associates, a third-party facilitator to help guide the group forward in discussing regional planning initiatives, including transportation. Ms. Anne Carroll will help the group in a number of capacities as outlined in the RFP, including the development of a Land Use Plan request for proposal. Planning Commission Training The Planning Commission will be asked to participate in a Land Use basics refresher once a final appointment has been made for the vacant position. City Planner Steve Grittman will be providing the training course in August due to the content of the July agenda. Meeting date is to be determined. Please see the most recent City Council Connection and Highlights for other important news: https://www.ci.monticello.mn.us/vertical/sites/%7B46185197-6086-4078-ADDC- OF3918715C4C%7D/uploads/Council Connection - June 2019.pdf https://www.ci.monticello.mn.us/index.asp?SEC=F18BE4D0-OB7D-49F9-8773- D1B2526EE7D3&DE=034EF756-D955-4011-8994- 9AlOB7B2C574&Tvpe=B BASIC