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Cyphers Logistic Park AUAR 5 March 2022 6. Project Description AUAR Guidance: Instead of the information called for on the EAW form, the description section of an AUAR should include the following elements for each major development scenario included: • Anticipated types and intensity (density) of residential and commercial/warehouse/light industrial development throughout the AUAR area. • Infrastructure planned to serve development (roads, sewers, water, stormwater system, etc.). Roadways intended primarily to serve as adjoining land uses within an AUAR area are normally expected to be reviewed as part of an AUAR. More “arterial” types of roadways that would cross an AUAR area are an optional inclusion in the AUAR analysis; if they are included, a more intensive level of review, generally including an analysis of alternative routes, is necessary. • Information about the anticipated staging of various developments, to the extent known, and of the infrastructure, and how the infrastructure staging will influence the development schedule Important Note: Every AUAR document MUST review one or more development scenarios based on and consistent with the RGU’s Comprehensive Plan in effect when the AUAR is officially ordered. (This is equivalent to reviewing the “no-build” alternative in an EIS.) If an RGU expects to amend its existing Comprehensive Plan, it has the options of deferring the start of the AUAR until after adopting the amended plan or reviewing developments based on both the existing and amended comprehensive plans; however , it cannot review only a development based on an expected amendment to the existing plan. Also, the rules require that one or more development scenarios analyzed must be consistent with known development plans of property owners within the AUAR area. The AUAR study area encompasses approximately 190 acres on three existing tax parcels in the City of Lake Elmo . Approximately 180-acres of the AUAR s tudy a rea was recently acquired by the City of Lake Elmo as part of a settlement with 3M for the Polyfluoroalkyl Substances (PFAS ) contamination that affects the groundwater in this region. When the City acquired the AUAR s tudy a rea as part of the 3M Settlement, it anticipated that any future development would require the extension of municipal services given the groundwater contamination. The AUAR s tudy area is located east of I-694 and is bordered to the west by the City of Oakdale at Ideal Avenue N (CSAH 13). The AUAR s tudy area is bisected east-west by 34th Street N (CSAH 14). Within the AUAR s tudy a rea, approximately 110 acres lie north, and 80 acres lie south of the 34th Street N right-of-way. The existing land use within the AUAR s tudy area is predominantly agricultural, with approximately 7.4 acres used for the City’s public works building and municipal elevated water storage tower located northeast of the 34th Street N and Ideal Ave N intersection. Four development scenarios are proposed for evaluation in the AUAR (described in Table 1). The existing public works building is included in all the scenarios, but it is not planned for further development or redevelopment; however, since it is connected to the roadway system and may eventually be served by municipal sewer, it is prudent to include it within this evaluation. In 2020 the City completed a Master Plan process to evaluate the desired land uses within the AUAR study area as a result of the 3M settlement process. Scenarios 1, 2, and 3 are generally consistent with the land use patterns and densities evaluated within the Master Plan process but are not consistent with the adopted 2040 Future Land Use Plan adopted in the Comprehensive Plan. Scenario 4 is consistent with the Comprehensive Plan as required by this AUAR process, but is considered the no -build scenario since it does not include the extension of municipal services to the AUAR study area north of 34th Street N .