Attachment 1. Memo from Landform - Avienda Additional Information dated June 13, 2017L A N D F O R M
From Site to Finish
105 South Fifth Avenue Tel: 612-252-9070
Suite 513 Fax 612-252-9077
Minneapolis, MN 55401 www.Iandform.net
June 13, 2017
Kate Aanenson
Community Development Director
City of Chanhassen
PO Box 147
Chanhassen, MN 55317
RE: Avienda— Additional Information
Kate,
We are excited to bring our development application back to the Planning Commission on June 20th
and are providing with this letter additional information to address questions raised by the
Commission and staff:
1. We have refined the alternative concept plan for reduced impacts to the Bluff Creek Overlay
District. We have moved the buildings and parking to minimize the impact to the BCOD,
while ensuring a successful development plan. This revised plan is attached.
2. We have revised the development plan to show how the changes to the BCOD area could
impact the remainder of this regional/lifestyle center. This includes updated area calculations
based on the current concept.
3. We have provided exhibits for the retaining walls. The retaining walls within the project will
be designed to be compatible with the architecture within the project. The tall southern wall
will be tiered and landscape to soften the impact of the wall, which is necessary due to the
70+/- feet of grade change across this site.
4. There was a question about whether wetland mitigation could occur on a site in the city
limits. The wetland permit with the LGU fully outlines the entire process and discussion, but I
offer the following summary:
In a January 25, 2017 City letter from Terry Jeffery to Melissa Barrett (Kjolhaug), Mr. Jeffery
states 'in reading the application and from previous conversation with the development
team, there is some level of likelihood that at least some compensatory mitigation will occur
on-site."He further states "There is no discussion of on-site mitigation which has been
suggested in several conversations with the applicant's representatives."
The Avienda Wetland Permit Application did in fact identify three actions eligible for
mitigation credit: (1) wetland banking, (2) restoration and protection of exceptional natural
resource value (onsite ENRV), and (3) project specific wetland restoration creation (offsite,
but within the City). The TEP determined that #2 was not an option for this site/project.
To address #3, Terry Jeffery sent Melissa Barrett (Kjolhaug) information on four sites within
the City of Chanhassen where he believed project -specific mitigation could occur
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(attached). These sites were assessed by Kjolhaug and none were found to be good
candidates for wetland restoration/creation for mitigation/replacement credit (see attached
City ID Mitigation figure with notes).
Kjolhaug also assessed the 7 potential mitigation sites identified on Figure 13 of the City's
SWMP (attached). None of the sites were good candidates for mitigation.
Using aerial photos, LIDAR and soils information, Kjolhaug searched for other previously
unidentified, potential mitigation sites within the City. However, because the City is largely
developed, mitigation opportunities over 0.5 -acre in size on available land that are likely to
be successful were not found.
Wetlands 3 and 4 onsite cannot be hydrologically restored. Although they could be
vegetatively restored, this alone is not an action eligible for mitigation credit under WCA and
USA CE rules.
Because no onsite, or available offsite mitigation opportunities were identified, wetland
banking was the only option left to meet WCA and Corps required replacement/mitigation
requirements.
The April 17, 2017 Notice of Application (NOA), item 5 noted "Evaluation that the lost
functions and values are adequately replaced." This item was not very descriptive, and for
clarification Kjolhaug sent an email to the LGU on April 10, 2017 (attached). The LGU
declined to reply until after the Applicant responded to USA CE comments regarding the
project purpose and need and the alternative sites analysis.
The Applicant has told the City that they are willing to assist with natural resource or water
quality improvement projects within the City. A project would need to be identified by the
City. The project would not count as mitigation/replacement for WCA and USACE
permitting purposes, but the applicant would be willing to discuss alternatives with the City.
If you need any additional information, please contact me at 612.638.0225 or klindahl o(7landform.net.
Sincerely,
Landform
Kendra Lindahl, AICP
Kate Aanenson
June 13, 2017
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COPY: Mark Nordland
ENCL: Revised Development Plan with area calculations
Retaining Wall Exhibits
Potential Wetland Mitigation Site from the City of Chanhassen
City ID Mitigation area response from Kjolhaug
April 10, 2017 email from Kjolhaug to LGU
Kate Aanenson
June 13, 2017