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Page 2 <br /> <br /> <br />Portions of the lower cultivated field and woodland are within shoreland (Figure 12). The 100- <br />year floodplain outlined by the Federal Emergency Management Agency (FEMA) is present <br />along the western project area boundary and throughout the lower agricultural field (Figure 12) <br />(Appendix A) (3). The western project area boundary is within three hundred feet of the <br />Mississippi River and, therefore, within shoreland (2). The western portion of the site is also <br />within the Wild and Scenic River District. <br /> <br />Carlson McCain completed a Phase I Environmental Site Assessment (dated September 4 th, <br />2024) and noted the following recognized environmental conditions (RECs): <br /> Diesel/gasoline underground storage tanks <br /> Bus maintenance garage (storage of hazardous chemicals/petroleum products and <br />maintenance pit with drain) <br /> Surficial solid waste <br /> Fertilizer/pesticide storage, loading, and mixing area <br /> <br />No historical or controlled recognized environmental conditions were identified during the <br />assessment. Question 13 includes a more detailed summary of the report, and the full report is <br />included in Appendix H. Before site development, underground storage tanks will be removed <br />in accordance with local, state, and federal standards. Surficial solid waste and hazardous <br />chemicals/petroleum products will be removed and disposed of per local, state, and federal <br />standards. <br /> <br />Carlson McCain completed a Limited Phase II Investigation (dated January 2nd, 2025) to <br />evaluate subsurface conditions of the RECs identified in the Phase I and the Steve’s Oil Service <br />site (MPCA leak site #LS0001649). Four borings were collected in mid-November 2024. <br />Question 13 includes a more detailed summary of the report, and the full report is included in <br />Appendix I. The Phase II recommended and concluded the following: <br /> Buried diesel and gasoline tanks are planned to be removed in the spring of 2025 <br />“under Carlson McCain oversight, following MPCA guidance.” <br /> Detections of diesel range organics (DRO) in groundwater should be reported to the <br />Minnesota Duty Officer. <br /> An additional round of four soil vapor samples should be collected from the same <br />locations but during the MPCA-defined non-heating season. <br /> <br />The Phase I Environmental Site Assessment also stated the project area is currently served by a <br />water-supply well and two septic systems (one for each house). The proposed development <br />would connect to City water and sewer. The site is located within the City’s Urban Service Area <br />boundary. Currently, a water main and sanitary sewer connection is present at the intersection of <br />165th Avenue Northwest and Gateway Road Northwest. <br /> <br />The 247.65-acre development is anticipated to occur in several phases over several years <br />(approximately eight phases over nine years). The development includes the construction of <br />stormwater ponds and infiltration basins to meet stormwater requirements (water quality, <br />volume, and rate). Mass grading will physically manipulate the site's vegetation, soil, and