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C. 2005 AUAR UpdateAdministration An AUAR is authorized under Minnesota Rules Chapter 4410.3610 as an alternative p Phone: 952.227.1100 BACKGROUND MEMORANDUM consists of a hypothetical development scenario, an inventory of environmental and TO: Todd Gerhardt, City Manager CITY OF Homes to build 540 townhome units on 88.5 acres in the project area. The property, Phone: 952.2271180 CUMNSEN FROM: Kate Aanenson, AICP, Community Development Director 7700 Market Boulevard DATE: January 23, 2012 . PO Box 147 Phone: 952.227.1160 Homes met the mandatory requirements for preparation of an Environmental Chanhassen, MN 55317 SUBJ: 2005 AUAR Update Administration An AUAR is authorized under Minnesota Rules Chapter 4410.3610 as an alternative p Phone: 952.227.1100 BACKGROUND Fax: 952.227.1110 consists of a hypothetical development scenario, an inventory of environmental and In July of 2002, an application was submitted to the City by Town and Country Building Inspections Homes to build 540 townhome units on 88.5 acres in the project area. The property, Phone: 952.2271180 known as the Bernardi property, is located in the southwest corner of the 2005 MUSA Fax: 952.227.1190 the development. The AUAR is intended to address the "cumulative" impacts area adjacent to Audubon Road (within the West half of the Northeast quarter of Engineering Section 27, Township 116, Range 23 West). The proposal by Town and Country Phone: 952.227.1160 Homes met the mandatory requirements for preparation of an Environmental Fax: 952.227.1170 Assessment Worksheet. Over the years, staff has been made aware of other property Fax: 952.227.1310 owners expressing interests in future development. There also was interest in locating Finance a new secondary school within the general area. Rather than just studying the subject Phone: 952.227.1140 Fax: 952.227.1110 property, city staff met with the State Environmental Quality Board (EQB) to discuss the possibility of studying the entire 2005 MUSA area through the Alternative Urban Park & Recreation Areawide Review (AUAR) process. The EQB supported this recommendation. Phone: 952.227.1120 Fax: 952.227.1110 What is an AUAR? Recreation Center 2310 Coulter Boulevard An AUAR is authorized under Minnesota Rules Chapter 4410.3610 as an alternative p Phone: 952.227.1400 form of environmental review for development projects. Generally, the AUAR Fax: 952.227.1404 consists of a hypothetical development scenario, an inventory of environmental and cultural resources, an assessment of the "cumulative" impacts that the development Planning & scenario may have on these resources as well as public infrastructure services, and a Natural s l Resource Resources set of mitigation measures that reduce or eliminate the potential impacts generated by Phone: Fax: 952.227.1110 the development. The AUAR is intended to address the "cumulative" impacts resulting from a sequence of related development projects as opposed to an Public Works Environmental Assessment Worksheet (EAW) or Environmental Impact Statement 7901 Park Place (EIS) which simply looks at a single project's impacts and does not attempt to outline Phone: 952.227.1300 mitigation initiatives for multiple developments Fax: 952.227.1310 Senior Center Why an AUAR for this Project? Phone: 952.227.1125 Fax: 952.227.1110 The 2020 Comprehensive Plan The City of Chanhassen updated its comprehensive plan in 1998 and officially Web Site adopted the updated plan in June of 1999. The comprehensive plan evaluates land www.ci.chanhassen.mn.us supply and projects growth of the community over a 20 -year period. The plan identifies future land use patterns and a staging plan that depicts when municipal services (sewer and water) will be made available for future development. The plan identified the 2005 Metropolitan Urban Services Area (MUSA). Development within Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow Todd Gerhardt 2005 AUAR Update January 23, 2012 Page 2 this area could begin in 2005 when services are made available. An AUAR study of the entire 2005 MUSA area provides a better framework for making decisions, including budgeting for improvements and more informed decision making. It also provides a base of knowledge for developers intending to develop projects in the area. ANALVSIS The AUAR calculated existing land use and then made assumptions for the ultimate development of the area. TABLE 9.1 EXISTING LAND USE CALCULATIONS Existing Land Use ( on assessors code) Gross Acres Total 624 Acres Agriculture Use (row crop or pasture) 442 Acres Agriculture, Residential 174 Acres Residential Estate 9 Acres Other Area Calculations T.H. 212 Right -Of -Way (approximate area) 125 Acres Wetlands (Chanhassen Wetland. Inventory -45.2 acres and Bernardi Property delineated -8.8 acres) 54 Acres Floodways (100 year floodplain) 78 Acres Steep Slopes (Chanhassen inventory of 18% or greater slopes) 19 Acres Bluff Creek Overlay Primary District 200 Acres Net Developable 350 TABLE 7.1 PROJECT MAGNITUDE DATA Land Use Total Net Percent Maximum Project Designation Developable of Intensity of Magnitude Acres Land Use Development Data Medium Density 4 -8 du /acre 954 units Residential /Low Density 112 32% Residential Medium Density 66 18% 8 du /acre 680 units Residential Office 17 5% 0.35 FAR 270,000 sq ft Office /Industrial 70 20% 0.30 FAR 920,000 sq ft* Park/Open Space 45 13% Passive Park Park 40 12% Park or School Net Acres Total 350 100% i 1 36 Mimd4le44igh 1 1 Students * rounded to nearest 5,000 square feet Todd Gerhardt 2005 AUAR Update January 23, 2012 Page 3 Three projects have received final approval and one has received preliminary plat approval: Liberty on Bluff Creek (407 units on 39.51 net acres), The Preserve (153 units on 34.35 net acres), and Pioneer Pass (94 units on 26.59 acres). Since the approval of the AUAR, the 2030 Comprehensive Plan was adopted. This plan re- guided 115 acres from low or medium density Office or Regional Commercial. As required by Minnesota Rule 4410.3610 Subpart 7, to remain valid, the AUAR must be updated if any of the following events should occur: • Five years have passed since the AUAR and mitigation plan were adopted and all development within the project area has not been given final approval. • A comprehensive plan amendment is proposed that would allow an increase in development than what was assumed in the development scenario. • Total development within the area would exceed the maximum levels assumed in the environmental analysis document. • Development within any subarea delineated in the AUAR would exceed the maximum levels assumed for that subarea in the document. • A substantial change is proposed in public facilities intended to service development in the area that may result in increased adverse impacts on the environment. • Development or construction of public facilities will occur differently than assumed in the development scenario such that it will postpone or alter mitigation plans or increase the development magnitude. • New information demonstrates that important assumptions or background conditions used in the analysis presented in the AUAR are substantially in error and that environmental impacts have consequently been substantially underestimated. • The RGU determines that other substantial changes have occurred that may affect the potential for, or magnitude of, adverse environmental impacts. CONCLUSION The AUAR needs to be amended and updated. The development scenario for the Regional Commercial /Office needs to be studied to understand its impact on the existing infrastructure. Based on the traffic study done by SRF for the Lyman Boulevard project, 644,252 square feet of office and additional 644,252 square feet for commercial is a potential for the site. This magnitude of development may require additional bridging on Powers Boulevard as well as additional lanes on the TH 212 ramps. The challenge for updating the AUAR is determining the eventual development scenario. Staff is preparing a process for updating this document. Integral to the update will be determining the appropriate development scenario. Todd Gerhardt 2005 AUAR Update January 23, 2012 Page 4 t" ima - - _— / 10 fi. m C t6 j t ✓ !I Legend RUAR DevebpmeM SCenenO LoW U50 FMenwW Fa+wr „�— P- Q F^w. N 0 750 sOO t,ODO Feel R D evelopment Scenario A mW Chanhassen Altemative Urban Areawide Review ®RwooKOeNe co�pmo. City of Chanhassen, Minnesota August, 2003 Todd Gerhardt 2005 AUAR Update January 23, 2012 Page 5 2005 AUAR Development Scenario g: \plan\auar\2012 update \cc why auar.doc