VII. 1. 2021-14 325 Blake Road EAWMEMO
To: Planning Commission Chair and Members
From: Alison Harwood, Director of Natural Resources with WSB
Jason Lindahl, City Planner
Date: November 17, 2021
Subject: 325 Blake Road Development Environmental Assessment Worksheet
(EAW)
Proposed Action
Move to adopt Planning & Zoning Commission Resolution 2021-23 recommending the City
Council make a negative declaration of need regarding an Environmental Impact Statement for the
325 Blake Road Development.
Overview
Pursuant to Minnesota Rule 4410.4300, the City of Hopkins is the Responsible Government Unit
(RGU) for the Environmental Assessment Worksheet (EAW) for the proposed 325 Blake Road
Development (Project). In this role, the City of Hopkins retained Alison Harwood, Director of
Natural Resources with WSB to review the EAW prepared by the developer’s consultant, Kimley
Horn. Per the City Code Article II - Environmental Review Program, after an EAW is prepared, the
Planning & Zoning Commission shall review the EAW and recommend to the City Council whether
it should require the preparation of an Environmental Impact Statement (EIS). The City Council
shall require an EIS when it finds under Minnesota Rule 4410 that an action is major and has
potential for significant environmental effects.
Based on the review of the project, reasonably expected environmental impacts, and the findings of
fact and conclusions in this memo, it is our assessment that the project does not have the potential
for significant environmental effects and that where there may be environmental impacts, they can
be addressed through the permitting process. Through future land use review and permitting, the
City can consider the information obtained in the EAW process and address mitigation measures as
part of approvals or denials of a project. Therefore, staff recommends the Planning & Zoning
Commission adopt the attached resolution recommending the City Council make a negative
declaration of need regarding an Environmental Impact Statement for the 325 Blake Road
Development.
Attachments
• Planning & Zoning Commission Resolution 2021-23
• Appendix A – Comments Received
• Appendix B – Response to Comments
• Appendix C – Permits and Approvals Required
Background
The purpose of an EAW is to determine whether an Environmental Impact Statement (EIS) is
needed. The EAW does not confer approval or denial of a project but rather is a tool to identify
issues or impacts that can and cannot be addressed through the permitting process. An EAW was
required to be prepared pursuant to Minnesota Rules 4410.4300, subpart 32 – Mixed residential and
industrial-commercial projects.
The EAW analyzes a standard list of questions based on Minnesota Rule and guidance from the
Minnesota Environmental Quality Board (EQB). The EQB is the State’s organization that oversees
the rules and implementation of Minnesota’s environmental review process. The standard list of
questions includes reviewing impacts to storm water quality and quantity, habitat, traffic, municipal
infrastructure, soils, land use, and a few other topics as noted in the EAW. The full 325 Blake Road
EAW is available for review on the City’s website by clicking here.
EAW Review and Comment
The EAW was provided to the required review agencies and made available to the public on the
City’s website for the required 30-day comment period beginning on October 5, 2021. The
comment period ended November 4, 2021. No public hearing by the Planning & Zoning
Commission or City Council is required as part of this process. Comments through the EAW
process can help inform the permitting process and future steps for projects like this one. Six
comment letters were received during the comment period and are attached in Appendix A. These
comments letters are from the state agencies listed below. No members of the public commented.
• Minnesota Department of Natural Resources
• Minnesota Department of Transportation
• Minnesota Pollution Control Agency
• State Historic Preservation Office
• Metropolitan Council
• Hennepin County
The environmental review process requires RGU’s to respond to substantive comments related to
the required elements of the environmental review. Responses to comments have been prepared for
Planning & Zoning Commission and City Council review and are attached in Appendix B.
Findings of Fact and Conclusion
City staff has worked with our consultant, Alison Harwood, Director of Natural Resources with
WSB, to review the EAW prepared by the developer’s consultant, Kimley Horn, and the comments
received from various state agencies and members of the public. Based on this review and the
criteria in Minnesota Rules, Part 4410.1700 and City Code Part III, Chapter 100, Article II –
Environmental Review, the City makes the findings of fact listed below and concludes the project
does not have the potential for significant environmental effects and an EIS is not required for the
325 Blake Road Development.
1. Alatus, LLC is proposing the redevelopment of approximately 17 acres of a former parcel at the
intersection of Lake Street NE and Blake Road N in Hopkins. The proposed project is transit-
oriented, mixed-use development that will include residential, commercial, recreational
opportunities associated with the Minnehaha Creek, and regional stormwater management that
will be constructed in two phases starting in the spring of 2022. After the two phases are
complete, the development will have up to 875 multi-family dwelling units, up to 17,000 square
feet of retail and restaurants, and up to 1,191 parking stalls.
2. An Environmental Assessment Worksheet (EAW) was required for the project in accordance
with Minnesota Rules, part 4410.4300, subpart 32 (Mixed residential and industrial-commercial
projects).
3. The City of Hopkins is the Responsible Governmental Unit (RGU).
4. The EAW was prepared using the form approved by the Minnesota Environmental Quality
Board in accordance with Minnesota Rules, part 4410.1300.
5. The EAW is incorporated by reference in this Record of Decision.
6. The EAW was published in the EQB Monitor on October 5, 2021. The EAW was sent to all
persons on the EQB Distribution List and was posted on the City’s website.
7. The 30-day public review and comment period opened on October 5, 2021 and ended on
November 4, 2021. Six comment letters were received and are included in Appendix A.
8. Based on the comments received, the City does not find any corrections are necessary to the
EAW.
9. The proposed project does not have the potential for significant environmental effects based on
the above findings and the evaluation of the following four criteria per Minnesota Rules, part
4410.1700, subpart 7:
a. Type, extent, and reversibility of environmental effects
b. Cumulative potential effects
c. Extent to which the environmental effects are subject to mitigation on ongoing public
regulatory authority
d. Extent to which environmental effects can be anticipated and controlled as a result of other
environmental studies undertaken by public agencies or the project proposer, including other
Environmental Impact Statements (EISs)
CITY OF HOPKINS, MINNESOTA
HENNEPIN COUNTY, MINNESOTA
PLANNING & ZONING COMMISSION RESOLUTION 2021-23
A RESOLUTION RECOMMENDING THE CITY COUNCIL MAKE A NEGATIVE
DECLARATION OF NEED REGARDING AN ENVIRONMENTAL IMPACT
STATEMENT FOR THE 325 BLAKE ROAD DEVELOPMENT
WHEREAS, the City of Hopkins prepared an Environmental Assessment Worksheet
(EAW) for the 325 Blake Road Development pursuant to Minnesota Rules 4410; and
WHEREAS, the EAW was distributed to the agencies and public for the required 30-day
comment period October 5, 2021; and
WHEREAS, the 30-day comment period ended on November 4, 2021; and
WHEREAS, the preparation of the 325 Blake Road Development EAW and comments
received on the EAW have generated information adequate to determine whether the proposed
project has the potential for environmental impacts; and
WHEREAS, the EAW has identified areas where the potential for environmental effects
exist, but appropriate measures have or will be incorporated into the project plan and/or permits to
reasonably mitigate these impacts; and
WHEREAS, the development is expected to comply with all the City of Hopkins and
review agency standards; and
WHEREAS, based on the criteria established in Minnesota Rules 4410.1700 and the
Findings of Fact and Conclusions, the project does not have the potential for significant
environmental effects; and
WHAREAS, as required by City Code Part III, Chapter 100, Article II – Environmental
Review, the Planning & Zoning Commission of the City of Hopkins reviewed all the information in
the staff memo dated November 17, 2021 and agreed with the findings detailed in the staff memo;
and
NOW, THEREFORE, BE IT RESOLVED, that the Planning & Zoning Commission of
the City of Hopkins hereby recommends the City Council of the City of Hopkins make a negative
declaration of need regarding an environmental impact statement for the 325 Blake Road
Development.
Adopted this 23rd day of November, 2021.
____________________________________
Samuel Stiele, Chair
325 Blake Road Development
Findings of Fact and Conclusions
Appendix A
Comments Received
MINNESOTA STATE HISTORIC PRESERVATION OFFICE
50 Sherburne Avenue ▪ Administration Building 203 ▪ Saint Paul, Minnesota 55155 ▪ 651-201-3287
mn.gov/admin/shpo ▪ mnshpo@state.mn.us
AN EQUAL OPPORTUNITY AND SERVICE PROVIDER
November 2, 2021
Kersten Elverum
Director of Planning & Economic Development
1010 1st St S
Hopkins, MN 55343
RE: EAW- 325 Blake Road Development
Hopkins, Hennepin County
SHPO Number: 2022-0020
Dear Kevin Elverum:
Thank you for providing this office with a copy of the Environmental Assessment Worksheet (EAW) for
the above-referenced project.
Based on our review of the project information, we conclude that there are no properties listed in the
National or State Registers of Historic Places, and no known or suspected archaeological properties in
the area that will be affected by this project.
Please note that this comment letter does not address the requirements of Section 106 of the National
Historic Preservation Act of 1966 and 36 CFR § 800. If this project is considered for federal financial
assistance, or requires a federal permit or license, then review and consultation with our office will need
to be initiated by the lead federal agency. Be advised that comments and recommendations provided by
our office for this state-level review may differ from findings and determinations made by the federal
agency as part of review and consultation under Section 106.
Please contact Kelly Gragg-Johnson, Environmental Review Program Specialist, at
kelly.graggjohnson@state.mn.us if you have any questions regarding our review of this project.
Sincerely,
Sarah J. Beimers
Environmental Review Program Manager
November 2, 2021
Kersten Elverum
Director of Planning and Economic Development
1010 1st Street South
Hopkins, MN 55343
RE: 325 Blake Road Development Environmental Assessment Worksheet
Dear Kersten Elverum:
Thank you for the opportunity to review and comment on the Environmental Assessment Worksheet
(EAW) for the 325 Blake Road Development project (Project) in the City of Hopkins, Hennepin County,
Minnesota. The Project consists of a 17-acre mixed-use development. Regarding matters for which the
Minnesota Pollution Control Agency (MPCA) has regulatory responsibility or other interests, the MPCA
staff has the following comments for your consideration.
Permits and Approvals (Item 8)
This section includes the U.S. Army Corps of Engineers 404 Permit and hence must also include the
Minnesota Pollution Control Agency 401 Water Quality Certification. The 401 Water Quality Certification
becomes an enforceable component of the associated federal license or permit, issued under either
Section 404 of the Clean Water Act or Section 10 of the Rivers and Harbors Act. The scope of a Clean
Water Act Section 401 certification is limited to assuring that a discharge from a federally licensed or
permitted activity will comply with water quality requirements. Along with an Antidegradation
Assessment, the applicant is also required to request a pre-filing meeting from the certifying agency at
least 30 days prior to submitting a 401 Water Quality Certification request. The MPCA is the certifying
authority in the State of Minnesota.
Water Resources (Item 11)
Wastewater
• Table 5: Utility Demand Comparison indicates that there are 875 apartment units and 33 townhome
units in the scope of the Project. This conflicts with Table 1: Project Magnitude, in Section 6, and the
Table on the Architectural Site Plan, all of which indicate that there are total of 875 residential units,
which include the 33 townhome units.
• The number of units identified for each building within the Table on the Architectural Site Plan
conflicts with the units identified on this site plan for each building.
• Table 5: Utility Demand Comparison does not include the retail space, the boat house, and the four
club houses all shown on the Architectural Site Plan. Please indicate if these spaces have sewer
service that should be included in Table 5 and discussed in the EAW.
Stormwater
• The redevelopment will improve existing stormwater runoff to Minnehaha Creek by installing a
stormwater management system. The MPCA strongly encourages plans mentioned in the EAW to
add additional treatment through use of permeable pavements, tree trenches and green and blue
roofs. The permeable pavements will also help reduce the need for chloride in the winter months.
Kersten Elverum
Page 2
November 2, 2021
• Due to the presence of Minnehaha Creek and a wetland on the Project site, redundant (double)
down gradient sediment controls will be required if the construction requires encroachment within
50 feet of existing buffers to the water bodies. Also, due to the construction-related water
impairments of the creek, temporarily or permanently inactively worked soils on any portion of the
site will require stabilization within 7 days even if work will resume in the area. A temporary
sediment basin will also be required if 5 or more acres drain to a common location on the Project.
Please direct questions regarding CSW Permit requirements to Roberta Getman at 507-206-2629 or
roberta.getman@state.mn.us.
Noise (Item 17)
• The MPCA appreciates the opportunity to review the noise components of this EAW. At this time, it
is unlikely that any noise generated from the proposed Project after completion would have
negative, long-term impacts on existing and new receptors in the vicinity.
• Although noise generated by construction activities may be exempt from city ordinance, there are
best practices that the MPCA recommends to help mitigate noise impacts on existing nearby
receptors. The MPCA recommends that construction activities take place during daytime hours as
defined in the state noise rules (Minn. R. ch. 7030), or 7:00 am to 10:00 pm, to the extent possible.
The MPCA also recommends the appropriate use of mufflers and quieter backup alarms on all
construction equipment, as applicable. In the case of the Project, these mitigation techniques would
be especially important during phase II of construction, when completed buildings on-site may be
occupied by new residents that are particularly close to buildout activities. For noise related
questions, please contact Fawkes Char at 651-757-2327 or fawkes.char@state.mn.us.
We appreciate the opportunity to review this Project. Please provide your specific responses to our
comments and notice of decision on the need for an Environmental Impact Statement. Please be aware
that this letter does not constitute approval by the MPCA of any or all elements of the Project for the
purpose of pending or future permit action(s) by the MPCA. Ultimately, it is the responsibility of the
Project proposer to secure any required permits and to comply with any requisite permit conditions. If
you have any questions concerning our review of this EAW, please contact me by email at
karen.kromar@state.mn.us or by telephone at 651-757-2508.
Sincerely,
Karen Kromar
This document has been electronically signed.
Karen Kromar
Project Manager
Environmental Review Unit
Resource Management and Assistance Division
KK/RG/FC:vs
cc: Dan Card, MPCA, St. Paul
Roberta Getman, MPCA, Rochester
Fawkes Char, MPCA, St. Paul
Hennepin County Transportation Project Delivery
Public Works Facility, 1600 Prairie Drive, Medina, MN 55430
hennepin.us
November 4, 2021
Kersten Elverum
City of Hopkins
Planning Manager
1010 1st Street South
Hopkins, MN 55343
Re: Comments to Hopkins’ 325 Blake Road Development EAW as advertised in the EQB
Monitor October 5, 2021
Dear Ms. Elverum:
This letter provides our comments to the above noted EAW for the 325 Blake Road
Development in Hopkins. This redevelopment involves a portion of the approximately 17-acre
former industrial parcel at the intersection of Lake Street NE and Blake Road N in Hopkins. The
proposed project is a transit-oriented, mixed-use development that will include residential,
commercial, recreational opportunities associated with the Minnehaha Creek, regional
stormwater management and connections to City utilities to serve neighborhood residents.
• Right of there is a typo on page 24 in Table 14 second section in the chart should read
PM and not AM.
• Please verify that MnDOT is involved in this project review, as will affect their system at
Trunk Highway 7.
We would like acknowledge that we have been in discussions with city staff and their
consultant discussing the DRAFT traffic study and concept plan, and more specifically, that
those concerns are now reflected in the revised plans on Page 91. These issues included:
• The need for northbound right-turn lane at the signalized entrance at Blake road and 2nd
Street Northeast.
• And that one of our primary outlying concern with the site plans were with the limited
setback from the intersection to the internal drive aisle on the south.
Hennepin County will continue to retain all the rights that our access control provides us along
this portion of CSAH 20/Blake Road and that permitting of this access will be only be provided
following final review of plans.
We appreciate your consideration of Hennepin County comments at this time and look forward
to your response. If you have any questions, please contact me a 612-348-5714 or
david.jaeger@hennepin.us.
Sincerely,
David Jaeger
Environmental Specialist
Cc: Chad Ellos, Jason Gottfried, Transportation Planning
Ryan Allers, Cole Pardridge, Transportation Design
Jon Krieg, Ken Levine, Transportation Operations
David Jaeger
November 4, 2020
Kersten Elverum, Director of Economic Development & Planning
City of Hopkins
1010 1st Street South
Hopkins, MN 55343
RE: City of Hopkins Environmental Assessment Worksheet (EAW) –
325 Blake Road Development
Metropolitan Council Review No. 22695-1
Metropolitan Council District No. 5
Dear Kersten Elverum:
The Metropolitan Council received the EAW for the 325 Blake Road Development project on October
21, 2021. The proposed project is located on 16.8 acres southeast of the intersection of Blake Road
and Lake Street NE. The proposed development will consist of 875 multi-family residential units; 17,000
square feet of retail/restaurant space; and 1,191 parking stalls. Environmental and open space amenities include 4.2 acres adjacent to Minnehaha Creek for stormwater management, green space,
and trails. The project represents a significant collaboration between the City of Hopkins, Minnehaha
Creek Watershed District, and the developer Alatus. As proposed, the integrated development would
support many regional policy objectives related to transit-oriented development and the environment.
The staff review finds that the EAW is complete and accurate with respect to regional concerns and
does not raise major issues of consistency with Council policies. An EIS is not necessary for regional
purposes.
We offer the fol lowing comments for your consideration.
Item 9b – Planned Land Use (Todd Graham, 651-602-1322; Michael Larson, 651-602 -1407)
Although no change in guiding land use is necessary, the project would result in greater
development than the City’s 2040 comprehensive plan anticipated. The project is located in
Transportation Analysis Zone (TAZ) #1406, where the City’s comprehensive plan allocated a
gain of +320 households and +614 population by 2040. In contrast, the project as proposed would result in as many as 875 housing units. The Council made similar forecast comments
regarding the nearby Blake Road Station development (Review File No. 22484-1) on September
29, 2020. This latter project has recently received City approvals and may consist of as many as
770 multifamily units. These two projects constitute as many as 1,645 units, which contrasts
with the current citywide forecasted growth of only 800 households from 2020-2040.
The Council expects that the City initiate a commensurate forecast increase through a
comprehensive plan amendment. City staff can contact Council staff to discuss the following
recommendations:
• Should the 325 Blake Road Project proceed, add +550 households and +1200 population to the forecast for TAZ #1406, and to the citywide forecast as
well.
Page - 2 | November 4, 2021 | METROPOLITAN COUNCIL
• As previously recommended for the review for the Blake Road Station development, add
+800 households and +1700 population to the forecast for TAZ #1407, and to the citywide forecast as well.
Please be advised that a future forecast increase for the 2021-2030 decade will result in an
increase in the City’s allocation of affordable housing need.
Item 11a – Wastewater (Roger Janzig, 651-602-1119) The Metropolitan Disposal System has adequate capacity for this project location, but
Metropolitan Council Dual Forcemain Interceptors (8041-A & B) are within the Lake Street NE
right-of way, north of this proposed project. The interceptors were both built in 2018 and are
both 18-inch PVC Pipes. There are specific processes that must be followed before any
encroachment can occur on our property, including a required Encroachment Agreement. To
assess the potential impacts to our interceptor system, and to obtain an Encroachment
Agreement Application, please contact and share preliminary plans with Tim Wedin, Interceptor
Engineering Assistant Manager (651-602 -4571) at the Metropolitan Council Environmental
Services.
Item 18 – Transportation (Steve Mahowald, 612-349 -7775) Currently, there is no transit service on northbound Blake Road between the Cedar Lake Trail
and Lake Street. Thus, there is no existing bus stop adjacent to the proposed development. In
2020, the Transportation Advisory Board (TAB) approved Regional Solicitation funds for
improvements on Route 17 for 2024 and 2025. The funds ($2,511,123 federal dollars plus
$627,781 local match) will be used to extend all Route 17 trips to the Blake Road Station and
double the frequency of service from every 30 minutes to 15 minutes.
The extension of Route 17 service to the Blake Road Station will establish service on
northbound Blake Road between the Cedar Lake Trail and Lake Street. The City and developer
will need to work with Metro Transit to ensure that a bus stop is included along northbound Blake Road between Cedar Lake Trail and Lake Street.
Furthermore, the Council has an existing temporary construction easement on the site granted
to it by the Minnehaha Creek Watershed District to enable the construction of the METRO
Green Line Extension. The Council has proposed an amendment to the easement to extend its
duration from November 1, 2022 to December 1, 2024 with the option for two additional 6-month
extensions thereafter. The Council’s temporary construction easement enables the construction
of METRO Green Line, which will serve and support the development. Coordination and
cooperation with the Metropolitan Council’s contractors is essential for construction of the
project, including, but not limited to, the area along Blake Road and rail corridor.
Item 12 – Contamination/Hazardous Materials/Wastes (Cameran J. Bailey, 651-602-1212)
Council staff recommend adding the following as potential mitigation methods:
• Select building insulation, roofing, structural, and exterior facade materials for their
mini mum embedded greenhouse gas emissions, and for their non-toxic, reusable,
recyclable, and biodegradable qualities. Item 16 – Air (Cameran J. Bailey, 651-602-1212)
Council staff recommend adding the following as potential mitigation methods:
• Solicit the developer to integrate electric vehicle (EV) chargers, or EV-ready
infrastructure, into the design of the development.
• Solicit the developer to recruit an EV “car share hub” within, or adjacent to, the
development.
Page - 3 | November 4, 2021 | METROPOLITAN COUNCIL
This concludes the Council’s review of the EAW. The Council will not take formal action on the EAW. If
you have any questions or need further information, please contact Michael Larson, Principal Reviewer,
at 651-602-1407.
Sincerely,
Angela R. Torres, AICP, Manager
Local Planning Assistance
CC: Tod Sherman, Development Reviews Coordinator, MnDOT - Metro Division
Molly Cummings, Metropolitan Council District 5
Michael Larson, AICP, Sector Representative / Principal Reviewer
Reviews Coordinator
N:\CommDev\LPA\Communities\Hopkins\Letters\Hopkins 2020 325 Blake Road EAW 22695-1.docx
Division of Ecological and Water Resources Transmitted by Email
Region 3 Headquarters
1200 Warner Road
Saint Paul, MN 55106
November 4, 2021
Kersten Elverum
Director of Economic Development & Planning
City of Hopkins
1010 1st Street South
Hopkins, MN 55343
Dear Kersten Elverum,
Thank you for the opportunity to review the 325 Blake Road Development EAW. The DNR respectfully
submits the following comments for your consideration:
1. Page 8, Groundwater. The site is located within the Drinking water Supply Management Area
of the City of Edina. Pollutants that are spilled in this area will reach the drinking water of the
City of Edina within ten years. Potential groundwater pollutants should be handled carefully
during continued cleanup of the site and during construction of the development .
2. Page 15, Wastewater. The proposed plan to add up to 875 residential units, 33 townhomes, as
well as commercial facilities would presumably add a significant number of residential water
softeners and greatly increase water softening needs due to the water hardness levels of the
City of Hopkins municipal water supply. Many Minnesota municipalities are wrestling with high
chloride levels in their wastewater (See this recent study on sources of chloride in Minnesota).
Chloride is one of the components of salt, which is used in forms such as sodium chloride (table
salt), calcium chloride and magnesium chloride (road salts). Sodium chloride is commonly used
in home water softeners and by water treatment plants to treat “hard” water. Minnesota
generally has groundwater with high levels of calcium and magnesium that must be removed
through softening in order to improve taste and prevent lime scale buildup in appliances, pipes
and water fixtures. The majority of home water softeners use sodium chloride (NaCl) in a
softening process that replaces calcium and magnesium ions with sodium, while the chloride
ions are discharged in the wastewater and eventually end up in the environment.
Each community needs to determine which tool is appropriate for their situation. This factsheet
suggests ways for homeowners to optimize their water softener salt use, while this link
provides resources for cities and examples of how other communities in Minnesota are
addressing their high chloride levels. We suggest that as this development moves forward, the
City of Hopkins consider what strategies can be used to minimize chloride use.
3. Page 11, Stormwater. The proposer should consider utilizing the stormwater ponds as a source
for irrigation to the rest of the site. Using that water as a resource will also reduce the volume
that must be treated before discharge.
4. Page 11, Stormwater. Minnehaha Creek is currently impaired due to chloride, and we
appreciate that the developer will look for methods to minimize chloride use. The amount of
impervious surfaces planned for the project area will require large amounts of road salt for
winter maintenance. Chloride released into local lakes and streams does not break down, and
instead accumulates in the environment, potentially reaching levels that are toxic to aquatic
wildlife and plants. Consider promoting local business and city participation in the Smart Salting
Training offered through the Minnesota Pollution Control Agency. There are a variety of classes
available for road applicators, sidewalk applicators, and property managers. More information
and resources can be found at this website. Many winter maintenance staff who have attended
the Smart Salting training — both from cities and counties and from private companies — have
used their knowledge to reduce salt use and save money for their organizations.
We also encourage cities and counties to provide public outreach to reduce the overuse of
chloride. Here are some educational resources for residents as well as a sample ordinance
regarding chloride use.
5. Page 16, Rare Features. The DNR concurs with the EAW’s assessment that impacts to rare
features are unlikely to occur as a result of the proposed project. We recommend using native
plants and seed mixes in development landscaping and stormwater features to the greatest
extent possible in order to provide pollinator habitat for the federally-endangered, rusty
patched bumble bee.
6. Page 19, Dust & Odors. If the water for dust control is taken from a stream or lake, then the
use of more than 10,000 gallons of water per day will require a DNR Water Appropriation
Permit.
7. Page 19, Dust & Odors. Please do not use products that contain chloride for dust control in
areas that drain to Public Waters.
Thank you again for the opportunity to review this document. Please let me know if you have any
questions.
Sincerely,
Melissa Collins
Regional Environmental Assessment Ecologist | Ecological and Water Resources
Minnesota Department of Natural Resources
1200 Warner Road
St. Paul, MN 55106
Phone: 651-259-5755
Email: melissa.collins@state.mn.us
CC: Chris Osmundson, Alatus, LLC.
Equal Opportunity Employer
From:Kersten Elverum
To:Jason Lindahl
Cc:Jan Youngquist
Subject:FW: [EXTERNAL] MnDOT review: EAW21-011 325 Blake Rd mixed use development
Date:Friday, November 5, 2021 9:59:15 AM
Attachments:image001.png
From: Elvin, David (DOT) [mailto:David.Elvin@state.mn.us]
Sent: Tuesday, October 19, 2021 4:08 PM
To: Kersten Elverum <kelverum@hopkinsmn.com>
Cc: Swenson, Jason (DOT) <Jason.Swenson@state.mn.us>; Craig, E (DOT) <buck.craig@state.mn.us>;
#DOT_Metro Traffic Plan Review <MetroTrafficPlanReview.DOT@state.mn.us>; Junge, Jason (DOT)
<jason.junge@state.mn.us>; Turner Bargen, Mackenzie M (DOT)
<mackenzie.turnerbargen@state.mn.us>; Thornsen, Jesse (DOT) <Jesse.Thornsen@state.mn.us>;
Tag, Aaron E (DOT) <aaron.tag@state.mn.us>; Schowalter, Lance (DOT)
<lance.schowalter@state.mn.us>; Constant, Jeffrey (DOT) <jeffrey.constant@state.mn.us>;
Sherman, Tod (DOT) <tod.sherman@state.mn.us>; Muhic, P Cameron (DOT)
<cameron.muhic@state.mn.us>; Kratz, David (DOT) <David.Kratz@state.mn.us>; Owen, Russell
<Russell.Owen@metc.state.mn.us>
Subject: [EXTERNAL] MnDOT review: EAW21-011 325 Blake Rd mixed use development
Dear Kersten,
MnDOT has reviewed the Environmental Assessment Worksheet dated September 2021 for the 325
Blake Road Development and has no comments. Thank you for including MnDOT in your review, and
please feel welcome to contact me with any questions.
Best regards,
David Elvin, AICP | Principal Planner
Metro District Planning, Program Management, and Transit
1500 County Road B-2 West, Roseville MN 55113
651-234-7795 | teleworking 651-440-1934
325 Blake Road Development
Findings of Fact and Conclusions
Appendix B
Response to Comments
325 Blake Road Development B-1
Findings of Fact and Conclusions
Commenter Comment Response
State Historic
Preservation
Office
Based on our review of the project
information, we conclude that there are no
properties listed in the National or State
Registers of Historic Places, and no known or
suspected archaeological properties in the
area that will be affected by this project.
Comment noted. Thank you for your review.
Minnesota
Pollution
Control Agency
Permits and Approvals (Item 8) This section
includes the U.S. Army Corps of Engineers 404
Permit and hence must also include the
Minnesota Pollution Control Agency 401
Water Quality Certification. The 401 Water
Quality Certification becomes an enforceable
component of the associated federal license or
permit – issued under either Section 404 of
the Clean Water Act or Section 10 of the
Rivers and Harbors Act. The scope of a Clean
Water Act Section 401 Certification is limited
to assuring that a discharge from a federally
licensed or permitted activity will comply with
water quality requirements. Along with an
Antidegradation Assessment, the applicant is
also required to request a pre-filling meeting
from the certifying agency at least 30 days
prior to submitting a 401 Water Quality
Certification request. The MPCA is the
certifying authority in the State of Minnesota.”
Thank you for your comment. An MPCA 401 Water Quality Certification has
been added to the Permits and Approvals table in Section 2.4.3 and Section
8 of the EAW. If required, a pre-filing meeting will be requested from the
MPCA at least 30 days prior to submitting the 401 Water Quality
Certification request.
Water Resources (Item 11) Table 5: Utility
Demand Comparison indicates that there are
875 apartment units and 33 townhome units
in the scope of the Project. This conflicts with
Table 1: Project Magnitude, in Section 6, and
the Table on the Architectural Site Plan, all of
Below is an updated Table 5: Utility Demand Comparison to reflect the total
of 875 proposed residential units, including the 33 townhomes.
Commenter Comment Response
which indicate that there are a total of 875
residential units, which include the 33
townhomes.
2021
Size Average Flow
(GPD)
Restaurant (Full Service)* 9,000 SF 8,220
Townhomes 33 units
9,042
Apartments (w/ washer/dryer
units) 842 units 230,708
Clubhouse (Kitchen &
Bathroom) 2 units 548
Boathouse 1 units 274
Demolition (Cold Storage) 277,000 SF -10,921
Total Average GPD 237,871
The number of units identified for each
building within the Table on the Architectural
Site Plan conflicts with the units identified on
this site plan for each building.
The number of units identified for each building within the Table on the
Architectural Site Plan are the correct unit numbers. The units identified on
the site plan for each corresponding building were not edited after the table
was updated.
Water Resources (Item 11) Table 5: Utility
Demand Comparison does not include the
retail space, the boat house, and the four club
Below is an updated Table 5: Utility Demand Comparison to reflect the
addition of the clubhouse and boat house. This is a minimal addition and
does not affect the mitigation for utilities.
Commenter Comment Response
houses all shown on the Architectural Site
Plan. Please indicate if these spaces have
sewer service that should be included in Table
5 and discussed in the EAW.
2021
Size Average Flow
(GPD)
Restaurant (Full Service) 9,000 SF 8,220
Townhomes 33 units 9,042
Apartments (w/ washer/dryer
units) 842 units 230,708
Clubhouse (Kitchen &
Bathroom) 2 Units 548
Boat House 1 Unit 274
Demolition (Cold Storage) 277,000 SF -10,921
Total Average GPD 237,871
Water Resources (Item 11) The redevelopment
will improve existing stormwater runoff to
Minnehaha Creek by installing a stormwater
management system. The MPCA strongly
encourages plans mentioned in the EAW to
add additional treatment through use of
permeable pavements, tree trenches and
green and blue roofs. The permeable
pavements will also help reduce the need for
chloride in the winter months.
Section 11 of the EAW states that the private development will have BMP’s
such as permeable pavement, tree trenches, green roofs, and blue roofs to
provide additional treatment onsite.
Water Resources (Item 11) Due to the
presence of Minnehaha Creek and a wetland
on the Project site, redundant (double) down
gradient sediment controls will be required if
Comment noted. Sediment controls will be used during construction and
inactively worked soils will be stabilized within 7 days.
Commenter Comment Response
the construction requires encroachment within
50 feet of existing buffers to the water bodies.
Also, due to the construction-related water
impairments of the creek, temporarily or
permanently inactively worked soils on any
portion of the site will require stabilization
within 7 days even if work will resume in the
area. A temporary sediment basin will also be
required if 5 or more acres drain to a common
location on the Project. Please direct questions
regarding CSW Permit requirements to
Roberta Getman at 507-206-2629 or at
roberta.getman@state.mn.us.
Noise (Item 17) The MPCA appreciates the
opportunity to review the noise components
of this EAW. At this time, it is unlikely that any
noise generated from the proposed Project
after completion would have negative, long-
term impacts on existing and new receptors in
the vicinity.
Comment noted.
Noise (Item 17) Although noise generated by
construction activities may be exempt from
city ordinance, there are best practices that
the MPCA recommends that construction
activities take place during daytime hours as
defined in the state noise rules (Minn. R. ch.
7030), or 7:00 am to 10:00 pm, to the extent
possible. The MPCA also recommends the
appropriate use of mufflers and quieter
backup alarms on all construction equipment,
as applicable. In the case of the Project, these
mitigation techniques would be especially
Comment noted.
Commenter Comment Response
important during phase II of construction,
when completed buildings on-site may be
occupied by new residents that are particularly
close to buildout activities. For noise related
questions, please contact Fawkes Char at 651-
757-2327 or fawkes.char@state.mn.us.
Hennepin
County
Right off there is a typo on page 24 in Table
14 second section in the chart should read PM
and not AM.
Table 14 in the Traffic Impact Analysis has been updated.
Please verify that MnDOT is involved in this
project review, as will affect their system at
Trunk Highway 7.
As plans progress, the project proposer will involve MnDOT as needed for
any changes to Trunk Highway 7.
We would like to acknowledge that we have
been in discussions with city staff and their
consultant discussing the DRAFT traffic study
and concept plan, and more specifically, that
those concerns are now reflected in the
revised plans on Page 91. These issues
included:
• The need for northbound right-turn lane
at the signalized entrance at Blake Road
and 2nd Street Northeast.
• And that one of our primary outlying
concern with the site plans were with the
limited setback from the intersection to
the internal drive aisle on the south.
Comment noted.
Hennepin County will continue to retain all the
rights that our access control provides us
along this portion of CSAH 20/Blake Road and
Comment noted. The project proposer will provide final plans to Hennepin
County for review.
Commenter Comment Response
that permitting of this access will be only
provided following final review of plans.
Metropolitan
Council
Item 9b – Planned Land Use (Todd Graham,
651-602-1322; Michael Larson, 651-602-1407)
Although no change in guiding land use is
necessary, the project would result in greater
development than the City’s 2040
comprehensive plan anticipated. The project is
located in Transportation Analysis Zone (TAZ)
#1406, where the City’s comprehensive plan
allocated a gain of +320 households and +614
population by 2040. In contrast, the project as
proposed would result in as many as 875
housing units. The Council made similar
forecast comments regarding the nearby Blake
Road Station development (Review File No.
22484-1) on September 29, 2020. This latter
project has recently received City approvals
and may consist of as many as 770 multifamily
units. These two projects constitute as many
as 1,645 units, which contrasts with the current
citywide forecasted growth of only 800
households from 2020-2040.
The Council expects that the City initiate a
commensurate forecast increase through a
comprehensive plan amendment. City staff
can contact Council staff to discuss the
following recommendations:
• Should the 325 Blake Road Project
proceed, add +550 households and +1200
The City will continue to monitor growth and will coordinate with the
Metropolitan Council regarding the TAZ forecasts for the area and a
comprehensive plan amendment, if needed.
Commenter Comment Response
population to the forecast for TAZ #1406,
and to the citywide forecast as well.
• As previously recommended for the Blake
Road Station development, add +800
households and +1700 population to the
forecast for TAZ #1407, and to the
citywide forecast as well.
Please be advised that a future forecast
increase for the 2021-2030 decade will result
in an increase in the City’s allocation of
affordable housing need.
Item 11a – Wastewater (Roger Janzig, 651-
602-1119) The Metropolitan Disposal System
has adequate capacity for this project location,
but Metropolitan Council Dual Forcemain
Interceptors (8041-A & B) are within the Lake
Street NE right-of-way, north of this proposed
project. The interceptors were both built in
2018 and are both 18-inch PVP Pipes. There
are specific processes that must be followed
before any encroachment can occur on our
property, including a required Encroachment
Agreement. To assess the potential impacts to
our interceptor system, and to obtain an
Encroachment Agreement Application, please
contact and share preliminary plans with Tim
Wedin, Interceptor Engineering Assistant
Manager (651-602-4571) at the Metropolitan
Council Environmental Services.
The project proposer will contact Tim Wedin to share preliminary plans and
obtain an Encroachment Agreement Application.
Item 18 – Transportation (Steve Mahowald,
612-349-7775) Currently, there is no transit
Comment noted. The City will continue to coordinate with Metro Transit on
the bus stop planned near the Blake Road Station.
Commenter Comment Response
service on northbound Blake Road between
the Cedar Lake Trail and Lake Street. Thus,
there is no existing bus stop adjacent to the
proposed development. In 2020, the
Transportation Advisory Board (TAB) approved
Regional Solicitation funds for improvements
on Route 17 for 2024 and 2025. The funds
($2,511,123 federal dollars plus $627,781 local
match) will be used to extend all Route 17
trips to the Blake Road Station and double the
frequency of service from every 30 minutes to
15 minutes.
The extension of Route 17 service to the Blake
Road Station will establish service on
northbound Blake Road between the Cedar
Lake Trail and Lake Street. The City and
developer will need to work with Metro Transit
to ensure that a bus stop is included along
northbound Blake Road between Cedar Lake
Trail and Lake Street.
Item 12 – Contamination/Hazardous
Materials/Wastes (Cameran J. Bailey, 651-602-
1212) Council staff recommend adding the
following as potential mitigation methods:
• Select building insulation, roofing,
structural, and exterior façade materials
for their minimum embedded greenhouse
gas emissions, and for their non-toxic,
reusable, recyclable, and biodegradable
qualities.
The project proposer will consider methods of potential mitigation as
design advances.
Commenter Comment Response
Item 16 – Air (Cameran J. Bailey, 651-602-
1212) Council staff recommend adding the
following as potential mitigation methods:
• Solicit the developer to integrate electric
vehicle (EV) chargers, or EV-ready
infrastructure, into the design of the
development.
• Solicit the developer to recruit an EV “car
share hub” within, or adjacent to, the
development.
The project proposer will consider methods of potential mitigation as
design advances.
Minnesota
Department of
Natural
Resources
Page 8, Groundwater. The site is located within
the Drinking water Supply Management Area
of the City of Edina. Pollutants that are spilled
in this area will reach the drinking water of the
City of Edina within 10 years. Potential
groundwater pollutants should be handled
carefully during continued cleanup of the site
and during construction of the development.
Comment noted. The project proposer will complete an updated Phase I/II
ESA prior to construction and coordinate with the MPCA on safe handling
and disposal of any contamination and hazardous materials found on the
site prior and during construction.
Page 15, Wastewater. The proposed plan to
add up to 875 residential units, 33
townhomes, as well as commercial facilities
would presumably add a significant number of
residential water softeners and greatly
increase water softening needs due to the
water hardness levels of the City of Hopkins
municipal water supply. Many Minnesota
municipalities are wrestling with high chloride
levels in their wastewater (See this recent
study on sources of chloride in Minnesota).
Chloride is one of the components of salt,
which is used in forms such as sodium
Comment noted. The City will consider ways to make the factsheet and
other educational resources provided by the DNR above available to
homeowners.
Commenter Comment Response
chloride (table salt), calcium chloride and
magnesium chloride (road salts). Sodium
chloride is commonly used I home water
softeners and by water treatment plants to
treat “hard” water. Minnesota generally has
groundwater with high levels of calcium and
magnesium that must be removed through
softening in order to improve taste and
prevent lime scale buildup in appliances, pipes
and water fixtures. The majority of home wat er
softeners use sodium chloride (NaCl) in a
softening process that replaces calcium and
magnesium ions with sodium, while the
chloride ions are discharged in the wastewater
and eventually end up in the environment.
Each community needs to determine which
tool is appropriate for their situation. This
factsheet suggests ways for homeowners to
optimize their water softener salt use, while
this link provides resources for cities and
examples of how other communities in
Minnesota are addressing their high chloride
levels. We suggest that as this development
moves forward, the City of Hopkins consider
what strategies can be used to minimize
chloride use.
Page 11, Stormwater. The proposer should
consider utilizing stormwater ponds as a
source for irrigation to the rest of the site.
Using that water as a resource will also reduce
the volume that must be treated before
discharge.
Minnehaha Creek Watershed District is planning a coordinated project
nearby to the proposed development to use the 4.2 acres adjacent to the
creek for stormwater management to improve the water quality of
Minnehaha Creek and its downstream waterbodies and provide a system of
green space and trails around Minnehaha Creek.
Commenter Comment Response
Page 11, Stormwater. Minnehaha Creek is
currently impaired due to chloride, and we
appreciate that the developer will look for
methods to minimize chloride use. The
amount of impervious surfaces planned for
the project area will require large amounts of
road salt for winter maintenance. Chloride
released into local lakes and streams does not
break down, and instead accumulates in the
environment, potentially reaching levels that
are toxic to aquatic wildlife and plants.
Consider supporting local business and the
city participation in the Smart Salting Training
offered through the Minnesota Pollution
Control Agency. There are a variety of classes
available for road applicators, sidewalk
application, and property managers. More
information and resources can be found at this
website. Many winter maintenance staff who
have attended the Smart Salting training –
both from cities and counties and from private
companies – have used their knowledge to
reduce salt use and save money for their
organizations.
We also encourage cities and counties to
provide public outreach to reduce the overuse
of chloride. Here are some educational
resources for residents as well as a sample
ordinance regarding chloride use.
Comment noted.
Page 16, Rare Features. The DNR concurs with
the EAW’s assessment that impacts to rare
features are unlikely to occur as a result of the
Comment noted. As discussed in Section 13 of the EAW, disturbed areas
would be reestablished using appropriate native and stabilization seed mix.
The planned development will increase the landscaped area with a blend of
Commenter Comment Response
proposed project. We recommend using
native plants and seed mixes in development
landscaping and stormwater features to the
greatest extent possible in order to provide
pollinator habitat for the federally-endangered
rusty patched bumble bee.
biodiverse, native, drought-tolerant plant species that could provide
pollinator habitat.
Page 19, Dust & Odors. If the water for dust
control is taken from a stream of lake, then the
use of more than 10,000 gallons of water per
day will require a DNR Water Appropriation
Permit.”
Comment noted. Water appropriation for new wells or an increase in
authorized volume is not anticipated for the project as the city’s current
system can accommodate the development.
Page 19, Dust & Odors. Please do not use
products that contain chloride for dust control
in areas that drain to Public Waters.”
Comment noted.
Minnesota
Department of
Transportation
MnDOT has reviewed the Environmental
Assessment Worksheet dated September 2021
for the 325 Blake Road Development and has
no comments
Comment noted. Thank you for your review.
325 Blake Road Development
Findings of Fact and Conclusions
Appendix C
Permits and Approvals Required
325 Blake Road Development
Findings of Fact and Conclusions
Permits and Approvals Required
Unit of Government Type of Application Status
Local
Minnehaha Creek Watershed
District
Watershed District Permit To be applied for
Wetland Conservation Act
(WCA) Replacement Plan To be applied for, if needed
City of Hopkins Rezoning To be applied for
Preliminary and Final Plat To be applied for
Planned Unit Development
(PUD) and Site Plan Approval To be applied for
Right-of-Way Permit To be applied for
Building Permits To be applied for
Erosion Control, Grading, and
Stormwater Permit To be applied for
Sewer and Water Permit To be applied for, if needed
EIS need decision In process
Traffic Impact Analysis In process; to be updated as
needed through permitting
and PUD process
Regional
Metropolitan Council Construction Site Stormwater
Permit To be applied for, if needed
Sewer Connection Permit To be applied for, if needed
METRO Green Line Extension
Project Office Coordination Ongoing
Hennepin County Work in Right-of-Way Permit To be applied for
Driveway Permit To be applied for
State
Minnesota Department of
Health
Water Extension Permit To be applied for, if needed
Minnesota Department of
Natural Resources
Water Appropriation Permit To be applied for, if needed
Public Waters Work Permit To be applied for, if needed
Minnesota Pollution Control
Agency
401 Water Quality Certification To be applied for
Construction Site Stormwater
Permit To be applied for
National Pollutant Discharge
Elimination System (NPDES)
permit
To be applied for
Federal
US Army Corps of Engineers Section 404 Permit To be applied for, if needed