A-1. AviendaA-1
MEMORANDUM
CI11 OF TO: Todd Gerhardt, City Manager
FROM: Kate Aanenson, AICP, Community Development Director
7700 Ma ketBoxB47evard DATE: October 24, 2016 t
Chanhassen, MN 55317
SUBJ: Avienda
Administration
PFax:952.227.11100 BACKGROUND
Fax: 952.227.1110
Building Inspections The applicant, Level 7 Development, LLC, would like to introduce their proposed
Phone: 952.227.1180 mixed-use plan for the City Council to review. The project area for this application
Fax: 952.227.1190 has increased to 120 acres from 70 acres in the previous application. The concept
PUD application is in process. A neighborhood meeting has been scheduled for
Engineering October 19, a public hearing will be held with the Planning Commission on
PFax:952.227.1170 November 1, and the City Council will review the item on November 28.
Fax: 952.227.1170
Finance
The review process is to consider approval of a concept PUD. While concept
Phone: 952.227,1140
approval is not legally binding, the goal is to give direction to the applicant on staff s
Fax: 952.227.1110
and city council's expectations for the submittal for preliminary approval. At the
Fax: 952.227.1110
November City Council meeting, staff will have prepared for the city council's
Park
consideration the authorization of an Alternative Urban Areawide Review AUAR
:Recreation
Phone: 952.22x.110
Fax: 952.227.1110
.
In order for the project to proceed,the environmental documents need to be updated
P J
7901 Park Place
and a traffic study needs to be completed to assist with the overall review of the
Recreation Center
proposed development.
2310 Coulter Boulevard
Phone: 952.2271400
ANALYSIS
Fax: 952.227.1404
Planning &
While this is an introductory meeting, staff would like the council to be aware of
Natural Resources
some of the major elements of the proposed development plan:
Phone: 952.227.1130
Fax: 952.227.1110
1. Number of wetland alterations
2. Surface Water Management
Public Works
3. Grading and the impact of required connections
7901 Park Place
4. Lack of a gathering place\connections
PFax:952.22271300
Fax: 952.227.1310
5. Considerations of critical issues from the April 20 2015 Visioning Process
> g
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Website
www.ci.chanhassennn.us
Chanhassen is a Community for Life - Providing for Todayand Planning forTomorrow
Todd Gerhardt
October 24, 2016
Page 2 of 3
Figure 2 - Existing Conditions (2013 Carve Photograph)
N0 500 The District at Vincent Ridge (KES 2015-013)
A Feet Chanhassen, Minnesota
Lo�
Note: Boundaries indicated
�(' �r,t
on this figure are approximate
KJOLHAUG ENVIRONMENTAL SERVICES COMPANY and do not constitute an
official survey product.
a...r�� Swu : MnGa .. ESRI Imagery Basemap
ATTACHMENTS
1. Application for Concept Plan Review.
2. Concept Submittal Exhibit.
3. Summary of Planning Session dated April 20, 2016.
g:\plan\2016 planning cases\2016-25 avienda - chan retail site\intm mtg at cc 10-24-16.docx
Level 7 Development, LLC
AVIENDA
Chanhassen, MN
APPLICATION FOR CONCEPT PLAN
REVIEW
September 30, 2016
• •
L A N D F O R M
4 •
From Site to Finish
INTRODUCTION
On behalf of Level 7 Development, Landform is pleased to submit this application for concept plan review
for "Avienda", a mixed use Regional/Lifestyle Center at the southwest corner of intersection of Powers
Boulevard and Lyman Boulevard.
The property is dual guided Office or Regional Commercial and zoned Agriculture Estate west of Powers
Boulevard and is guided Medium Density Residential and zoned Agriculture Estate for the 1.66 acres east
of Powers Boulevard.
The Comprehensive Plan anticipates development of this site as "Regional/Lifestyle Center Commercial".
The plan notes that the vision for the site is:
'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.
Goods and Services Examples
• Entertainment
• Department Store
• Comparison Shopping
• Specialty Retail/Boutique
• Restaurants
• Hotels
• Residential
A new zoning district Regional Commercial (RC) will be created in the City Code to implement
this land use. The city has given a dual land use of the 118 acres at the southeast comer of
Powers and Lyman Boulevards to accommodate this use."
SCD140011EV L A N D F O R M September 30, 2016
Project Narrative 2
CONCEPT PLAN REVIEW
In 2015, the City reviewed a similar concept plan from Carlston Development for a portion of this site. The
City provided feedback on the concept plan and ordered an AUAR update. Before the AUAR could begin,
Level 7 Development acquired the property and decided to pause and take a fresh look at the site. The
new development team completed the site analysis and reviewed the feedback that was received during
that process.
The design team has also reviewed a number of City documents before beginning development of our
concept, including:
• Chanhassen 2005 AUAR (dated December 8, 2003) prepared for the City by HKGi
• The "Chanhassen Retail, Office and Residential Market Analysis and Development Potential"
report (dated June 2006) prepared for the City by McComb Group, Ltd.
• The 2007 City Survey
• The 2010 City Survey
• The 2013 City Survey
• The Chanhassen Zoning Ordinance
• The Chanhassen Subdivision Ordinance
• The 2030 Comprehensive Plan (adopted November 10, 2008)
• The comments provided during the 2015 review of the Carlston Development proposal
Level 7 Development has been working to refine the plans for a mixed-use development concept that is
market -ready and consistent with the City's adopted Comprehensive Plan. We are excited to provide a
concept with a mix of potential uses that may include townhomes, apartments, office, medical and
professional services, retail, entertainment and hospitality.
The proposed mixed-use development will help the City achieve its goals of providing a variety of housing
types for all people in all stages of the life cycle, providing a mixed commercial district with retail and
entertainment uses of a scale and function that serves a regional market, preserving natural resources
through the protection of the Bluff Overlay district, and providing regional shopping options for existing
residents and new residents as anticipated by the Comprehensive Plan. This plan incorporates a mix of
office, retail and residential space in an underserved area of the City.
The project will be designed with one theme, with a similar high-end architectural style, similar exterior
building materials and a coordinated landscaping theme as directed by the Comprehensive Plan. While
we have not yet defined all of these details, our submittal package includes a schematic concept plan to
give some idea of the concepts we are currently evaluating.
SCD140011EV L A N D F O R M September 30, 2016
Project Narrative 3
Design Concept
The provided concept plan meets your Comprehensive Plan goals and includes approximately:
50 acres of Regional Commercial (approximately 435,000 square feet)
15 acres of Office (approximately 40,000 square feet)
12 acres of higher density housing including with a potential for Market Rate Apartments (300
units) and Senior Living (100 units)
6 acres of Hospitality/Hotel uses (250 rooms)
4 acres of Stormwater ponding
16 acres of Conservation land
1.6 acres of land at the southeast comer of Powers and Lyman Boulevard that is not proposed for
development, but could be used in conjunction with the adjacent city land for regional or local
stormwater/wetland improvements.
The design vision for the Avienda development will be an integration of both traditional and contemporary
elements that will ultimately establish a 'timeless" character. Both visually and physically, architecture will
play a major role in the overall design character for the development. High-quality materials including
authentic stone, brick and masonry, architectural metal panels, and glass will be key elements that will
establish this character. The pedestrian experience will establish the overall scale of the buildings and
spaces, with interesting facades and carefully designed architectural elements, lighting, awnings and
other unique features.
Ample landscaping will be incorporated to create an inviting environment. We have worked to preserve
the trees in the buffer area in the southwest portion of the site to provide a buffer between the proposed
development and the existing homes on the south and west. We have also designed a plan that locates
the medium and high density housing in these areas to provide a transition between the existing homes
and the planned commercial uses. A comprehensive landscape plan will be developed to supplement the
existing trees and support the design theme throughout the development. We expect different land uses
in the development to have different landscape and architecture details, but many of the core design
concepts will be threaded throughout the development.
The landscaping plans will likely also include private amenities and street furniture that helps activate the
streetscape and enhances the pedestrian experience by providing places to relax, rest, or meet friends.
The streetscapes will be designed to reflect the different street characteristics within the development
from local residential streets to collector streets intended to move traffic through the project.
The concept plan shows construction of Bluff Creek Boulevard, a key east -west road connection between
the existing neighborhood and Highway 212. Internal connections are provided within the development,
SCD14001.LEV L A N D F O R M September 30, 2016
Project Narrative 4
including a connection to Lyman Boulevard on the north. Access points on Lyman Boulevard have been
designed based on County plans. The road alignments may be modified slightly as we continue to
develop the design and determine specific user requirements for this regional destination center.
Market Study
The concept plan was developed based on a 2014 market study prepared by McComb Group, Ltd, a
consultant that the City has used in the past. The study reinforced the need for this development and the
findings to support the Regional/Lifestyle Center anticipated by the City's Comprehensive Plan. The 2014
study showed that this area could support 825,000 square feet to 1,120,000 square feet of new
retail/commercial. Key takeaways from the June 2014 McComb study are described by the following
highlights from the executive summary:
• Trade area population of 407,361 in 2014, which is expected to increase to 438,533 in
2019, an annual growth rate of 1.49 percent.
• Trade area households grew at an annual rate of 1.94 percent between 2000 and 2010.
During a slow growth period caused by the great recession, household growth averaged
1.0 percent annually.
• Households are expected to increase at an annual growth rate of 1.5 percent from
157,810 in 2014 to 169,997 in 2019.
The trade area includes Carver and Scott counties, the two fastest growing counties in
Minnesota. Between 2010 and 2013, population in Carver and Scott counties grew at
annual rates of 1.6 and 1.8 percent, respectively.
• Trade area average household income of $103,006 in 2014 is 20 percent above the
Minneapolis -St. Paul MSA average household income of $85,611 and 41 percent above
the United States average of $72,869.
• Trade area median household income of $83,841 in 2014 is 55 percent above the
national median household income of $53,958.
• Trade area average household income is expected to increase to $110,603 in 2019,
while median household income is expected to rise to $91,761.
In 2014, 60,100 households (38.1 percent) are estimated to have household income
above $100,000 and is expected to increase to 71,000 (41.8 percent) in 2019. One-
quarter of the households (42,113) are expected to have incomes above $150,000 in
2019.
SCD140011EV L A N D F O R M September 30, 2016
Project Narrative 5
Families comprise 70 percent of all households in 2014 compared to 64.7 percent in the
Minneapolis -St. Paul MSA and 66.6 percent in the United States.
Trade area population age 25 plus is well educated with 30.4 and 13.1 percent that hold
college and graduate degrees, respectively. This is well above the United States rates of
20.8 and 12.2 percent, respectively.
Trade area population in 2014 is 89.9 percent Caucasian followed by Asian/Pacific
Islander (4.0 percent), African American (2.3 percent), Native American (0.4 percent) and
Other (3.4 percent). Hispanic (any race) is 4.3 percent.
The trade area's many economic attributes, population, and upper income households
provide support for retail stores, restaurants and services.
This market study supports the need for this mixed use development on this property and details the
unmet demand in the City. Our project will help the City of Chanhassen capture dollars that are currently
leaving the City and provide services and amenities needed to support the existing and new residential
development in this area. Our regional center will serve an unmet need in the community and will
complement existing Chanhassen businesses.
AUAR (Alternative Urban Areawide Review)
The City completed the Chanhassen 2005 AUAR in 2003 for 624 acres, including this 114 acre site. MN
Environmental Rules require that AUARs be updated every 5 years, but the AUAR has not been updated
by the City despite the fact that much of the AUAR area have been developed since 2005. When the City
updated the Comprehensive Plan in 2008, the City identified this property as a significant development
opportunity within the City due in part to the residential development potential in the western portion of the
City and the need to provide regional commercial for Chanhassen residents. While the AUAR was not
updated with the Comprehensive Plan, the City did discuss land use changes from the residential land
uses shown in the Chanhassen 2005 AUAR to the regional/lifestyle mixed use shown in the
Comprehensive Plan.
We ask that the City order an update to the 2005 AUAR (dated December 2003) for this area. The AUAR
project area includes an area of approximately 624 acres, much of which has already been developed.
We understand that the AUAR area encompasses far more area that the regional/lifestyle mixed use area
designated in the Comprehensive Plan or the area of our concept plan application, but we have agreed to
fund the cost of the City's AUAR update. We believe the AUAR is important for the City to update in
compliance with the Minnesota environmental rules and for us to better understand the development
issues for our project.
SCD140011EV L A N D F O R M September 30, 2016
Project Narrative 6
We request that the City initiate this AUAR update to reflect the land use and infrastructure changes since
the original AUAR was developed. We believe this will reflect the City's Comprehensive Plan goals and
will support the develop concept we have prepared. We look forward to working with the City to prepare
the update and incorporating any findings into our development proposal. We request that the City
Council re -order the AUAR as soon as possible.
It is our understanding that a different developer approached the City in 2012 to discuss a potential mixed
use development on this site and the City contracted with HKGi, at the developer's expense, to begin
looking at development scenarios for an AUAR update. While the development did not proceed, and the
AUAR was not updated, there were several development concepts prepared by HGKi for consideration.
We have evaluated these alternatives as part of site analysis. We believe that our concept plan shares
many of the same concepts developed by HKGi and responds to current market realities.
In 2015, the City Council ordered an update to the AUAR, but it was not started. We now request that the
City begin that work to update the 2003 AUAR to reflect the land use and infrastructure changes since the
AUAR was developed. We believe that the AUAR will reflect the City's Comprehensive Plan goals and will
support the develop concept we have prepared. We look forward to working with the City to prepare the
AUAR update and incorporating any findings into our development proposal.
SUMMARY
We respectfully request review of our concept plan for this regional destination, lifestyle and mixed use
center and we request that the City initiate the update of the AUAR. We look forward to the City Council
work session on October 19, 2016, Planning Commission review on November 1, 2016 and City Council
review on November 14, 2016.
CONTACT INFORMATION
This document was prepared by:
Kendra Lindahl, AICP
Landform
105 South Fifth Avenue, Suite 513
Minneapolis, MN 55401
Any additional questions regarding this application can be directed to Kendra Lindahl at
klindahl(EDIandform.net or 612.638.0225.
SCD14001.LEV L A N D F O R M September 30, 2016
Project Narrative 7
AVIENDA
1
h x�
Concept Submittal Exhibit
Contents:
1. Regional Context
2. Site Analysis
3. Proposed Land Use
4. Development Plan 3.5
5. Concept Plan Options for Center Village
AVIENDA
ri,.�,� ,1 a
if -
n• - I, i
Sly' •\ ��"J
Edges Sensitive to Adjacent use ,'..
Existing Residential
4j;
Access to Lyman Blvd
Existing Wetlands
1' ( C Potential Connection
t -
Neighborhood Access'_ �" •� t,
a IFOP
4
s i
Densely Wooded Knoll
" 1�� 4 •TMV �. - ��
0 in collaboration with LEVEL 7 DEVELOPMENT
L A N D F O R M RSP ARCHITECTS - COLLIERS INTERNATIONAL
Emergency Access 1
Signaled Access
AVIENDA - Chanhassen, MN
Concept Submittal • 09.30.2016
Land Uses from 2012 HKGi AUAR
Concepts (constrained to project site)
CONCEPT 1
(Acres)
-SrvNm�_.
MDR
l?
/ ��l�l �'i141J11
' MDF ML1R
5icr
r���'y
nue t1
30.3 Regional Commercial
17.4 Office
13.5 High Density Res.
19.8 Medium Density Res.
- Stormwater
CONCEPT 2 (Acres)
MDR �? 33.6
s
a r 4.1
Conservation
Regional Commercial
Office
Mixed Use
High Density Res.
M16 Medium Density Res.
- Stormwater
L = -- , -- Conservation
CONCEPT 3
AVIENDA
g Regional Commercial
Office
- High Density Res.
Medium Density Res.
Stormwater
Conservation
Y
9.56 Ac
5.33 Ac
2.58 Ac 1 3.38 Ac
9.01 Ac 12.58 Ac
15.88 Ac
3.45 Ac
1.33 Ac
9.93 Ac
10
3.27 Ac
1.86 Ac
Land Uses 2016
1.57 Ac Proposed Concept
2.04 Ac , j �J � (Acres)
® c 50.29 Regional Commercial
fc 14.56 Office
2.45 Ac
*Site plan is for illustrative
purposes only and is
subject to change.
12.46 High Density Residential
9.56 Medium Density
Residential
=Alternative BMPs may be
implemented in plan
15.88 Conservation
11.04 Right -of -Way
113.79 Total Development
(Acres)
AVIENDA
*Site plan is for "`
illustrative purposes
only and is subject to
change. ,
WV-
Legend
-
Future Traffic Signal
.SJ
®
Fxisfing Traffic Signal
0
Stall Count
Public Right Of Way
Panting
Ponding
[�
Preservation
Area
Weiland and Buffer
Q
Regional Commercial
Office
(Acres)
High Density Residential
El
Medium Density Residential
Reaional Mao
Gross
Net
Section
Area Developable
Buildng Area
Panting
Units/
(Acres)
Area
(S.F.)
Stalls
Beds
(Acres)
0
9.93
9.55
108,000
573
0
1.33
1.33
7,000
99
0
9.01
8.57
93,000
128
312
0
9.56
6.32
68,000
Ida
72
0
5.33
2.97
50,000
197
0
2.58
2.58
30,000
191
0
3.38
3.38
33,000
249
0
3.27
3.27
60,0
259
0
1.86
1.63
6,500
115
0
1.57
1.20
6,500
96
0
2.04
1.64
6,500
119
0
1.83
1.83
7,000
104
0
26.70
26.70
254,500
1364
0
2.45
2.45
25,000
138
150
0
2.58
1.91
25,000
115
100
0
3.45
3.02
40,001
108
92
0
1104
0.00
n1a
nla
0
15.88
0.00
Into
n/a
Total
113.19
78.35
AVIENDA
*Site plan is for
illustrative purposes
only and is subject to
change.
9
OPTION 2
OPTION 4
F`i / r r i4
>
OPTION
Mai - �iMe
allW r
1' �
City of Chanhassen
Summary of Planning Session
Wednesday, April 20, 2016
Participants
Mayor
City Council Members
Environmental Commission
Park & Recreation Commission
Planning Commission
Senior Commission
City Staff Leaders
Meeting Objective
To gain widespread input on the issues of
highest importance to the City of Chanhassen
as it updates the Comprehensive Plan
Facilitation & Summary Report by
PARENTEAU
GRAVES
Chanhassen's Strengths
Why we choose to live & work here:
Small town feel Within easy striking distance of big city amenities
Parks, lakes & trails Open space; recreational opportunities
Community values Family -friendly; healthy; engaged; close knit
Kid -friendly Strong schools; beautiful parks; safe; neighborly
Great downtown Attractive; walkable
Safe Low crime
Strong city services Community amenities; can get almost everything here
Affordable Housing; low taxes
Special attractions Chanhassen Dinner Theatres; library; fishing; 4`h of July!
Why Chanhassen?
Great community People care about each other; we are good neighbors; people are
engaged, helpful, friendly (13 responses)
Small town feel in Everything we need is here yet we are close to big city amenities
an urban area: (6 responses)
Family oriented Great place to raise a family (4 responses)
Beautiful Clean, safe and beautiful (4 responses)
Excellent schools Choice, quality (2 responses)
Prince He lives here/is my neighbor (2 responses)
2
Reflecting on Critical Issues
Highway 101 Pioneer Trail to County Road 61
Priority
Very high for all but one group, which rated it medium high
Positives
Opens up Chanhassen's economic possibilities
Gateway location provides high potential for business, residential and park
growth
Considerations
Funding
Impact on environment, current land use and traffic
Preserving and protecting quality of life and Chanhassen's small town feel
Suggestions
Maintain green spaces and enhance recreational usage
Suggestions
Emphasize safety in alignment
Lifestyle Center
Priority
Medium for 3 groups; high for 2 groups
Positives
Helps bring new residents attracted to vibrant lifestyle and services
Helps retain current residents who appreciate amenities/quality of life
Job growth
Considerations
Potential negative impact on downtown; should be planned to complement
downtown
Environmental impact
Traffic impact on Highway 5
Suggestions
Must be welcoming for seniors
Water Conservation
Priority
Evenly split between medium and high priority
Positives
Drinking water and aquifer are in good shape
Suggestions
Reevaluate water fees to promote conservation
Evaluate high usage and deal first with those situations
Suggestions
Ensure water conservation is included in new developments (sod, irrigation,
run off, soil prep)
Partner with other communities
Develop contingency plan
Educate the public, leverage state awareness plan
Suggestions
Continue Waterwise program (promote and enforce)
Provide incentives for moisture sensitive watering systems
Park & Rec Master Plan
Priority
Evenly split between medium and high priority
Positives
Has potential to attract and build community over next 10 years
Considerations
Additional sporting venues (ice arena, dome, pool)
Improved signage
Suggestions
Safety enhancements
Funding for new while maintaining current
Athletic field needs (lighting, e.g.)
Better access for southern (Valley) green space
Improvements in rec center economics to maintain affordability
Suggestions
Make parks more walkable/accessible for seniors (benches, sidewalks,
etc.)
Provide welcome packet to promote park and rec amenities
Emerald Ash Borer
Priority
Medium for 4 groups, high for 1 group
Considerations
Cost comparison for prevention, treatment/removal, replacement
Proactive diversification in planting
Other environmental impacts of tree loss (erosion, infiltration, e.g.)
Suggestions
Develop a more holistic environmental impact master plan that addresses
invasive aquatic, land development, tree preservation, watershed district
4
Considerations of Other Critical Issues
Scale: low = 1, medium = 2; medium-high = 3; high = 4
Low
Medium
Medium
High
High
Total
Average
Downtown Redevelopment
0
0
3
16
19
3.8
Infilling
1
4
3
8
16
3.2
Infrastructure
0
4
3
8
15
3.0
Senior Housing
1
4
3
4
12
2.4
Walkability
2
4
0
4
10
2.0
Clean Energy
4
0
0
4
8
1.6
Light Rail
5
0
0
0
5
1.0