Alternative Urban Areawide ReviChanhassen Alternative Urban Areawide Review (A UAR)
Task Force Meeting Agenda
Date: July 30, 2003
Time: 7:00 p.m. to 8:30 p.m.
Location: Chanhassen Recreation Center--Room #2
1.
Introductions and
a. Task Force Members
b. Key Staff
c. Consultant Team
2. Overview and definition of the AUAR Process
.
.
Status of Project
a. Wetland Delineation Findings
b. Cultural Resource Assessment Findings
c. Key Issues Identification
Next Meeting
a. Description of Development Scenario to be Evaluated
b. Assessment of Infrastructure Needs/Impacts
c. Schedule/Process Update
5. Questions
Hoisington Koegler Group Inc. ~ Kimley-Horn and Associates ~ Peterson Environmental - 106 Group
Technical Memorandum 4/1
Chanhassen Alternative Urban Areawide Review
(AUAR)
June 16, 2003
Prepared for the City of Chanhassen
By:
Hoisington Koegler Group Inc.
Kimley-Hom and Associates
Peterson Environmental Consulting, Inc.
106 Group
OVERVIEW
This memorandum provides a summary and an update to the progress of the Consultant team in the
gathering of relevant data and field work for the Chanhassen AUAR.
We have reviewed a number of plans, reports, and ordinances at a local and regional level to document
relevant background information and we have conducted field work relative to wetland delineation on the
Bemardi property and cultural/historical resources. This information will serve as the basis for identifying
developable land areas for determining project magnitude data and subsequently evaluating project
impacts. Some of the noted items may be anecdotal but nonetheless offer additional insight that will
assist us in preparation of the AUAR Document. Much of this background information will be directly
incorporated into the AUAR worksheet format.
The following is a summary of relevant background information collected and analyzed to date:
Comprehensive Plan- Adopted June 28,1999
The following sections of the City's Comprehensive Plan were reviewed for their applicability to the project
al'ea.
Land Use
The Comprehensive Plan identifies a range of land uses guided for the project area as illustrated in Figure #1.
These uses include:
o Low Density Residential (1.2 to 4 du/ac) generally north and east of Bluff Creek.
o Medium Density Residential (4 to 8 du/ac) on north side of Bluff Creek and T.H. 212 intersection.
o Office/Industrial or Medium Density Residential west of Bluff Creek to Audubon Road (205 acres).
Assumptions for Office/Industrial net area: 10% for right-of-way and 0.30 FAR.
o Office/Indushial and Park/Open Space designation west of Bluff Creek along Audubon Road and
Lyman Blvd.
o Greenway corridor along Bluff Creek and into planned Office/Industrial areas at Lyman and Audubon
Road.
The plan acknowledges the city's predominant single family residential character and establishes goals and
policies that seek to achieve a greater balance of uses that provide a reliable tax base. Achieving a betler "pays
its way" tax base that is high in development quality is a general and reoccmring theme. The plan includes
o Encourage development through a PUD process to enable flexibility in design in order to achieve
community objectives;
o Encourage commercial development to focus within or adjacent to the downtown area unless they are
mixed use developments or PUDs while discouraging the arrangement of commercial facilities in a
ship mall orientation;
o Phase future development based on the City's ability to provide adequate public services;
o Promote coordination with other entities for the adequate and efficient provision of public services such
as transit and education.
Metropolitan Urban Service Area (MUSA)---Infrastmcture Staging
The AUAR Project Area is planned for utility service in 2005 as a pan of the MUSA staging plan. The
Comprehensive Plan anticipates that the City will achieve full build out by 2020.
Chanhassen AUAR - Technical Memorandum #1
Page 1
Transportation
The transportation chapter of the comprehensive plan identifies several planned roadway i ,mproven~nts and
system deficiencies relevant to the project area. Appendix Figure g2 identifies the locations of the following:
o Powers Blvd. (CSAH 117) will be extended south from Lyman (CSAH 18) to Pioneer Trail (CR 14).
An interchange at Powers Blvd. and furore TH 212 is planned.
o The Audubon Road/Lyman Blvd. intersection is identified as a system deficiency. Long queues during
peak hours for west bound traffic turning south cause delays. Improvements to reduce delays and
improve flow are cited as needs.
o Audubon Road is a two lane roadway that is approaching its capadty. Existing traffic volumes in 1996
were 9400 vehicles per day (vpd).
o Proposed functional classification upgrades from "B" to "A" minor arterials include Audubon Road
(CSAH 17), Lyman Blvd. (CSAH 18), and Powers Blvd. (CSAH 17).
Local roadway standards are established for urban and rural roadways as well as private roads.
o Urban roadway standards - 60 feet right-of-way with pavement ranging from 28 to 32 feet and 31 feet
as a standard.
o Rural roadway standards - 60 feet right-of-way that may be reduced to 50 feet when envirommntal and
physical conditions are present with 24 feet of pavement
o Private $in~e-family Residential: 30 feet easement with 20 feet of pavement.
o Private Multi-family Residential: 40 feet easement with 24 feet of pavement.
o Private Commercial/Industrial: 40 feet easement with 26 feet ofpavem~_nc
Housing
Comm~mity wide, existing housing densities average 3.3 dwelling units per gross acre (current SF is 1.5 du/ac
and MF is 11 du/ac). Cunent net density is 2.13 units per acre. The City has averaged 254 residential building
permits per year over the past 22 years and 304 permits annually over the last 15 years. In .percentage terms,
housing units in~ 57% from 1970 to 1980, 86% from 1980 to 1990, and 49% from 1990 to 1997. Owner
occupied housing steadily increased from 68% in 1970 to 89% 1997. As the City promotes greater housing
diversity the ownership rote should decline over time. Life-cycle housing is very impomnt to balance the large
percentage of single family attached housing. In 1997, 78% of the City's housing stock was single-family
detached. In developing housing and population projections, the City has estimated the following firan~ housing
net densities by land use category based on historical development trends (page 25 of the Compre~ve Plan):
Low Density Residential (I.,DR):
Medium Density Residential 0VIDR):
High Density Residential (HI)R):
2.42 units/acre
6 units/acre
10 units/acre
Density bonuses up to 25% of the net density of the project will be awarded if affordable housing is
incorporated into a project Patio homes, town houses, and quadplexes should be permitted to supplement
single-family housing when compatible and they are high quality. City policy would support denial of
applications if they do not work towards fidfillme, nt of LCA goals as outlined in table 2-3 on page 25 of the
Comprehensive Plan. City is well aware that lifecycle and affordable housing barriers must be addressed to
alleviate real and perceived issues of land development Issues to address include public education,
development streamlining, reducing development costs, and a more efficient use of infiastmcuge.
Chanhass~ AUAR - Technical Memo~ #1
Page 2
Parks and Open Space
Park and open space opportunities are directed towards the Bluff Creek Overlay districts. Trail connections
across TH 212 and Pioneer Trail are concerns.
Natmal Resources
The City is committed to protecting and enhancing its natural resom~s while recognizing the challenges
presented by development pressures. The City has been appointed with the authority to regulate the Wetland
Conservation Act (WCA) as a Local Governing Unit (LGLD (See National Wetland Inventory in Figure #3).
The City has developed a wetland classification system that classifies wetlands according to their conditions and
functions.
o Pristine- Wetlands in their natural state that have special/unusual qualities.
o Nannal - Wetlands still in their natural state with little sign of impact
o Ag/Urban - Impacted wetlands (comprises 75% of current wetlands in the City).
o Utility - Wetlands used for surface water management.
The Bluff Creek Corridor is identified as a significant natural resource area. To protect its natural resources, the
city completed the Bluff Creek Watershed Natural Resources Management Plan (adopted in 1996). This is a
key reference in this section as it applies to the project area. Approximately 70% of the 6,200 acres of the Bluff
Creek Watershed includes undeveloped lands. Bluff Creek extends approximately 6.6 miles fi.om just south of
lake Minnewashta to Rice lake and the Minnesota River.
The Comprehensive Plan establishes several important policies of note:
o Protect and rehabilitate wetlands to maintain or improve their function and value.
o Preserve natural slopes wherever possible.
o Priority should be given to prevent impacts to pristine and natural wetlands, then to protecting
Ag/Urban wetlands from further degradation.
o Protect areas of significant wildlife habitat.
Bluff Creek Watershed Natural Resources Management Plan
The Project Area is in the lower-middle reach of the Bluff Creek watershed where the natural resources are
primarily lowland plant communities. The natmal resource goal for this section of the creek "...is to restore and
expand where possible the natural areas to their pre-settlement condition while still providing recreational
opportunities and hydrologic control of stormwater." Development recommendations are to incorporate
Watershed Based Zoning, Cluster/Open Space Zoning or other tools intended to protect the primary and
secondary zones. Land use recommendations axe provided in this section as shown in the land use plan. The
book, Site Planning for Urban Stream Protection, is referenced. To provide continuity of natmal featmes,
primary and secondary corridors are mapped (Figure 4/4) and generally described as follows:
The Primary Zone is a buffer zone for direct impacts that would affect the creek. First choice is City ownership
of this area. A number of flexible land use techniques such as conservation zoning, conservation easements,
public purchase, cluster development, transfer of development rights and public dedication are noted as
appropriate tools to achieve community objectives.
The Secondary Zone is a management zone where limited development is recommended and would be
achieved through conservation measures to balance the ecosystem. Conservation areas, impervious surface
reductions and land stewardship are high priorities in this zone.
Chanhassen AUAR - Technical Memorandum #1 '
Page 3
The plan sites Tom Schueler's book, Site Planning for Urban Stream Protection, as a model for app,~,pfiate
development guidelines to use in the Bluff Creek Watershed. The plan "suggests" that the average impervious
cover in undeveloped areas should not exceed 20%. This is also the percent of the watershed that was
developed in 1996. The plan responds to this by identifying subwatersheds that should be managed based on
their impervious cover as follows:
Sensitive Subwatershed (1-10 percent impervious cover)
· Degrading Subwatershed (11-25 percent hnperviom cover)
· Non-supporting Subwatershed (26-100 percent impervious cover)
Design and location of creek crossings need to be sensitive to significant habitat areas and preservation of
corridors for wildlife movement.
Zoning Regulations
The following sections of the City's current City Zoning Regulations were reviewed for their applicability
to the project area.
Zoning Districts
The following Zoning Districts and selected provisions that conespond to the land use plan are applicable to the
project area:
'*RSF" Single-Family Residential District:
- 15,000 sq. ft lot area minimnm
-90' x 125' dimension minimums
- 25% building and paved suff~ maximum
"R-4" Mixed Low Density Residential District
- Single and Two-family dwellings
- 15,000 and 10,0000 sq. ft. lot area minimums res~vely
- 80 and 50 feet lot widths respectively
- 125 feet lot depth
- 30% building and paved smfac~ maximnm
'~R-8" Mixed Medium Density Residential District
- 8 du/acre maximum
- Town houses, two-family and multi-family dwellings permitted
- 7,500 sq. fC minimum lot area for two-family dwellings
- 5,500 sq. ft. minimum for town house and multi-family dwellings
- 35% building and paved surface maximum
- Intended for large scale light industrial and commercial planned development.
- One. acre minimum lot size
- 70% maximum lot coverage'
- Buffer yard may be applicable when adjacent to low density uses.
Planned Unit Development (PUD)
X,~Development by PUD is encouraged in the Comprehensive Plan and would be the necessary
zoning mechanism for alternative development approaches.
Chanhass~ AUAR - Technical Memorandum/ti
Page4
'"~Zoning Regulations Article VIII has applicability to the project area. Provisions allow for
increases and transfers of density within the overall guidance of the Comprehensive Plan. Various
standards are identified in the PUD section to implement the polices of the Comprehensive Plan.
Wetlands
Buffer strips and structure standards apply by wetland type (Sec. 20-406).
Shoreland Management
Portions of the project area are within the Shoreland Management Zone of Lake Hazeltine (Recreational
Development Lake) and Bluff Creek (Tributary Stream). Zoning Regulations Agicle VII has applicability to
portions of the project area. Specific standards include:
o 25% ing~rious surface maximum for low density residential
o 35% imperious surface maximum for medium/high density residential
o 70% imperious surface maximum for industrial
o 35 feet height limitation
Bluff Creek Overlay (BCO) District
Innovative cluster and open space development techniques are promoted as a means of protection natural
features. A "Primary Zone" is intended to preserve natural habitat as permanent open space with a 100% open
space requirement in this zone. The Secondary Zone is intended as a buffer zone to minimize impact of
development on the Primary Zone (Figure g4). Development within the secondary zone is permitted with ex. tm
restrictions. Site planning shall be sensitive to accommodate views of scenic and natural areas, reduce
impervious surfaces and preserve natural areas.
Capital Improvement Plan 2003-2007
No projects specifically noted in the project area.
Capital Investment Plan (part of Comprehensive Plan)
The Capital Improvement Plan (CIP) identifies the following projects for the area:
o Water: BC-1 2004, Lyman Blvd. 2005, BC-2 2006-07, BC-3 2006 and Lyman Blvd. Storage
2005
o Sewer: BC-2 2005, BC-3 2006-07
o Roads: Lyman Blvd. (County Road) 2004, Powers Blvd. (County Road) 2007
o Public Facilities: Fire Station 3 2005
Utilities
Sanitary Sewer
We have been provided with sanitary sewer information by the City of Chanhassen. The Comprehensive Sewer
Policy Plan dated November, 1998 prepared for the City of Chanhassen by Bonestroo, Rosene, Anderlick and
Associates will be used as the basis for Sanitary Sewer analysis. GIS data tied to the City of Chanhassen as-
built records for sanitary sewer will be used to determine sewer accessibility, availability, capacity and location.
Individual septic system information will need to be collected.
Water Supply
We have been provided with preliminary water system information by the City of Chanhassen. Data available
includes portions of Section 8.0 - Capital Improvements Program from the Water Supply, Treatment, and
Distribution System Master Plan draft dated 1/08/03 by Black and Veatch. This information includes Figure 8-
Chanlmssen AUAR - Technical Memorandum #1
Page 5
5 Conceptual Distribution System Improveinents-Central Water Treatment Plant (Site No 10), and pages 8-15,
and 8-16 of the retxat Individual water well information will need to be collected. While there is some concern
about the validity of the information in the Water Supply Treatment and Distribution Master Plan dmtL it was
determined that the information pertaining to the AUAR project area is sufficient.
Other Utilities
System maps for other utilities including electrical, telecommunication lines, underground pipelines, cable
communications and other miscellaneous facilities have been requested from the respective'service providers.
Roadways
Roadway Network
GIS database information and City and County as-built plans are being gathered for documentation relative to
the existing roadway network geometrics. We are seeking "status" information for the development of TH 212
preliminary highway plans from Mn/DOT and their consultant HNTB. Future roadway inlxovement plans (if
any) for the local roadway network have been sought from Carver County and the City. 5- year Capital
Improvement plans which may identify furore planned ~ovements are also being requested.
Traffic Data
Available traffic dam-existing and forecast, may come from three soumes: the Meltopolitan Council Regional
Model, H 212 Preliminary traffic forecasts being completed by Mn/DOT and their consulting team
HNlll/Parsons, and TH 41 preliminary traffic forecasts being completed by Mn/DOT and their consultant SRF
Consulting Group. Any available data will also be sought from Carver County. The City of Chanha.qsen
provided preliminary information supplied by Mn/DOT.
Air Ouality
Similar to traffic data, we are seeking air quality monitoring information completed as a part of the above
referenced projects. If data is not available and useable field monitoring will be completed.
N°ise
Similar to traffic data and air quality, we are seeking noise monitoring information generated as a part of
the above referenced projects. If unavailable, field monitoring will be completed.
Surface Water Management Plan - Adopted February 1994
The project area is located within the Bluff Creek and Lake Susan Storm Drainage Districts. The Plan
emphasizes preservation and enhancement of DNR protected 'wetlands. There are no DNR protected
wetlands within the project area. Plan identifies wetlands within the project area are defined as either
natural or agricultural/urban. Stormwater improvements in the project area and outside of the TH 212
right-of-way show the utilization of selected agricultural/urban wetlands for nutrient traps to improve
water quality. Sediment traps and water quantity control facilities within the TH 212 fight-of-way would
handle mn-off from portions of the project area. Storm sewer plan identifies locations and sizes for pipe
to facilitate drainage. This information will be supplemented with field work to be completed by Peterson
Environmental.
Wetland Delineation Report - Peterson Environmental Consulting (June 2003)
A Wetland Delineation Report was prepared for the Bemardi Property located in the southwest portion of
the project area. The report identifies the property as the Town and Country Development site which
refers to the name of the recent development proposal (Figure #3 identifies NWI and delineated
wetlands). Summary results from the report are as follows:
Chanhass~ AUAR- Technical Memorandum #1
Page 6
o 11 jurisdictional wetlands are identified and delineated. None of which appear in the DNR
Protected Waters Inventory.
o The delineated wetlands are noted as being roughly consistent with the wetlands in the
Chanhassen Wetland Inventory.
o Two of the 11 wetlands are characterized as high quality (Circular 39, Types 2 and 7; 3 and
4)(Wetlands B and C in the report). They are located along or adjacent to Bluff Creek and are
the largest in size of those delineated.
o Two wetlands could be characterized as intermittent riverine streambeds (Wetlands H and I in
the report). Wetland H also has Circular 39 Type 2/3 areas along it.
o Seven wetlands are heavily impacted by overwash from row cropping or road sediment. They
are Circular 39 Type 1 or 1L and identified as wetlands A, D, E, F, G, J and K in the report.
Cultural Resources Assessment- 106 Group (May 2003)
There are two reported archaeological sites within the project area, a reported aborigine mound group and
burial location. Steeply sloped, eroded or heavily disturbed areas are considered to have a low potential
for intact archaeological resources. Topographically prominent areas are considered to have a high
potential for intact precontact archaeological resources. None of the 8 properties with buildings in the
project area appear to be representative of a significant architectural style.
Bernardi Concept PUD
An application was submitted to the City by Town and Country Homes to build 540 townhome units on 88.5
acres in the project area. The property, known as the Bemardi property, is located in the southwest comer of the
AUAR project area adjacent to Audubon Road (within the W ½ of the NE % of Section 27, Twp 116, Range 23
West). The City granted approval of the project through the Concept Planned Unit Development process in
August of 2002. In the Staff Report, the issue of appropriate land use for the property is addressed. The
property is located on land guided for medium density residential or office/industrial. The staff report discusses
the need to weigh issues of land use compatibility and tax revenue generated by each type of development.
Chaska School District Long Range Facility Planning:
The Chaska School District (gl 12) Master Facilities Plan identifies the need for additional elementary and
secondary school sites to address its growing enrollment. The Chanhassen City Council recently adopted
a resolution in June of 2003 expressing its desire to have the District locate a middle or high school'
facility in the city. The AUAR project area has been identified as a potential location with access
preferably from Lyman Blvd. The City also sees the opportunity for a joint School/Park facility.
Estimated land needs for this complex are about 60 acres.
Other relevant plpnning studies:
Highway 212 condemnation studyNPeterson Comn~rcial and Residential Development
We have met with representatives and received a set of preliminary development concepts of property that will
be part of the MnDOT condemnation. These concepts were developed according to the comprehensive plan and
bluff creek ordinance guidance and represent the potential loss due to Highway 212 right-of-way needs.
Chanhassen Group (Fox-Fox-Holasek-Jeudssen-Laurent-Peterson) - 2000 Land Use Plan Recomn~ndations
This report was developed by owners of 450+ acres of land within the study area to communicate their vision.
The report was prepared with the intent of having the City incorporate its recommendations in the City's current
CoInprehensive Plan. The report includes a land use plan that identifies a mix of residential, office,
Chanhassen AUAR - Technical Memorandum #1
Page 7
commercial, industrial, institutional, and park uses that is supported by text and graphic aepictions of site and
building details.
Chanhassen AUAR - Technical Memorandum #1
Page 8
Legend
Land Use Plan Cate(jodes [--"1 T.H. 212
L_~L~v~/ ~
June, 2003 ~'...,,., r~-i,,,~.-'-, a:,~,i~
Kimley Horn ~d
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June, 2003
Bluff Or~ek Overlay
I'""'"-1 P~my zone
r"""'"~ ,~y zone
i Hoisington Koegler Group Inc.
Chanhassen Alternative Urban Areawide Review (A UAR)
Task Force Meeting Agenda
Date: August 13th, 2003
Time: 7:00 p.m. t° 8:30 p.m.
Location: Chanhassen Recreation CentermRoom #2
1. Update on Project Schedule
2. Distribution of draft AUAR (exclusive of noise and air impact analysis and mitigation)
3. Presentation of Development Scenario
4. Presentation of Traffic Analysis and Implications
5. Discussion of Potential Mitigation Measures
6. Review Open House Format and Public Heating
7. Questions/Comments
8. Adjoum
Hoisington Koegler Group Inc. ~ Kimley-Horn and Associates - Peterson Environmental - 106 Group
Technical Memorandum #2
Chanhassen Alternative Urban Areawide Review
(AUAR)
August 6th, 2003
Prepared for the City of Chanhassen
By:
Hoisington Koegler Group Inc.
Kimley-Hom and Associates
Peterson Environmental Consulting, Inc.
106 Group
Chanhassen AUAR - Technical Memorandum//2
July 25, 2003
Page 2
DRAFr
OVERVIEW
The objective of this technical memorandum is to provide information regarding the most intense development
scenario allowed under the guide of the current Chanhassen Comprehensive Plan and zoning ordinances. Land
use density and intensity information is applied to the land use plan categories as identified in the
Comprehensive Plan and zoning ordinances. The resulting information, termed the project magnitude data, will
be used as the quantitative measure of the most intense or "worst case" development scenario. This data forms
the basis for mitigative measures that will be addressed later in the AUAR report.
EXISTING LAND USES
Existing land use in the project area consists of primarily agricultural based uses, mostly row crops. A limited
number of farmsteads exist. Other uses include large lot residential. Table 1 provides a breakdown of existing
use in the project area.
Table 1. General project area information--Existing Conditions
Gross Acres Total [ 624 Acres
Agriculture Use 442 Acres
Agriculture, Residential 174 Acres
Residential Estate 9 Acres
T.H. 212 Right-Of-Way [ 123 Acres
Wetlands (NWI and Bemardi Property delineated) [ 53 Acres
Floodways [ 78 Acres
Steep Slopes [ 19 Acres
Bluff Creek Overlay Primary District I 201 Acres
KEY ASSUMFrlONS
Developable land inventory is that land area that is unconstrained by steep slopes as defmed by the City of
Chanhassen GIS Steep Slope dataset, National Wetland Inventory, Peterson Environmental delineated wetlands,
floodplain (100 year and floodway), the right-of-way for proposed Highway 212 and the collector roadway
concept alignment for the AUAR.
Key assumptions made to arrive at a net land area for development include the following:
o Park and Open Space (P/OS) areas were determined based on the City's adopted Comprehensive Land
Use Plan
o Park areas (Park) are identified adjacent to the east side of Bluff Creek south of Lyman Boulevard. This
space would be a joint space shared with a new school for athletic fields and a community park.
Additional Park area is identified south of the school site. This area is intended as a passive park use
with trails and interpretive development only. This park could serve as a outdoor classroom for the
school. The majority of the site is within the primary district of the Bluff Creek Corridor.
o Medium Density Residential/Low Density Residential (MDR/LDR) land use will consist
predominantly of single family detached homes and attached townhome type structures.
Chanhassen AUAR - Technical Memorandum #2
July 25, 2003
Page 3
DRAFt
o Medium Density Residential (MDR) land use will consist of all attached homes
o Office (O) uses will generally consist of one or two story office buildings.
o Office/Industry (O/I) uses are typically warehouse or manufacturing uses with a limited area (less than
30%) used for office space.
o A new school is identified on the northwest quadrant of the site. The School District has indicated the
facility will be a middle or high school with an enrollment of approximately 1,700 students. The facility
would be connected to the athletic fields across Bluff Creek with a pedestrian bridge crossing to access
athletic fields.
o The location of the school site is currently guided as "Park Open Space\Office Industrial." A minor
comprehensive plan amendment may be necessary for this use. Furthermore, as we are evaluating the
"worst case scenario" it is assumed that the greatest impacts to the area will be generated by traffic and
a school will have equal or greater traffic generating potential than an office/industrial use.
o Where the comprehensive plan identified overlapping land use pattems, one pattem was chosen in
order to quantify potential development.
The Bluff Creek corridor identifies primary and secondary districts. In some locations, these districts do not
correspond to the non-developable lands (wetlands, floodplains, steep slopes.) For the AUAR, developable
lands within the primary and secondary districts of the Bluff Creek are assumed to generate development based
on the density of the underlying land use designation. Where possible, the units derived from developable areas
within the primary and secondary districts will be transferred out of the primary district entirely and the
secondary district only partially. It is assumed units that are transferred from the primary and secondary districts
will be transferred to developable lands adjacent to or very near where they are transfened from.
LAND USE DESCRIPTIONS
The following are descriptions of land uses for the AUAR project area:
o Medium Density Residential/I~w Density Residential - This category shows up on the current
comprehensive plan as overlapping land uses. Low Density Residential is typically is described as
single family detached housing at densities generally between 2 and 4 units per acre. Medium Density
Residential is described as attached housing units ranging in density between 4 and 8 units per acre. For
the development scenario, we will assume the worst case or maximum density permissible of 8 units
per acre. The development pattern will include a combination of single family detached homes on
smaller urban lots and attached housing (townhomes.)
o Medium Density Residential - The medium density designation is intended to accommodate multiple
units including duplexes, townhouses, and lower density apartments with net density ranging between
4.0 to 8.0 units per acre.
o Office - Professional trade and service uses in one and two-story arrangements. Floor area ratios (the
ratio of building square feet to site area square feet) are assumed at 0.35.
o Office/Industrial - Large scale light industrial, warehouse, and manufacturing uses. Floor area ratios
are assumed at 0.30.
o Park/Open Space -Natural areas primarily along Bluff Creek used for passive park activities and open
space protection.
o Park - Programmed areas for school/community ballfields associated with a middle or high school
facility. Other activity areas and open space serving the community may be incorporated in this area.
o School - Identified location for a furore Chaska Middle or High School facility that would
accommodate up to 1,700 students.
Chanhassen AUAR - Technical Memorandum//2
July 25, 2003
Page 4
Table 2. Development Scenario Land Use
Development Scenario Use [ Sum of Gross Acres
Medium Density
Residential/Low Density 182
Residential--MDR/LDR
Medium Density 81
Residential--MDR
Office--O 59
Office/Industrial--O/I 53
Park and Open Space--P/OS 129
PARK 63
Right-of-Way (Collector)-- 17
ROW
Sum of Net Acres*
120
68
17
34
45
35
SCHOOL 39 33
Grand Total 624 351
* Net Acres represents gross acres less right-of-way, floodplain, wetlands and steep slopes.
DRAFT
PROJECT MAGNITUDE DATA
In order to quantify the amount of development anticipated in the 2020 Land Use Plan, the assumptions
identified above are calculated to determine project magnitude data. The following represent the anticipated
types and intensity/density of residential, office, office/industrial, and institutional development throughout the
AUAR area. Park and Park/Open Space categories do not have a quantitative value for purposes of this exercise
but will be addressed in other means in the AUAR report.
Methodology for determining Project Magnitude Data:
1. 2020 Land Use Plan designations are used for AUAR.
2. Chaska Middle/High School site assumed to accommodate up to 1,700 students with associated
ballfields.
3. Key assumptions as noted above including Net Developable Acres which is determined by subtracting
wetlands (NWI and delineated), floodways, the Bluff Creek Overlay Primary District, steep slopes, and
T.H. 212 fight-of-way from the gross acreage in the project area.
Table 3. Project Magnitude Data
Land Use Designation
Total Net Intensity of Project Magnitude
Devdopable Acres Development Data
Medium Density
Residential/Low Density 120 8 du/acre 906 units
Residential
Medium Density Residential 68 8 du/acre 540 units
Office 17 0.35 FAR 265,000 square feet *
Office/Industrial 34 0.30 FAR 445,000 square feet*
Park/Open Space 45 Passive Park
Park 35 Athletic Fields
Institutional 33 Middle/High 1,700 Students
· rounded to nearest 5, 000 square feet
Chanhassen AUAR - Technical Memorandum #2
July 25, 2003
Page 5
DRAFT
OBSERVATIONS
The project magnitude data assumed under the development scenario is moderately (approximately 280
additional housing units) higher than what was assumed within the comprehensive plan. Commercial and
Industrial square footage is essentially the same. The explanation for this is that the development scenario
assumes maximum development intensity, whereas the comprehensive plan based its projections on past
development trends and patterns. The project magnitude data forms the basis for other engineering evaluations
which will be performed to determine the impacts of the development scenario. The full implications of the
project magnitude data are not clear until further evaluation of traffic, water, sanitary sewer, and storm water
utilities is complete. Evaluation of these systems will provide a more comprehensive review of the resulting
development impacts on these systems.
There are a number of observations we would offer that will need further investigation:
o Because of the need to protect the Bluff Creek corridor, development intensity may need,to be
transferred away from the Bluff Creek Corridor.
o Transferring of development intensities/densities will likely cause higher concentrations in other areas
away from the corridor. Traffic results may have the most impact on determining how to address
development in any given area.
o The sitting of a School facility will likely be driven by traffic issues.
o The School and Park will need to maintain a physical connection even if they are separated by Bluff
Creek.
o The area south of the School site is designated as "Park" but is location within the primary corridor of
the Bluff Creek Overlay suggests its use should be as a passive park, potentially a preserve or
environn~ntal class room associated with the school.
M:\ChanhassenXAUAR~ocs\Tech Memo #2.doc