Loading...
6. Wetland Alteration Permit Application Chanhassen 2005 Alternative Urban Areawide Review 2016 Update APPENDIX 2-WETLAND PERMIT APPLICATION: AVIENDA REPORT IS AVAILABLE AND WILL BE PROVIDED UPON REQUEST Avienda A Healthy Way of Life Village City of Chanhassen, Carver County, Minnesota Wetland Permit Application Prepared for Level 7 Development, LLC by Kjolhaug Environmental Services Company, Inc. (KES Project No. 2015-130) January 12, 2017 Avienda City of Chanhassen, Carver County, Minnesota Wetland Permit Application TABLE OF CONTENTS 1. PROJECT SUMMARY 1 2. PROJECT PURPOSE AND NEED 1 2.1 Applicant's Stated Project Purpose and Need 1 2.2 Mixed Use Lifestyle Centers Defined 1 2.3 City of Chanhassen Mixed Use Regional/Lifestyle Center Need 2 2.4 Geographic Area of Review 3 3. ALTERNATIVE SITES ANALYSIS 3 3.1 City of Chanhassen Mixed Use Regional/Lifestyle Center Requirements 3 3.2 Alternative Sites Selection Criteria for Practicability Determination 5 3.3 Alternative Sites Practicability Determination 6 3.4 Environmental Factors for Alternative Sites LEDPA Determination 8 3.5 Alternative Sites LEDPA Determination 10 4. SITE LOCATION,ENVIRONMENTAL SETTING, & EXISTING CONDITIONS 11 4.1 Land Cover, Site Topography, and Drainage Areas 12 4.2 Wetland Delineation and Wetland Characteristics 12 4.3 MnRAM Analysis and Applied Buffer Widths 14 5. SEQUENCING DISCUSSION/ONSITE ALTERNATIVES LEDPA DETERMINATION 15 5.1 Project Goals and Requirements 15 5.2 No-Build Alternative 17 5.3 Complete Direct Avoidance Alternative 17 5.4 Minimization Alternative 20 5.5 Proposed Alternative/Proposed Project 21 5.6 Proposed Project Impacts 23 5.7 Wetland Impact Minimization 24 5.8 Wetland Impact Rectification 24 5.9 Wetland Impact Reduction or Elimination Over Time 24 5.10 Sequencing Flexibility 24 6. WETLAND REPLACEMENT PLAN 25 6.1 Compliance Framework and Required Replacement 25 6.2 Replacement Plan Overview 26 6.4 Actions Eligible for Credit 27 7. RARE SPECIES CONSIDERATIONS 28 7. CULTURAL RESOURCES 29 FIGURES 1. Site Location and Property 7. Complete Direct Avoidance Boundary Alternative 2. Existing Land Cover 8. Wetland Minimization Alternative 3. Topographic Elevations 9. Proposed Alternative 4. Minor Watershed Boundaries 10. Wetland and Waterway Impact 5. Existing Drainage Areas Areas 6. Delineated Wetlands 11. Tree Removal Areas TABLES 1. Project Required Components with Component Minimum Acreage 2. Alternative Sites Comparison Matrix for Practicability Determination 3. Environmental Factor Matrix for LEDPA Determination 4. Summary of Delineated Wetlands 5. MnRAM Summary 6. Pre- and Post-Development Wetland Drainage Areas for Alternatives Considered 7. Net Developable Area,Wetland Impacts, and LEDPA Determination for Alternatives Considered 8. Wetland Impact Summary 9. WCA and USACE Required Replacement APPENDICES A. Joint Application for Activities Affecting Water Resources in Minnesota B. Alternative Sites Analysis Figures C. Wetland Delineation Notice of Decision D. Wetland Delineation Addendum E. Historic Photos and Topographic Maps F. MnRAM Analysis Output Results G. Onsite Alternatives Concept Plans H. Grading Plan I. Rare Species Information Avienda City of Chanhassen, Carver County, Minnesota Wetland Permit Application 1. PROJECT SUMMARY Level 7 Development, LLC is proposing to develop a 119.88-acre site in the City of Chanhassen as Avienda, a mixed use Regional/Lifestyle Center Planned Unit Development(PUD)that will include a retail hub of specialty shops and restaurants, anchor retail, local supporting retail, hospitality, medical and professional offices, and townhomes and apartments to service an existing trade area population of more than 400,000 residents within and surrounding the City of Chanhassen. As proposed, the project will require 4.6462-acres of jurisdictional wetland fill and 0.3499-acre of jurisdictional wetland excavation. Approximately 714.5 linear feet(1,429 square feet) of USACE regulated waterway will also be impacted with project grading. Permanent wetland impacts are proposed to be replaced through the purchase of wetland bank credits from a Board of Water and Soil Resources (BWSR) and U.S. Army Corps of Engineer (USACE) certified wetland bank located within the same Bank Service Area as the proposed project. The following narrative describes the Project Purpose and Need and provides an alternatives analysis addressing practicability, and LEDPA identification including an assessment of site alternatives, a description of the proposed project, a wetland sequencing discussion, and a proposed wetland replacement plan. Figures and appendices referenced are attached. The Joint Application Form for Activities Affecting Water Resources in Minnesota is included as Appendix A. 2. PROJECT PURPOSE AND NEED 2.1 Applicant's Stated Project Purpose and Need To provide a viable mixed use Regional/Lifestyle Center within the City of Chanhassen that will meet local and regional demand and need for the provided uses and implement the City's vision and intent for property based on the current land use guidance plan. 2.2 Mixed Use Lifestyle Centers Defined Mixed use lifestyle centers are developed as a single cohesive project that provide a variety of uses/services to the local and regional population within a thoughtfully designed and meaningful layout that is largely walkable. A well thought out, integrated plan with complementary and 1 Avienda Mixed Use Regional/Lifestyle Center Wetland Permit Application supporting uses that meets local and regional market demands is the driving factor for project viability. A project is typically considered mixed use if it has two or more uses that are both meaningful in scale and well thought out as independent parts. A viable project must have a centrally located retail hub (specialty shopping and restaurants) that creates consumer draw with immediately surrounding uses of anchor retail, support retail, office, and residential. The mix of complementing uses and users is critical to create the synergy for sustained activity (i.e., businesses to support daytime use, residential to support evening use; destination shopping and hospitality to support weekend/seasonal use) for project viability. The formula for percentages allocated to each use always includes retail as the anchor in a mixed use development as it creates the overall energy of the project and attracts outside visitors. The percentages/acreages of each use within the proposed project are dictated by local demand factors. With the exception of larger format retail and offices on the periphery where the user is more likely to drive, all other multiple uses/components must be in an inviting, walkable environment so as to contribute to the overall diversity and viability of the project. This includes communities where residents of an apartment building are able to walk to the retail and restaurant components. 2.3 City of Chanhassen Mixed Use Regional/Lifestyle Center Need The City of Chanhassen (Carver County, Minnesota) is located in a rapid growth area of the southwest Twin Cities Metro Area (Figure A—Appendix B). By the year 2008, the City was 65% developed, and is expected to be fully developed by 2030. With the aging of the baby boomer generation, and the influx of younger and middle-aged individuals and families, the City will experience steady growth in the coming years resulting in continued demand for housing for all stages of life as well as support services such as retail, restaurants, office, medical, and hospitality. The City completed the "Chanhassen Retail, Office, and Residential Market Analysis and Development Potential"dated June 2006 to evaluate the effect of new retail commercial development within the City and found that the existing Central Business District(i.e., "Downtown Chanhassen") (Figure A) would "remain healthy even with the additional commercial and office opportunities provided outside of the downtown core, including a lifestyle center" The need for a mixed-use Regional/Lifestyle Center(i.e., a mixed-use development)project within the City of Chanhassen was first identified with the adoption of the City of Chanhassen 2030 Comprehensive Plan in 2008, which included updated development information, including the new Trunk Highway 212 (TH 212) corridor. Market studies were also initiated by the City and others to verify consumer support for the identified need. Market studies conducted by McComb Group, Ltd. in 2006 for the City and in 2014 for Level 7 Development detail existing unmet demand for the proposed development services and further support the need for the proposed development as the population of the City 2 Avienda Mixed Use Regional/Lifestyle Center Wetland Permit Application of Chanhassen and neighboring rural areas continues to grow. Specific to supporting the need for a mixed-use development, the studies found that "the existing trade area economic attributes, population, and upper income households would provide support for retail stores, restaurants, and key services and that the need for these services will only grow as the population within the City and surrounding area grows". 2.4 Geographic Area of Review The City of Chanhassen 2030 Comprehensive Plan identifies the need for a mixed-use regional lifestyle center within the City limits to service the existing and rapidly increasing population within this overall rapid growth, yet underserved, area of the southwest Twin Cities Metro. Undeveloped sites outside the City of Chanhassen were not explored for project feasibility or practicability as they failed to meet the stated Project Purpose and Need. Cities to the north and east are already highly developed with little to no large-tracts of appropriate, undeveloped land remaining. Cities to the west and south have yet to demonstrate the need or market support for the proposed project. The defined geographic area of the City of Chanhassen for a mixed-use regional lifestyle center is therefore appropriate and consistent with local planning and need. 3. ALTERNATIVE SITES ANALYSIS Alternative sites within the City of Chanhassen were explored for their potential practicability to meet project goals and requirements, and to verify that the Proposed Site and design represent the Least Environmentally Damaging Practicable Alternative (LEDPA) as required for permitting under Section 404 of the Clean Water Act. 3.1 City of Chanhassen Mixed Use Regional/Lifestyle Center Requirements According to Section 2.7.4 of the City of Chanhassen 2030 Comprehensive Plan, the definition/vision for the"Regional/Lifestyle Center Commercial" is as follows: "A mixed commercial district with retail and entertainment uses of a scale and function that serves a regional market. The physical environment emphasizes an attractive comfortable walking experience for shoppers and visitors and is designed to serve trail users and mass transit as well as automobile traffic. Centers of this type have at least two major retail anchors and are characterized by the diversity and mix of retail and service uses within their boundaries. Uses within this district should complement existing retail users in the other commercial districts. Development of these centers shall be planned as a group of organized uses and structures to accommodate a sensitive transition between commercial activities such as loading,parking of automobiles, lighting and trash collection and surrounding residential uses. Such centers shall be designed with one theme, with similar architectural style, similar exterior building materials, and a coordinated landscaping theme. Vehicle and pedestrian access is coordinated and logically linked to provide a comprehensive circulation system. " Specific standards and guidelines identified by the Chanhassen Zoning Ordinance drive the need for services/uses, project scale, and end layout of the proposed project. These guidelines require: 3 Avienda Mixed Use Regional/Lifestyle Center Wetland Permit Application • Inclusion of medium and high-density residential components of which the location should provide a visual transition from adjacent offsite single-family homes to onsite commercial uses. Onsite housing density will help the City achieve its goal of providing a variety of housing types for all people in all stages of the life cycle and is a PUD requirement. • Inclusion of retail/medical/professional/entertainment/hospitality space to provide a self-sustaining pattern of land use (i.e., businesses to support daytime commercial/use, residential to support evening commercial/use; destination entertainment to support weekend/seasonal commercial/use). Inclusion of the proposed range of services will help the City achieve its goal of providing regional shopping/medical/etc. options for existing and new residents in an underserved area of the City and southwest Twin Cities metro area while complementing existing Chanhassen businesses. • A site design/layout that includes a pattern of buildings orientated around a centrally located promenade that connects to existing intersections (i.e., a retail hub) and includes a comprehensive traffic circulation system. A centrally located retail hub that is immediately adjacent to, and within walking distances from housing, medical/professional, and entertainment/hospitality will provide project synergy and will be the key factor for project viability. • Property/project that is under single ownership and developed under a Planned Unit Development (PUD). Single ownership will allow the project to be designed with one theme/architectural style and a coordinated landscaping plan, which will result in a timeless character and enhance the pedestrian experience. A thoughtfully planned, cohesive development is required to meet both the City's and the developer's visions for the site. In order to meet the City's vision for the site and generate a viable project,the selected site must include a minimum of 90 acres of contiguous buildable area based on the following use acreages detailed in Table 1 below. Table 1. Project Required Components with Component Minimum Acreage Required Component(Service/Use) Minimum Acres Retail Hub(Specialty Shops and Restaurants) 25 Office(Medical/Professional) 13 Anchor Retail& Entertainment/Hospitality 11 Supporting Local Retail/Daycare/etc. 10 High Density Residential (approximately 300 units) 12 Medium Density Residential (approximately 55 units) 6 Stormwater Treatment Varies with site Roadways(circulating traffic system plus collector streets) 13 Total 90 4 Avienda Mixed Use Regional/Lifestyle Center Wetland Permit Application Lifestyle center retail hubs are commonly 25+acres in size. Acreages provided for high and medium density units are based on standard product sizes to meet PUD density requirements. The remaining required acreages for anchor retail/hospitality, support retail, and office uses are based on market analysis calculations of supporting services that are needed to provide project synergy and viability. 3.2 Alternative Sites Selection Criteria for Practicability Determination In order to evaluate alternative sites (offsite locations) for practicability, project specific site selection screening criteria that would meet the stated Project Purpose and Need for a mixed use Regional/Lifestyle Center in Chanhassen that meets the City's vision were first defined and are listed below. • Final site boundary comprised of a single parcel or conglomeration of available parcels that are wholly or partially within the City of Chanhassen and that is/are: (1) primarily undeveloped, or(2) shown on the City of Chanhassen Available Land Inventory Map. Mixed-use projects require large, open(undeveloped) land to lessen site restrictions and allow for a cohesive project to be carefully designed. Undeveloped land within the City Chanhassen zoned for public/semi-public use (e.g., Minnesota Landscape Arboretum) was excluded from the analysis. Undeveloped land located primarily within a shoreland zone (e.g., land surrounding Lake Ann and Lake Lucy) was excluded from the analysis due to shoreland restrictions on site density and impervious surface coverage which are not compatible with the proposed high density uses. • Tract of contiguous land 90+acres in size. As described previously, in order to provide the City-required services/uses and generate a viable project, the selected site needs to include a minimum of 90 acres of contiguous buildable area. • Located within one-half mile of the intersection of a 4-lane highway/freeway and an existing arterial road. To allow services to be conveniently accessed the project must be located near a highway/freeway interchange. A distance of one-half mile from an interchange to the site is the maximum allowable distance for a viable project: (1) meeting traffic requirements, and (2) creating project visibility. • Accessible from at least two locations via existing arterial roads, and with potential for internal connections to existing(or potential future) collector streets. Arterial road connections allow for adequate site service/capacity from the surrounding area, while collector streets supplement internal flow. Per the City's Comprehensive Plan: "Principal arterials are the highest roadway classification and are considered part of the metropolitan highway system. These roads are intended to connect the central business districts of the two central cities with each other and with other regional business concentrations in the metropolitan area. These roads also connect the Twin Cities with important locations outside the metropolitan area. " 5 Avienda Mixed Use Regional/Lifestyle Center Wetland Permit Application "Collector streets are designed to serve shorter trips that occur entirely within the city and to provide access from neighborhoods to the arterial system. These roads supplement the arterial system in the sense that they emphasize mobility over land access, but they are expected because of their locations, to cavy less traffic than arterial roads." • Consistent with City planning and zoning efforts (or with the ability to be rezoned), and compatible with density/impervious restrictions. Land use designations are fixed by the City's Comprehensive Plan and are rarely revised on a project by project basis. Rezoning requires City Council approval followed by an update to the City's Comprehensive Plan and any other applicable environmental documents (e.g., AUAR). Because of the high density and high impervious cover associated with mixed-use regional lifestyle center developments, the site should lack significant shoreland area which restricts site density and impervious surface coverage. A project area that is generally square/rectangular in shape. A rectangular/square shaped boundary is required for providing a viably designed plan that flows between uses and amenities within walkable distances. Odd shaped parcels divide/segregate the project, isolate uses, and discourage or impede site walkability due to transportation or other barriers, and lengthened walking distances. 3.3 Alternative Sites Practicability Determination Potential alternative sites within the City of Chanhassen were identified by reviewing aerial photography, a city basemap, the city Land Use Plan map, the City of Chanhassen Available Land Inventory map, and the City Road Classification map. Alternative Sites and the Proposed Site (Applicant's Preferred)were evaluated for practicability using the project specific site selection screening criteria described previously. The following paragraphs provide a summary of each site's ability to meet the site screening criteria. Table 2 on the following page provides a condensed summary of the practicability determination, and for reference: • Figure B—Appendix B illustrates the location of Alternative Sites and the Proposed Site overlaid on an aerial photograph. • Figure C—Appendix B illustrates the location of Alternative Sites and the Proposed Site overlaid on a map of the City of Chanhassen. • Figure D—Appendix B illustrates the location of Alternative Sites and the Proposed Site overlaid on the City of Chanhassen Land Use map. • Figure E—Appendix B illustrates the location of Alternative Sites and the Proposed Site overlaid on the City Available Land Inventory map. • Figure F—Appendix B illustrates the location of Alternative Sites and the Proposed Site overlaid on the City of Chanhassen City Road Classification map. Alternative Site 1 (Figure G) is 58 acres in size, is located in the City of Chanhassen, is adjacent to but cannot be accessed from Trunk Highway (TH) 5 (arterial road), but has the potential for site access via two collector streets (Audubon Road and Coulter Blvd). The site is 6 Table 2. Alternative Sites Comparison Matrix for Practicability Determination-Avienda Mixed Use Lifestyle Center Project, Chanhassen,MN Practica-bility Factor/Screen Alternative Site 1(Figure G) Alternative Site 2(Figure H) Alternative Site 3(Figure I) Alternative Site 4(Figure.1) Alternative Site 5(Figure K) Alternative Site 6(Figure L) Proposed Site(Applicant's Preferred Category Project Site)-Figure M Available for Acquisition in the Yes Yes Yes Yes Yes Yes Yes City of Chanhassen Owners I Business Partners& 1 charity 1 private landowner 3 private landowners 2 private landowners 1 private landowner 1 Association landowner(private 1 private landowner landowner developed land,with potential for redevelopment) Logistics(Parcel Size=90+ac) No No No No Yes Yes Yes Total parcel Parcel=58 ac Parcel=50 ac Parcel=70 ac Parcel=40 ac Parcel=117 ac Parcel=226.5 ac Parcel= 116 ac Wetlands andWetlands=2.15 ac;Waterways'= Wetlands=2.35 ac;Waterways= Wetlands=13.84;Waterways= Wetlands=11.75 ac;DNR Wetlands=37.23 ac Wetlands=3.31;DNR Watercourse= Wetlands=5.65;Waterways=383.5- Other Waters 1,525 ft 1,770 ft 1,100 ft Watercourse'=830 ft 3,565 ft ft&331-ft Location,Accessible,and Visible Yes No No No Yes Yes Yes Interchange Adjacent to Trunk Highway(TH)5 1 mile to TH 5, 1.75 miles to TH 212. 1 mile to TH 212, 1.5 miles to TH Adjacent to TH 212 interchange. Adjacent to TH 212 interchange.Site —0.5 mile to TH 212 interchange.Site Adjacent to TH 212 interchange. Site distance,roadway interchange,but no direct access via One potential site access point via 5. Site access via two arterial Site access via two arterial roads, access via two arterial roads. Low access via on arterial road. Low access via two arterial roads,and two connections, arterial road.Site access via two arterial intersection,no collector street roads,and one collector street no collector street connections. potential for future collector street potential for future collector street future collector streets.Visible. visibility. collector roads.Visible. connections.Not visible. connection.Not visible. Visible. connection.Minimally visible. connections.Minimally visible. Appropriate Zoning/Land Use; No(lacks commercial/residential);Yes No(lacks commercial/residential);No No(lacks commercial/residential); No(lacks commercial/ Yes 3(No-but has low potential to Yes 3(No-but has low potential to Yes;Yes(lacks shoreland) Compatible with (lacks shoreland) (shoreland is present) No(shoreland is present) residential);No(shoreland is be changed);Yes(lacks shoreland) be changed);Yes(sufficient buildable Density/Impervious Restrictions present) area even with significant shoreland) (i.e.,lacks significant shoreland 2) Office,Industrial Office,Industrial. Not compatible Office,Industrial.Not compatible Office.Not compatible w.r.t. Residential Low Density Residential Low Density Dual guided for Office or Regional w.r.t.shoreland. w.r.t.shoreland. shoreland. Commercial/Lifestyle Center Layout Relatively Square/ Yes No Yes No Yes Yes Yes Rectangular Rectangular shape. Triangular shape One square north area,and one Irregular shape. Rectangular shape. Rectangular shape. One rectangular north area,and one square south area. square south area. Not Practicable Not Practicable Not Practicable Not Practicable Potentially Practicable Potentially Practicable Potentially Practicable Failed size and access screens. Zoning Failed size,access,visibility,zoning, Failed size,visibility,zoning,and Failed size,access,zoning, Site in Chanhassen,of sufficient Site in Chanhassen,of sufficient size, Site in Chanhassen,of sufficient size, is partially appropriate(lacking impervious,and shape screens.South impervious screens.Land along the impervious and shape screens. size,with site access,potential with site access,potential visibility, with site access,visible,appropriate commercial,residential). Also,site is half of site subject to shoreland 5 southwest property boundary Also,site is bisected by Bluff visibility,lacking shoreland,and compatible shoreland limits,and zoning,lacking shoreland,and Practicable Site(and other bisected by a tributary to Bluff Creek impervious restrictions.Peat soils—25 subject to shoreland impervious Creek floodplain,separating the rectangular. Potential for re-zoning rectangular. Potential for re-zoning generally square. considerations) bordered by steep slopes limiting use in acres and requiring correction; restrictions. site into two smaller and separate and collector connection low but and collector connection low but the west third of the site. financial impediment. parcels. potentially feasible. potentially feasible. 'Waterway=USACE jurisdictional waterway/drainageway/ditch(flow>intermittent). DNR Watercourse=per DNR PWI data. Waterways and Watercourses are not wetland,but are regulated as aquatic resources by USACE. 2 Shoreland extends 1000-ft from DNR PWI OHWL(ordinary high water level). 3 Low potential to be rezoned,but considered feasible for practicability analysis. Avienda Mixed Use Regional/Lifestyle Center Wetland Permit Application visible from TH 5. The site is zoned for Office Industrial use, lacks shoreland, is shown as available land on the City's Available Land Inventory map is rectangular in shape. Adjacent land is not available to expand the size of the site. Alternative Site 1 would not provide sufficient buildable land area to meet the scope,purpose, and need of the proposed project and is therefore not a practicable alternative site. The site also fails zoning, access, and layout screens. Furthermore, the site is bisected by a tributary to Bluff Creek and bordered by steep slopes, isolating and limiting use in the western third of the site. Alternative Site 2 (Figure H) is 50 acres in size, is located in the City of Chanhassen, is within 1 mile of TH 5, has only one potential site access point at the intersection of two arterial roads (Galpin Blvd and Lyman Blvd intersection), but cannot connect with existing/future collector streets. The site is not visible from a freeway/highway. The site is zoned for Office Industrial use, and the south half of the site is within the shoreland of Lake Hazeltine and would be subject to impervious surface restrictions. The site is shown as available land on the City's Available Land Inventory map, and is triangular in shape. Adjacent land is not available to expand the size of the site. Alternative Site 2 would not provide sufficient buildable land area to meet the scope, purpose, and need of the proposed project and is therefore not a practicable alternative site. The site also fails zoning, access, visibility, impervious, and shape screens. Futhermore, the site is comprised of approximately 25 acres of mapped peat soil which would require correction(i.e., removal and replacement)prior to site use and is a financial impediment to developing the entire site. Alternative Site 3 (Figure I) is 70 acres in size,is located in the City of Chanhassen, is within 0.5-mile of TH 212, has the potential for site access via two arterial roads (Lyman Blvd and Audubon Road), and connection with one existing collector street (Audubon Road). The site is not visible from a freeway/highway. The site is zoned for Office Industrial use, is shown as available land on the City's Available Land Inventory map, and is comprised of two generally square sections. The southwest portion of the site is within the shoreland of Lake Hazeltine and would be subject to impervious surface restrictions. Adjacent land is not available to expand the size of the site. Alternative Site 3 would not provide sufficient buildable land area to meet the scope, purpose, and need of the proposed project and is therefore not a practicable alternative site. The site also fails zoning, visibility and impervious screens. Alternative Site 4 (Figure J) is 40 acres in size, is located in the City of Chanhassen, is adjacent to a TH 212 interchange, has the potential for site access via two arterial roads (Powers Blvd and Pioneer Trail), but cannot connect with existing/future collector streets, and is visible from TH 212. The site is zoned for Office use, is shown as available land on the City's Available Land Inventory map, and is irregular in shape. Adjacent land is not available to expand the size of the site. Alternative Site 4 would not provide sufficient buildable land area to meet the scope, purpose, and need of the proposed project and is therefore not a practicable site. The site also fails Avienda Mixed Use Regional/Lifestyle Center Wetland Permit Application zoning, access, impervious, and shape screens. Furthermore, the site is bisected by Bluff Creek, its floodplain/wetlands, and adjacent steeply sloping topography which divides the site into two smaller and separate development parcels. Alternative Site 5 (Figure K) is 117 acres in size, is located in the City of Chanhassen, is adjacent to a TH 212 interchange, has the potential for site access via two arterial roads (Powers Blvd and Great Plains Blvd), with a low potential for connection to a future collector street. The western portion of the site is potentially visible from TH 212. The site is zoned for Low Density Residential use, lacks shoreland, is shown as available land on the City's Available Land Inventory map, and is rectangular in shape. Adjacent land is not available to expand the size of the site. The site meets size, location, visibility, and access screens. The site lacks shoreland and is generally rectangular in shape. While the potential for rezoning and future collector street connections are low but feasible, Alternative Site 5 was considered to be a potentially practicable site for the proposed project for the purpose of this analysis. Alternative Site 6 (Figure L) is 226.5 acres in size, is located in the City of Chanhassen, is within 0.5 mile of a TH 212 interchange, is accessible via one arterial road (Pioneer Trail), with a low potential for connection to future collector streets. The northwest corner of the site is potentially visible from TH 212. The site is zoned for Low Density Residential use, is not shown as available land on the City's Available Land Inventory map, and is rectangular in shape. Adjacent land is not available to expand the size of the site. The site meets size, location, visibility, and access screens. Although the site contains significant shoreland area, the remaining portion of land outside of shoreland meets size requirements. While the potential for rezoning and future collector street connections are low, Alternative Site 6 was considered to be a potentially practicable site for the proposed project for the purpose of this analysis. The Proposed Site(Applicant's Preferred) (Figure M) is 116 acres in size, is located in the City of Chanhassen, is adjacent to a TH 212 interchange, and site access can be provided by two existing arterial roads (Powers Blvd and Lyman Blvd), one existing collector street (Bluff Creek Blvd), and one future internal collector street (see Figure F). The site is visible from TH 212. The site is dual-guided for Office or Regional Commercial/Lifestyle Center use, is shown as available land on the City Available Land Inventory map, lacks shoreland, and is generally square. Adjacent land is not available to expand the size of the site. The Proposed Site(Applicant's Preferred) meets size, access, visibility, zoning, impervious, and shape screens and was therefore considered to be a potentially practicable alternative site for the proposed project. 3.4 Environmental Factors for Alternative Sites LEDPA Determination The potential for impacts on aquatic resources and other environmental impacts that would result from construction of the proposed project on a No Action Site, the two identified potentially 8 Avienda Mixed Use Regional/Lifestyle Center Wetland Permit Application practicable alternative sites, and the Proposed Site (Applicant's Preferred) were evaluated using the environmental factors defined below. • Waterway/Watercourse Impacts and Changes in Waterway/Watercourse Function — Waterways/Watercourses provide drainage for connected water features (e.g., adjacent wetlands), adjacent upland, and the upstream watershed. Filling or removing a waterway represents a decrease in function; no change to a waterway represent no change in function, and improving a waterway (e.g., deepening or widening) represents an increase in function. • Wetland Impacts and Loss in Wetland Function —Natural/intact, non-degraded (e.g., not excavated, not drained) wetlands surrounded by undisturbed upland represent wetland functions at their highest level, so impact to non-degraded wetland represents a high loss in wetland function. Wetlands that are annually farmed, excavated, or drained/partially drained and/or are surrounded by annually managed or disturbed upland represent wetland functions at the lowest level, so impact to degraded wetland represents a low loss in wetland function. • City of Chanhassen Bluff Creek Overlay District(BCOD)Impacts and BCOD Gain or Loss in Function —The BCOD is a contiguous conservancy zone for preservation and enhancement of the natural resources of Bluff Creek. Disturbance or alteration to onsite BCOD is considered to be a loss in function, avoidance without log-term protection of onsite BCOD is considered to maintain the function, and preservation(i.e., avoidance with permanent protection) of onsite BCOD is considered a gain in function. • Cultural Resources—The known presence/absence or the potential for cultural resources to be impacted by the proposed project is stated as Yes,No, or Unknown based on available information and experience on similar sites. • Potential to Negatively Impact Downstream Water Quality/Impaired Waters—The potential to negatively impact downstream water quality with site development is High when impaired waters are closer and/or when treated stormwater discharge is direct, and Low when impaired waters are further away and/or treated stormwater discharge is indirect. • Viewshed Impacts—The Bluff Creek corridor(BCOD), the Minnesota Valley National Wildlife Refuge, and the Minnesota River are all significant visual, environmental, and recreational amenities within the City of Chanhassen. A project that is highly visible from any of these resources has a high (i.e., negative) impact on these resources. Projects that are screened from these resources have a Low impact on these resources. • Impacts to Existing, Perennial Vegetation Cover—Disturbance of land that is under permanent/perennial vegetation cover has a higher potential for increasing negative impacts (untreated runoff, erosion and sediments) to onsite and downstream water resources. Disturbance of land that is bare or planted annually has a lower potential for increasing negative impacts to downstream water resources. 9 Avienda Mixed Use Regional/Lifestyle Center Wetland Permit Application • Project Area Size and/or Configuration Meets Project Goals—The applicant has determined that the minimum buildable area for the proposed project is>— 90 contiguous acres in a square or nearly square/rectangular configuration. The ability of the site to meet this requirement is stated as Yes or No. 3.5 Alternative Sites LEDPA Determination Table 3 on the following page summarizes the assessment of the environmental factors defined above for each previously identified potentially practicable alternative site. Reference figures are provided as Figures N, 0, and P—Appendix B. Development of Alternative Site 5 would likely result in at least 7.07 acres of non-degraded wetland impacts, with a corresponding high loss in wetland function. Additionally, development of this alternative site requires at least 14.50 acres of direct impact to the BCOD (79% of the onsite BCOD) with a corresponding high loss in BCOD function, has moderate potential to negatively impact downstream water quality/impaired waters, results in high impact to existing, perennial vegetation cover, and is minimally visible from a principle highway. Although the external site boundary is generally rectangular, internal buildable area is irregular resulting in a non-walkable layout that lacks synergy. There are no waterways or Watercourses onsite,the potential for cultural resources to be present onsite is unknown(but possible), and impacts to the local viewshed would be minimal. As shown on Figure N, the draft layout is short over 13 acres of medical/professional/support retail area and short 5 acres of housing. To meet Project Purpose and Need, a significant amount of additional wetland impacts to non-degraded wetlands plus impact to the entire area of the BCOD would be required. Impacts to the large wetland in the east portion of the property are unlikely to be approved, as this is a DNR Public Wetland. After a more detailed review of site conditions, and limitations described above, it has been determined that Alternative Site 5 is not a practicable site for the proposed project. Development of Alternative Site 6 would likely result in at least 2.77 acres of degraded onsite wetland impacts, and 1.35 acres of offsite non-degraded wetland impacts for roadway upgrading, with a corresponding medium loss in wetland function. Additionally, development of this alternative site has high potential to negatively impact nearby downstream water quality/impaired waters, results in high impact to the local viewshed, high impact to existing, perennial vegetation cover, and is not visible from a principle highway. There are no direct impacts to onsite BCOD with a corresponding maintenance in function as the area is too large for permanent preservation by the developer. The potential for cultural resources to be present onsite is unknown (but possible). As shown on Figure 0, the draft layout is disconnected, and is short 5 acres of medical/professional/support retail area and short 5 acres of housing to meet Project Purpose and Need due to topographic changes and irregular internal development boundaries. Additionally, it is unlikely that the potential future collector streets would be approved by the City due to 10