A-2. AUAR Draft FindingsCITY OF C HANHASSE N
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
TO:
Todd Gerhardt
FROM:
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Kate Aanenson �L
DATE:
February 27, 2017 p s
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SUBJ:
2005 AUAR Update
Attached is a brief memorandum outlining the key findings of the AUAR. There will be more
detailed information and exhibits provided at the work session following the City Council
meeting Monday night. The purpose of this meeting is to give you background information that
will be presented at the AUAR Open House on February 28, 2017 from 5:00 pm to 7:00 pm in
the Senior Center at Chanhassen City Hall.
The AUAR measures the impacts of the development. The AUAR does not evaluate the uses or
the architecture/design of the project. Those issues will be evaluated as part of a separate
development application.
G\PLAN\AUAR\2016 update\cc cover memo 2.17.17
PH 952.227.1100 • www.ci.chanhassen.mn.us • FX952.227.1110
7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317
Hoisington Koegler Group Inc.
To: Kate Aanenson, Community Development Director
From: Brad Scheib, AICP
Subject: Chanhassen 2005 AUAR Council Memorandum for 2/27/2017 meeting
Date: 22 February 2017
The purpose of this memorandum is to provide an update on the AUAR process and an overview of the AUAR
update key findings, in preparation for a public meeting scheduled for 28 February 2017. This memorandum
will follow an outline that will be used in presenting information to the Council on Monday the 27"' and the
general public at an open house scheduled from 6:30 to 8:30 on Tuesday the 28`".
Purpose and Process
The Alternative Urban Areawide Review (AUAR) is a process established by Minnesota laws that allows for
evaluation of the cumulative impact of development proposed for a certain area. The City of Chanhassen used
this process in 2003 to evaluate the potential development impacts on the 2005 Metropolitan Urban Services
Areas (MUSA) which was identified in the Comprehensive Plan. The AUAR was an appropriate tool at the time
because a property owner/developer (Town and Country Homes) was proposing a significant development
project that would require an environmental review, other property owners were speculating on potential
development projects, and planning was well underway forthe construction of Highway 212 which was a
catalyst for future growth. The 2005 AUAR was officially adopted in December of 2003. Per Minnesota laws, the
AUAR needs to be updated in order to be valid for any current proposed development projects that might
require environmental review.
As you are aware, the Avienda project has ultimately materialized and triggered the need to update the AUAR
document which was officially ordered by the City Council in late 2016. The following is an overview of the
process and remaining steps to complete the updated AUAR:
1. Update existing development conditions of the project area (completed)
2. Confirm the alternative development scenarios for remaining developable lands (completed)
3. Update the AUAR document (DRAFT is near completion and will be finalized after receiving preliminary
council and public input)
4. Facilitate the formal review of the completed DRAFT AUAR to include the following process:
o Conduct a Planning Commission Public Hearing—Set for March 7
o Present to City Council on March 27
o Publish in EQB Monitor and distribute to agencies for review and comment April 3
o Revise draft based on comments and present to City Council for final consideration on May 8
pending complexity of comments received through review process.
Summary of the Prior AUAR
At the time of the original 2005 AUAR, no development had occurred within the project area and Highway 212
was designed but not constructed. A residential development project was being proposed and a school facility
123 North Third Street, Suite 100, Minneapolis, MN 55401-1659
Ph (612) 338-0800 FX (612) 338-6838 www.hkgi.com
Direct (612) 252-7122 Email brad@hkgi.com
2005 AUAR Update
Project update memo 22 February 2017
Page 2
was also being considered within the project area. The AUAR included a high level historical cultural resources
study, documentation of existing natural resources, and some limited wetland delineation for the residential
project being proposed. Land use concepts were explored based on the comprehensive plan and the
development proposal being submitted forthe residential project. The development scenario assumed growth
of just over 1,600 residential units, over 700,000 square feet of office/industrial development, and a new
school. The development scenario assumed an internal roadway network that included a continuous through
street (major collector street) connecting Powers Boulevard with Audubon Road. Mitigation strategies were
established to manage potential development impacts.
Existing Site Conditions
Since the original AUAR was developed:
• Highway 212 has been constructed;
• the residential portion of the development scenario has largely been built out;
• Bluff Creek Boulevard has been constructed up to the vacant land area which is the subject of the
Avienda development proposal (note that the design and alignment of Bluff Creek Boulevard was
established following the development scenario and mitigation strategies established in the AUAR);
• portions of the Bluff Creek Corridor have been preserved consistent with the overlay district and
platted lands;
• a new park has been established to serve the residential area; and
• and a new school has been builtjust outside of the project area instead of within it.
The remainder of the project area is in a similar condition and use as was in 2003.
Comprehensive Plan Guidance
The Comprehensive Plan was updated in 2008. The plan continued with a dual guiding for land use in the area
but introduced commercial development as a new use. The plan further provided a vision for a more regional
serving lifestyle like center for this area.
Development Scenarios Tested for the AUAR Update
The AUAR tested two alternative development scenarios. The variation in the scenarios is largely driven by
alternatives presented for the Avienda project as a result of attempting to minimize impacts to a significant
wetland complex in the northeast quadrant of the project area. Key differentiations between the concepts
include the degree of retail square footage. In addition, some development areas outside of Avienda were
assumed as residential or business park uses. The difference between the original AUAR and the updated
development scenarios areas follows: approximately 250 to 400 fewer housing units and approximately
500,000 to 600,000 square feet of non-residential space in -lieu of an anticipated high school.
Traffic Impacts
A complete traffic study was conducted as part of the original AUAR in 2003. A new traffic study has been
conducted as part of the AUAR update. Staff is currently reviewing the draft traffic study results with MnDOT
2005 AUAR Update
Project update memo 22 February 2017
Page 3
and Carver County. The results of the traffic study indicate consistent findings with the original study and
provided recommended mitigation strategies that are necessary to maintain acceptable traffic flow. The
mitigation strategies include:
• continued extension of Bluff Creek Boulevard to its planned connection at Powers Blvd.
• internal roadway connections serving the Avienda development and connecting to Lyman Blvd.
• intersection controls (signalization at various intersections),
• turn lane restriping at key intersections,
• and monitoring of key intersections to proactively anticipate future signalization needs
Other Impacts
As with any development project, municipal sewer, potable water, and storm water management
infrastructure must be provided to the site. These municipal infrastructure systems have been designed
and maintained to accommodate the type of development being proposed on the site and are adequate.
Internal collection and distribution systems will be designed following existing city ordinances and
policies.
It is anticipated that the remainder of the project area will develop within the next 15 to 20 years, with
the Avienda project being the most near term development (anticipated built out within the next 5
years).
A more detailed presentation will be provided with key exhibits at Monday's meeting.
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