6. Wetland Alteration Permit ApplicationChanhassen 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 ofLife Village
City of Chanhassen, Carver County, Minnesota
Wetland Permit Application
Preparedfor
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 ofChanhassen 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 ofDecision
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 ofjurisdictional wetland fill and 0.3499-acre
ofjurisdictional 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 needfor the provided uses and implement the City's vision
and intentfor 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
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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 ofan 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
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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 wouldprovide support for retail stores, restaurants,
and key services and that the needfor 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 andfunction
that serves a regional market. Thephysical environment emphasizes an attractive
comfortable walking experiencefor shoppers and visitors and is designed to serve trail
users and mass transit as well as automobile traffic. Centers ofthis type have at least two
major retail anchors and are characterized by the diversity and mix ofretail and service
uses within their boundaries. Uses within this district should complement existing retail
users in the other commercial districts. Development ofthese centers shall be planned as
a group oforganized uses and structures to accommodate a sensitive transition between
commercial activities such as loading,parking ofautomobiles, 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 andpedestrian 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:
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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
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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 ofa single parcel or conglomeration ofavailable
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-halfmile ofthe intersection ofa 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 potentialfor
internal connections to existing(orpotentialfuture) 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 consideredpart ofthe
metropolitan highway system. These roads are intended to connect the central business
districts ofthe 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. "
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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 accessfrom 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
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Table 2. Alternative Sites Comparison Matrixfor 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,ofsufficient size, Site in Chanhassen,ofsufficient 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 halfof 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 ofthe site. financial impediment.parcels. potentially feasible. potentially feasible.
Waterway=USACE jurisdictional waterway/drainageway/ditch(flow>intermittent). DNRWatercourse=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 ofthe 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 ofthis analysis.
Alternative Site 6 (Figure L) is 226.5 acres in size, is located in the City of Chanhassen, is
within 0.5 mile ofa 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
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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 ofBluff 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.
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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
ofthis alternative site requires at least 14.50 acres ofdirect impact to the BCOD (79% ofthe
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 ofhousing. 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
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