I-1. Avienda Concept Plan Review. Y �,e>
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CITY OF ClIANIIASSEN
S Chanhassen isa Community for Life-Providing for Today and Planning for Tomorrow
H AS
MEMORANDUM
TO: Todd Gerhart
FROM: Kate Aanenson AICP,Community Development Director
SUBJ: Avienda CASE#2016-25
D18
DATE: November 28,2016
BACKGROUND
PROPOSSED ACTION:
The City Council provide observations and feedback to the developer on the Concept Planned
Unit Development including the observations in the attached November 1st Staff Report.
The PUD ordinance states, "in order to receive guidance in the design of a PUD prior to
submission of a formal application, an applicant may submit a concept plan for review and
comment by the Planning Commission and City Council. Following the receipt of the report and
recommendations from the Planning Commission, the City Council shall consider and comment
on the concept plan".
ANALYSIS
On November 1st a public hearing was held before the Planning Commission (verbatim
minutes are included in the November 28th packet). Following is a generalized list of issues
and concerns raised:
• Density on two of the residential parcels are 26-34 units an acre exceeding city density
limits
• Loss of wetlands—would like to see a plan that saves the wetlands and the overall impact
to the wetlands after the development is completed
• Tree loss
• Over grading of the site—ignoring the terrain
• Can they meet the storm water requirements?
• Walkability of the proposal
PH 952.227.1100• www.ci.chanhassen.nln.us• FX 952.227.1110
7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317
• Traffic on Bluff Creek Boulevard
• Amount of commercial development—with the expectation the uses would be
different/complementary to what exists in the current down-town area with emphasis on
specialty/high-end retail
• Screening or loading on the back of buildings/access management
• Light and noise pollution
• Sustainability of big boxes
• Lack of charm/should be quaint/what makes it unique
• Too much asphalt
• Lack of parks and open space—gathering places
Acting Chair Steven Weick summarized the comments at the November 1'meeting as he felt
fell into 4 buckets:
1. "There's aesthetics that I think people are very concerned about moving forward.
Whether it be site grading which then probably leads to the charm of what you actually
create there as far as the buildings. There's noise and light pollution that I would
consider aesthetics. Park space and open space.
2. There's a traffic bucket that you know we'll look at but obviously that was a primary
concern that came out of the meeting this evening. Specifically the access points for
Bluff Creek on both sides. Not just going into the neighborhood but entering the site
from 212 as well as the proposed entrance, I think it's at Mill is the name of the, so I
think those 3 points are specific traffic concerns.
3. I think there was some good density questions that came up just regarding, and
obviously this is preliminary but we need to keep that into consideration and we will as
these things move forward but that is a very valid concern that was raised, and finally I
think
4. The wetland preservation and how we do that moving forward so I think those, a lot of
the comments fell into those 4 buckets so if we can certainly be sure in addition to
everything that's noted by staff in the packet, if we can specifically make note of those
items that came out this evening I think we'll be moving in a good direction."
RECOMMENDATION
The City Council provide observations and feedback to the developer on the Concept Planned
Unit Development including the observations in the attached November 1st Staff Report.
Attachments
1. Email from Jennifer Swanson
2. Email from Geetha Bhatraj
3. Email Bhanu Thota
4. Email from Pramod Putta
5. Email from Lori and Corey Hothan
6. Planning Commission Staff Report dated November 1, 2016
g:\plan\2016 planning cases\2016-25 avienda-chan retail site\cc cvr memo 11-28-16.docx
Aanenson, Kate
From: Jennifer Swanson <swanjls@yahoo.com>
Sent: Thursday, November 03, 2016 5:21 PM
To: Aanenson, Kate
Subject: Proposed Developmetn
Follow Up Flag: Flag for follow up
Flag Status: Completed
Kate,
I had the opportunity to view the planning meeting earlier this week regarding the proposed development at Lyman and
Powers Blvd. You had indicated that one of the goals of the project was to have a housing component as part of the
project. When the previous study was conducted there was not to my knowledge a housing component identified for
the site. I am curious when that change took place. You had also indicated that the southwest building was to be
designated as senior housing. In the McComb study there was a conclusion that the site could support 825k- 1M+of
retail and would be a regional draw. The concern that I have is that because a significant portion of the project is being
developed as housing there will not be the appropriate square footage available for retail to make this a regional draw.
If the PUD approves the proposed layout toward the acreage designated for High Density housing what guarantee will
there be that it is senior housing vs Market Rate apartments. I feel that the location of this project gives significant retail
advantages over other locations in Chanhassen. The close proximity to Highway 212 gives the potential for retail
development and will utilize existing infrastructure.
Eric Swanson
1440 Bethesda Cir
Chanhassen, MN
1
Aanenson, Kate
From: geetha bhatraj <gbhatraj22@gmail.com>
Sent: Monday, October 31, 2016 10:18 AM
To: Aanenson, Kate
Subject: Avienda Development
Hi Kate,
This is Geetha.I live in the neighborhood on the preserve.I attended the discussion the last week or before in regards to the Avienda
development. Looks to be a great development initiative.It was brought to our notice that there could be a possible road connection from the
Mills drive into the new development for School bus and public Safety.
Ours is a young neighborhood with lot of infants and toddlers.So having that road extension is not a great value addition for the community
as it might increase thru traffic and increase safety concerns.This is due to the fact that once we have a road we really cannot restrict the
traffic.By having dead end will restrict the traffic.During the meeting same concerns were raised by other members in the neighborhood.
Please consider this as a sincere request from our neighborhood not to have a road extension on Mills drive.Hope council takes decision
considering preserve residents opinion.
Thanks
Geetha
1
Aanenson, Kate
From: Bhanu Thota <bhanuprashant.t@gmail.com>
Sent: Tuesday, November 01, 2016 3:58 PM
To: Aanenson, Kate
Subject: Avienda Development - Mills Drive resident - Concerns
Hi,
I am Bhanu Thota,resident of 1495 Mills Dr of Preserve. I would like to raise my concern regarding the
proposed Avienda Development in our area. Myspecific concern is regarding the road connection from Mills
Drive to the new development. Our community has a lot of infants and toddlers and connecting the Mills Drive
to the new development will increase the traffic. This is a serious issue for the young kids.
Please consider this as a sincere request from our neighborhood not to have a road extension on Mills drive.
Hope council considers our concerns in making the decision.
Sincerely,
Bhanu Thota
1495 Mills Dr
1
Aanenson, Kate
From: Pramod Putta <pramod.putta@gmail.com>
Sent: Tuesday, November 01, 2016 3:39 PM
To: Aanenson, Kate
Subject: Avienda Development - Mills Drive Concerns
Hi,
Good afternoon, this is Pramod and Kavitha living at 1502 Mills Dr of Preserve. We are writing to voice our
concern about possible proposed road connection from Mills drive into the new development for School bus and
public Safety. We are very concerned about safety of little kids with possible increased traffic that new
connection may bring into the neighborhood.
Please consider this as a sincere request from our neighborhood not to have a road extension on Mills drive.
Hope council considers our concerns in making the decision.
Sincerely,
Pramod Putta and Kavitha Vimmigari
1502 Mills Dr
1
November 3, 2016
Dear City Council,
We are Lori and Corey Hothan; we live at 1941 Commonwealth Blvd.,#5, Chanhassen, MN 55317. Our e-mail address is
LHothan0l@hotmail.com.
The purpose of our letter/e-mail is in regards to the New Development "of Avienda." We do have some key concerns we
would like to share with you as our City Council, pertaining to this new development. Please see our key concerns listed
below:
Traffic Over-Flow:
- We have a huge concern with where the connection of our existing development,which is off of Bluff Creek
Blvd., where this would be connected to the New Development for Avienda. If this connection was actually to
take place,this would bring way too much over-flow of traffic into our existing development.This is totally
unnecessary to connect this street (Bluff Creek Blvd.) into the New Development of Avienda. If there is a law
that this actually and physically has to take place, then we as homeowner's have the right to see actual
documentation supporting this connection. However, if there technically is not a law or something backing this
connection,then this truly should not take place for the reasons listed above.The City Council and the Builder
need to take this into serious consideration as to what this would actually do to the existing developments
and/or homeowner's.
- The other concern pertaining to the Traffic Over-Flow, would be for the homeowner's who live right off of Hwy
212, Pioneer Trail and Lyman Blvd. where you are building this New Proposed Development for Avienda,that
when the current homeowner's come home from work the traffic from the new development is going to create
a huge traffic mess. How can this really be addressed if this New Development takes place right off of the on and
off ramp of Hwy 212?That is one of the key questions of the day.
Noise Buffers and Pollution:
- I know the builder from what we understand from our neighbor, had briefly mentioned or touched on
two of the things that are highly important to those homeowner's, such as our selves who currently
live in the existing developments which are right off of Bluff Creek Blvd.. I know for both of us that
when you are putting in this type of new development (Avienda), right off of Powers Blvd. that as
homeowner's we want to know that we can still enjoy living in our existing development and not have
the noise and pollution become an enormous factor. Current homeowner's who have lived here now
for about 8 to 10 years, do not want to have to stress about possibly having to deal with Noise and
Pollution issues.
Aesthetics' For the New Development of Avienda:
- In regards to aesthetically what is currently being proposed for how the new Avienda development looks,we
feel that it would be better if they could make it look a little more eye catching or appealing so it doesn't look
like every other new development that has already been built within the twin cities.
- We think maybe some stone or metal is ok for this new development, but try and find a balance. We would
suggest that maybe have the developer come back and have a couple of ideas from an aesthetic outside
perspective on how this New Development for Avienda could look. Please don't make this like every other
development that has already been done to death.
Page 2
Lori and Corey Hothan
Concerns for the New Development of Avienda
Aesthetics' For the New Development of Avienda (continued)
- In regards to the some of the trees within this new development for Avienda, as a couple we know that some of
these trees would need to be taken down. Now with that being said, it would really be nice if the developer
could preserve some of the existing trees, because we really do have some gorgeous beautiful maples, etc...
currently existing within this new development that is looking to be built. In any area there needs to be a
balance between trees, mother nature and buildings so-to-speak.
Retail, Restaurants, Commercial and Offices:
- We also have a definite concern in regards to what is going to truly support all of the retail businesses that you
are looking at putting in for this New Development for Avienda.
- If you look around the city of Chanhassen, you certainly can see and tell that there have been businesses that
have come and gone over the years that ihey have been here. When deciding on how many businesses,
restaurants, etc... it might be wise for you as a City Council to take a step back and seriously think about what is
realistic in regards to how many retailers, restaurants, etc... that really should be built and put in this new
development. In this day and age, our economy truly just does not support new retailers and businesses.The
proof is truly in the pudding, if you truly just look around and see how many businesses in our community just
are not making it that should tell you something. As a City Council you have got to be honest with yourself and
suggest what is realistic and what is not.
- In regards to the Restaurants that the City Council and the Builder are looking at putting in at this new
development for Avienda, we would strongly suggest that you look at actual restaurants, and not fast food
chains. We have more than enough fast food chains within our Chanhassen community. Please look at some of
the key,top restaurants that would make our new development of Avienda a little different and even more so
updated. As I mentioned we have enough McDonalds' and fast food places within our Chanhassen community,
so please do not add those to the new development of Avienda.
- The other thing pertaining to Apartments/Condo's or Business Buildings, is that we somewhat have a concern in
regards to how high these buildings might end up being. We would definitely prefer these buildings to stay on
the definite lower side of things, and not where we have buildings which might be say 6 to 20 stories high.
Again, when putting the specs in for this new development of Avienda,you need to always keep the current
homeowner's or developments in mind. We don't need sky scrapper buildings put within this new development,
keep in mind in the end, how is it going to affect the existing developments and/or homeowner's.
Kate,we would greatly appreciate it if you would please pass on our current thoughts and concerns to the rest of the
City Council members for this new proposed development for Avienda. We hope that the City Council takes our
thoughts and concerns into serious consideration, especially since we live right by this new proposed development for
Avienda. We would love to attend any of the upcoming meetings for this new proposed development. I have provided
our names and phone number listed below.
Thank you ^'
Best regards,
Lori and Corey Hothan
952.368.0559
Y PC DATE: November 1, 2016
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1011 CITY OF CHANHASSEN CC DATE: November 28, 2016
REVIEW DEADLINE: November 29, 2016
9 g p S CASE #2016-25
BY: KA
PROPOSED ACTION:
The Planning Commission provide observations and feedback to the City Council on the
Concept Planned Unit Development.
PROPOSAL: Conceptual Mixed-Use Planned Unit Development(PUD)of 6 parcels on
approximately 118 acres of land.
LOCATION: Southwest corner of Powers Boulevard and Lyman Boulevard
APPLICANT: Landform Professional Services LLC
105 South Fifth Ave Suite 513
Minneapolis, MN 55330
PRESENT ZONING: A-2 Agricultural Estate
2030 LAND USE PLAN: Office, Regional Commercial, and Medium Density Residential
ACREAGE: Approximately 118 acres DENSITY: N/A
SUMMARY OF REQUEST: The developer is requesting conceptual review to consider
rezoning from Agricultural Estate to Planned Unit Development Regional Commercial.
LEVEL OF CITY DISCRETION IN DECISION MAKING:
The Planning Commission is providing the City Council with comments and direction on the
Concept Planned Unit Development.
PROPOSAL/SUMMARY
The applicant is requesting a general concept plan review for a Planned Unit Development
(PUD). The site is currently zoned Agricultural Estate(A-2). With the adoption of the 2030
Comprehensive Plan in 2008, the City Council guided the property west of Powers Boulevard for
either Office or Commercial. With the update of the 2030 Comprehensive Plan, the city
considered two land use options for the subject properties: Office or Regional Commercial. The
dual guiding allows the City Council to review the application for Regional Commercial to
ensure it furthers the city's vision as stated in the Comprehensive Plan and Zoning Ordinance.
The 1.66-acre parcel located east of Powers Boulevard is zoned Agricultural Estate and is guided
Medium Density Residential. The applicant has not proposed development plans for this parcel
at this time. A Comprehensive Plan Amendment is necessary for any action to change the land
use.
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 2 of 37
The use of the PUD zoning also allows for greater specificity in the types,location and sizes of uses.
The city has the expectation that the development plan will result in a significantly higher quality
and more sensitive proposal than would be the case with the other,more standard zoning districts.
It is the applicant's responsibility to demonstrate that the city's expectations are to be realized as
evaluated by the city's goals and policies(see Attachment#11 —2007 Community Survey questions
asked regarding a regional mall).
HISTORY OF THE SITE
A Concept PUD for a Regional Commercial zoning was approved by Planning Commission and the
City Council in 2015. That application included 70 acres,this application is for 118 acres. The City
Council did authorize the update of the AUAR(Alternative urban Areawide Review). The update
was never executed. The development of the 118 acres in now under a new LLC and will be
included in the AUAR.
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Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 3 of 37
Parcel and Site Information
Parcel ID Taxpayer Acreage Land Use Current Zoning
250230500 Level Development Inc. 22.89 Office or Commercial A-2 Agricultural Estate
1.66 Medium Density A-2 Agricultural Estate
250230300 Level 7 Development Inc. 54.07 Office or Commercial A-2 Agricultural Estate
250230410 Level 7 Development Inc. 20 Office or Commercial A-2 Agricultural Estate
250230430 Level 7 Development Inc. 16 Office or Commercial A-2 Agricultural Estate
250230420 Level 7 Development Inc. 4 Office or Commercial A-2 Agricultural Estate
Total 118.62
Concept Provided by Level 7 Development, LLC
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Planning Commission
Regional Commercial Concept Planned Unit Development-Planning Case 2016-25
November 1, 2016
Page 4 of 37
Development Data
Gross Net
Section Area Developable Building Area Parking Units!
(Acres) Area (S.F.) Stalls Beds
(Acres)
0 9.93 9.55 108,000 573
0 1.33 1.33 7,000 99
Legend / 9.01 8.57 93,000 128 312
9.56 6.32 68,000 n!a 72
5.33 2.97 50,000 197
1,51 Fuhre Traffic Signal
L c 2.58 2.58 30,000 191
AExisting Traffic Signa' 0 3.38 3.38 33,000 249
C.% 3.27 3.27 60,000 259
C) Stall Count
C) 1.86 1.63 6,500 115
J
1 RAI c Right Of Way 0 1.57 1.20 6,500 96
0 Pondng C 2.04 1.64 6,500 119
I 1.83 1.83 7,000 104
Preservation 0C) 26.70 26.70 254,500 1364
177 Wetland and Buffer G 2.45 2.45 25,000 138 150
I I Regional Commercial 0 2.58 1.91 25,000 115 100
Office G 3.45 3.02 40,000 108 92
0 11.04 0.00 rite n/a
High Density Residential
0 15.88 0.00 nia n/a
n Medium Density Resident al Total 113.79 78.35 820,000 3,855 726
The development plans describe the land use designations, but has not identified any specific uses.
Staff has commented on this in the Market Study section.
BACKGROUND
2030 Comprehensive Plan (verbatim language)
VISION
The land use change to either Office or Regional Commercial District as a part of the 2030
Comprehensive Plan was based on the city's vision for a lifestyle center. The Comprehensive
Plan states:
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 5 of 37
2.7.4 Regional/Lifestyle Center Commercial
"Definition/Vision: 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 corner of
Powers and Lyman Boulevards to accommodate this use."
ANALYSIS OF APPLICATION FOR REGIONAL COMMERCIAL
In 2009 the city adopted standards and guidelines for a regional/lifestyle center commercial
planned unit development.
ZONING DISTRICT
The RC Zoning District is found in the PUD District.
Sec. 20-509. - Standards and guidelines for regional/lifestyle center commercial planned
unit developments.
(a) Intent.
(1) The use of planned unit developments for regional/lifestyle center commercial
purposes should result in a reasonable and verifiable exchange between the city
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 6 of 37
and the developer. This district is intended to provide for the development of
regional and community scale integrated retail, office, business services,personal
services and services to the traveling public near freeway interchanges. It shall
strive to create a self-sustaining pattern of land uses with cultural, employment,
entertainment, housing, shopping and social components.
(2) The regional/lifestyle center commercial district 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. It shall be designed to serve pedestrian and mass
transit users as well as automobile traffic. Centers of this type, generally,have at least
two major retail anchors and are characterized by the diversity of mixed retail and
service uses. Uses within this district should complement existing retail users in
the other commercial districts.
(3) 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,but shall avoid monotony in design and visual appearance. Vehicle and
pedestrian access is coordinated and logically linked to provide a comprehensive
circulation system.
(b) Minimum lot size: 10,000 square feet
(c) Minimum lot width at building setback: 100 feet.
(d) Minimum lot depth: 100 feet.
(e) Minimum setbacks: Building setbacks are also a function of the building height. As a
building's height increases above 35 feet, the front, rear and project perimeter setback shall
increase on a one-to-one basis. The increased setback shall only apply to that portion of the
building that exceeds 35 feet, e.g., a 40-foot tall building would be set back ten feet(front
or rear) at that point where the building height equals 40 feet. A building height may step
back, providing the setback/building height ratio is maintained.
(1) PUD exterior: 30 feet. The 30-foot PUD exterior setback may be changed, increased
or decreased,by the city council as part of the approval process when it is
demonstrated that environmental protection or development design will be enhanced.
Building setbacks adjacent to exterior development lot lines abutting an area
designated for residential use in the comprehensive plan shall be 50 feet, unless unique
circumstances are found which would allow the city to reduce the setback requirement.
(2) Front yard: 5 feet.
Planning Commission
Regional Commercial Concept Planned Unit Development–Planning Case 2016-25
November 1, 2016
Page 7 of 37
(3) Rear yard: 5 feet.
(4) Side yard: 0.
(5) Parking:
(6)
Setbacks (feet):
Front: 10
Side: 10
Rear: 10
(7) Parking setback exemptions:
a. There is no minimum parking setback when it abuts, without being separated by a
street, another off-street parking area.
b. Parking along public streets shall provide an appropriate transition, which shall
incorporate such elements as landscaping, decorative fencing,public art,berming,
etc.
c. Parking setbacks adjacent to exterior development lot lines abutting an area
designated for residential use in the comprehensive plan shall be 50 feet unless
unique circumstances are found which would allow the city to reduce the setback
requirement. Unique circumstances include site elevation, separation by natural
features such as wetlands or stands of mature trees or substantial visual screening
through berming and landscaping.
(8) Parking standards shall comply with City Code for type and location.
(f) Maximum building height:
Commercial—retail 2 stories
Commercial—services 3 stories
Office 5 stories
Residential 5 stories
(g) Protection and preservation of natural features. The applicant must demonstrate that the
flexibility provided by the PUD is used to protect and preserve natural features such as tree
stands, wetlands, ponds and scenic views. These areas are to be permanently protected as
public or private tracts or protected by permanently recorded easements.
(h) Landscaping plan. An overall landscaping plan is required. The plan shall contain the
following:
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 8 of 37
(1) Boulevard plantings. Located in front yards shall require a mix of over-story trees and
other plantings consistent with the site. Landscaped berms shall be provided to screen
the site from major roadways, railroads and less intensive land uses. In place of mass
grading for building pads and roads, stone or decorative blocks retaining walls shall be
employed as required to preserve mature trees and the site's natural topography.
(2) Exterior landscaping and double fronted lots. Landscaped beans shall be provided to
buffer the site and lots from major roadways, railroads, and less intensive uses. Similar
measures shall be provided for double-fronted lots. Where necessary to accommodate
this landscaping, additional lot depth may be required.
(3) Foundation and yard plantings. A minimum budget or plan for foundation plants shall
be established and approved by the city. As each parcel is developed in the PUD, the
builder shall be required to install plant materials meeting or exceeding the required
budget or prior to issuance of certificate of occupancy or provide financial guarantees
acceptable to the city.
(4) Tree preservation. Tree preservation is a primary goal of the PUD. A detailed tree
survey should be prepared during the design of the PUD and the plans should be
developed to maximize tree preservation.
(i) Architectural standards. The applicant should demonstrate that the PUD will provide for a
high level of architectural design and building materials. While this requirement is not
intended to minimize design flexibility, a set of architectural standards should be prepared
for city approval. The primary purpose of this section is to assure the city that high quality
design will be employed and that home construction can take place without variances or
impact to adjoining lots. The PUD agreement should include the following:
(1) Standards for exterior architectural treatments;
(2) Streetscape requirements:
a. Every building shall incorporate a streetscape,public realm space between the
building and the roadway. The use of canopies, awnings or arcades is encouraged
in these interfaces.
b. Outdoor seating areas must be in a controlled or cordoned area with at least one
access to an acceptable pedestrian walk. Seating areas may be shared by multiple
uses. When a liquor license is involved, an enclosure is required around the
outdoor seating area and the enclosure shall not be interrupted; access to such
seating area must be through the principle building. Outdoor seating areas must be
located and designed so as not to interfere with pedestrian and vehicular
circulation.
c. Streetscape elements shall include: Landscaping, lighting and street furniture such as
benches, bus shelters, kiosks, planters,public art, tables and chairs, etc.
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 9 of 37
To receive the Regional Commercial PUD zoning, the ordinance requires that the property be
under one owner control and be developed under a PUD. The developer is required to
demonstrate that they are meeting the vision of the 2030 Comprehensive Plan as well as the
intent of the zoning district. (Section 20-505)
Concept PUD—What is required?
Chapter 20 - Zoning, Article VIII.—Planned Unit Development District, Division 2.—
Procedures
Sec. 20-517.- General concept plan.
(a) In order to receive guidance in the design of a PUD prior to submission of a formal
application, an applicant may submit a concept plan for review and comment by the
planning commission and city council. Submission of a concept plan is optional but is
highly recommended for large PUDs. In order for the review to be of most help to the
applicant, the concept plan should contain such specific information as is suggested by the
city. Generally, this information should include the following information appropriate to
the type of development, e.g., commercial, industrial or residential:
(1) Approximate building areas,pedestrian ways and road locations;
(2) Height,bulk and square footage of buildings;
(3) Type, number or square footage or intensities of specific land uses;
(4) Number of dwelling units;
(5) Generalized development plan showing areas to be developed or preserved; and
(6) Staging and timing of the development.
(b) The tentative written consent of all property owners within the proposed PUD shall be
filed with the city before the staff commences review. Approval of the concept statement
shall not obligate the city to approve the final plan or any part thereof or to rezone the
property to a planned unit development district.
(c) The final acceptance of land uses is subject to the following procedures:
(1) The developer meets with city staff to discuss the proposed developments.
(2) The applicant shall file the concept stage application and concept plan, together with
all supporting data.
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 10of37
(3) The planning commission shall conduct a hearing and make recommendations to the
City Council. Notice of the hearing shall consist of a legal property description,
description of request, and be published in the official newspaper at least ten days prior
to the hearing. Written notification of the hearing shall be mailed at least ten days prior
thereto to owners of land within 500 feet of the boundary of the property and an on-site
notification sign erected.
(4) Following the receipt of the report and recommendations from the planning
commission, the city council shall consider and comment on the concept plan.
The PUD process provides an opportunity to receive clear direction from Planning
Commission, City Council and residents of Chanhassen. The city's expectation is that the
proposed development will be of higher quality and create a sense of place and identity for the
community. The development shall provide regional and community scale including retail,
office, and service uses that complement existing commercial uses in the downtown and
provide shopping opportunities not currently located in the community. The development
must also be sensitive to environmental features on site including topography, vegetation,
wetlands and scenic views. Finally, the project should have appropriate transitions between
uses.
One of the comments of the Concept PUD review will be an update to the Alternative Urban
Areawide Review (AUAR) which was done in 2003. The traffic component will be one of the
most critical elements that needs to be updated. The amount of traffic being generated and the
impacts to the surrounding transportation system will need to be examined. The traffic study
and its impacts may affect the land use recommendations. In order to best determine the
intensity of development for the AUAR, staff is recommending that the applicant proceed to
the PUD development stage(per City Code Section 20-508). This stage requires submittal of
a preliminary plat and fees. After review of the development stage, a condition of final
approval will be completion of the update to the AUAR.
RETAIL MARKET STUDY
In June 2014,the McComb Group, Ltd. completed a Trade Area Demographic, Characteristic and
Sales Potential for the Chan-212 area. The executive summary comments include, "Chan-212 trade
area's many economic attributes,population, and upper income households provide support for
retail stores,restaurants and key services."
The developer had not disclosed his specific uses with this application,but based on the marketing
study it is apparent a grocery store/supermarket is a potential use. In a previous meeting with staff,
the developer indicated that:
• The Shopping Goods Store Type—categorized as clothing and accessories, furniture,home
furnishings, electronics, sporting goods,hobby and music is significantly underrepresented
in the project's primary trade area and the sales of this merchandise category from the
primary trade area are being captured in other distant trade areas.
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 11 of 37
• The Chanhassen trade area is growing and creating additional sales potential for grocery
stores. In addition,the Chanhassen"outflow grocery sales"are higher than normal. This
suggests that trade area residents may be dissatisfied with existing grocery shopping options.
The study indicated the ability of the trade area to support a new grocery store in excess of
90,000 square feet without creating hardship for existing grocery retailers.
In addition,other potential uses include warehouse clubs and supercenters,building supply and
home centers.
(Staff report continued on the next page)
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 12 of 37
The Convenience Goods trade area, shown on Map 5, includes Chanhassen, Chaska, and
portions of Eden Prairie, Shakopee, Carver, Victoria, Shorewood, Minnetonka, and Excelsior,
along with portions of Jackson, Louisville, Dahlgren, and Laketown Townships. This trade area
extends north to Lake Minnetonka, east to Highway 212 and I-494, south to Highway 41 in
Shakopee, and west to Laketown Road in Laketown Township. The Convenience Goods trade
area covers approximately 88 square miles centered on Chanhassen.
Map 5
CHAN-212 CONVENIENCE GOODS TRADE AREA
-- W Irhf.ni 1 Irl..a ly.:
t .r alitsrR.elwh •1J--. ry1��I r-•6tiA r' r • _ .1 ,a, -'� r" i 'f 5 7fj�r :34,:
i tAh
.r,Wf r4.1xrh oar,
} ;Lt - • 1 ill'IJ 11'. ..
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el it.
tilaori tirSim eti j
UVd 71?5ti _ , 'r
r .
Source: ScaniUS,Inc. and McComb Group,Ltd.
(Staff report continued on the next page)
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 13 of 37
The Shopping Goods trade area covers the southwest Metropolitan Area, as shown on Map 6,
extending 60 miles west and encompassing over 2,100 square miles. General boundaries are six
miles north of Highway 7, east to Highway 100 in Bloomington/Edina, south to Highway 22 just
south of LeSueur, and west five miles from Highway 4 in Hector.
Map 6
CHAN-212 SHOPPING GOODS TRADE AREA
ST N.{►v. C1 :�.o rr,•, 1f1
tItAfitial
'P's Cckac errs# f
1rrP �a�: +t,`
' ",06 (.47,PIrI•: GPrqa,x,y',a • 1'n
tblchlnVal _gki gigot P"
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SYAGfIN) .•1 t,t
5410; Chai14� I
Lianotri
i crot Ftat►) Cebpnc �ifYQr Dee`
hk-li7r '.ar-t=:r ikc.•WIl�a, It.m�t�,,ryM WAIN;1., Colla
J010111 to Fcrrt•IncnT.1
/usingt�n Via' 110Lr
itarlob I r e Po her Nlrker
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t ,• �
Frill
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Thad'fin. le
le C9tK'fY
'tc+tFliat RicemM _
Source: ScanJUS,Inc.and McComb Group, Ltd.
(Staff report continued on the next page)
Planning Commission
Regional Commercial Concept Planned Unit Development-Planning Case 2016-25
November 1, 2016
Page 14 of 37
Table 28
CHAN-212 POTENTIAL GROSS
LEASABLE AREA
Gross Leasable Area
Store Category Low High
•
Convenience Goods 105,000 135,000
Shopping Goods
Anchor Stores 120,000 220,000
Junior Anchors 220,000 315,000
Inline Stores 110,000 180,000
Subtotal 450,000 715,000
Food Service
Restaurants 20,000 30,000
Fast Food 15,000 20,000
Subtotal 35,000 50,000
Services 20,000 30,000
Destination Stores
Health Club 50,000 60,000
Home Center 115,000 115,000
Cinema 50,000 60,000
Subtotal 215,000 235,000
TOTAL 825,000 1,165,000
Source: McComb Group,Ltd
Shopping goods retailers are stores where comparison shopping is a common part of the
shopping trip. Department stores typically anchor these shopping centers. Potential anchor store
GLA ranges from 120,000 square feet to 220,000 square feet (This would be in total square feet
not building foot print). Junior anchor retailers are various size stores, ranging in size from
10,000 square feet to 50,000 square feet, also adding to the center's drawing power. Junior
anchor GLA could range from 220,000 square feet to 315,000 square feet. Inline, small store
tenants could range from 110,000 square feet to 180,000 square feet. Total shopping goods
stores could range from 450,000 square feet to 715,000 square feet.
Food service establishments are expected to range from 35,000 square feet to 50,000 square feet.
Services of various types could range from 20,000 square feet to 30,000 square feet.
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 15 of 37
Destination retailers like health clubs,home centers, and cinemas, could total 215,000 square
feet to 235,000 square feet if all three are located at Chan-212.
It is possible that not all the anticipated potential tenants will locate at Chan-212 indicating that
the shopping center is likely to be between 800,000 square feet and 1,000,000 square feet.
Source: McComb Group, Ltd.
*See Attachment#7—"Sales Potential and Supportable GLA" for more specifics on uses and
square footage.
Planning Departments Comments
When the city was considering the land use change on the site in 2006-07,there was much
discussion about this area having uses different from the downtown. The downtown area is
intended to be the uses that meet the daily needs of residents,and the regional mall site was
envisioned to be those uses that would be more of a comparison shopping that would serve a
regional market including:
Goods and Services Examples
• Entertainment
• Department Store
• Comparison Shopping
• Specialty Retail/Boutique
• Restaurants
• Hotels
• Residential
In lieu of any descriptions of this information, staff has the following comments based on a
Commercial/Regional Retail Development Diagram (see Attachment#13) showing building
areas, type, number, square footage or intensities of specific land uses.
1. A pattern of buildings and uses that might be oriented around a central public promenade,
street, or public space of some sort, and when looked at together form a"regional"
commercial destination. Given the land area available in Chanhassen(100+acres), and in
understanding the market, this concept would not necessarily be seen as a"dale"type of
shopping center,but possibly more like a"Shoppes at Arbor Lake,"or the new outlet center
in Eagan(paragon outlets/Eagan outlets) off of 77 and 13, or the Woodbury Lakes
Development.
2. Such a center might include a collection of buildings with footprints ranging from as small as
a 3,000 to 5,000 square-foot restaurant to a 100,000 square-foot multi-tenant building.
Anchors might be more in the 35,000 to 75,000 square-foot range (i.e. JC Penney, Kohl's,
Sears, Dick's Sporting Goods, Gander Mountain, Cabela's etc.). A more likely scenario
would be the smaller restaurant users or supporting commercial users in the 3,000 to 10,000
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 16 of 37
square-foot range with individual spaces within a larger building,but maintaining individual
entrances facing the public space,promenade,plaza, or street.
3. Mixing in entertainment, hotel, and to a degree some residential uses could allow for shared
parking. This assumes that people come to this area for the experience and that they park
once and visit many locations; as opposed to more convenience retail where people are only
coming to this store for a quick shopping visit(i.e. discount retailers, pharmacy, grocery,
hardware,building materials etc.).
Based on the lack of specificity in the types and sizes of uses, staff is recommending a list of
permitted and prohibited uses consistent with the Comprehensive Plan(see recommendation for
use and square footage below).
The applicant will be required to create a PUD district with a list of specific uses. Staff is has
provided recommendations for uses base on the in intent of the RC Zoning District Sec. 20-509.
Again the intent of this district:
• The use of planned unit developments for regional/lifestyle center commercial purposes
should result in a reasonable and verifiable exchange between the city and the developer.
This district is intended to provide for the development of regional and community scale
integrated retail, office, business services, personal services and services to the traveling
public near freeway interchanges.
• The regional/lifestyle center commercial district is a mixed commercial district with
retail and entertainment uses of a scale and function that serves a regional market.
• Uses within this district should complement existing retail users in the other
commercial districts.
(Staff report continued on the next page)
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 17 of 37
Recommendation for Use and Square Footage
Square Footage Square Footage
USE Merchandise Category SIC Code Tenant(minimum) Tenant(maximum)
Convenience Goods
Specialty Food Stores: bakeries,candy, dairy, 542, 543,
deli, fruits&vegetables,meat&fish,nut& 544, 545,
confectionary 546 and 549 700 18,000
Food Service: restaurants, eating and drinking,no
drive thru 581 and 582 200 10,000
Other: drug,florist, liquor,miscellaneous, 5912, 5921,
newsstand, optical and tobacco 599 700
Specialty Grocery 541 10,000 25,000
Shopping Goods
General department store 5311 90,000 150,000
Apparel&Accessories: clothing and shoes 56 900 28,000
Furniture&Home Furnishings 571 1,200 37,000
Electronics&Appliances 572 &573 900 26,000
5941, 5942,
5943, 5944,
Other: art,book,camera,cosmetic, game, gift, 5945, 5946,
hobby,jewelry, leather, luggage,novelty,pet, 5947, 5948,
photography, sewing, souvenir,sporting goods 5949 and
and stationary 5999 600 45,000
Services
Personal: adult care,miscellaneous,photography, 722, 729
tax preparation,veterinary and 835 900 8,000
Personal: salons and spas 723 and 724 900 8,000
Recreation: clubs and spas 7991 1,400 33,000
801, 802,
803, 804
Health care: clinics and offices and 809 900 60,000
61, 62,63,
651, 653,
654, 67,73,
87 (not
Offices: professional services 8734) 200 60,000
Theater: motion and theatrical 783 and 792 1,300 50,000
Hotel(250 rooms) 701 5,000 65,000
Bank and financial institutions 60 900 20,000
Residential
To be determined with PUD, assume 550 units of
high and medium density
TOTAL 116,700 643,000
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 18 of 37
Prohibited Uses SIC Code
Automobile, Boat, Recreational
Vehicles, Motorcycle and Truck,
Mobile Home dealers and Suppilies 527, 55, 751
Automotive Repair and Services 76
521, 523, 525,
Building Materials & 526
Car wash 754
Convenience store with gas 5411, 5541
Day Care 835
Discount Store 533
Dry cleaning 721
Elementary and secondary schools,
public or private 82
Fast Food Restaurant with drive thru 5812
Gas Station 5541
Grocery Stores 5411
Hardware 5251
Hospitals 805, 806
Liquor Store 592
Membership organizations 86
Motor vehicle repair and parts 76
Nursing Homes 805
Residential Care facilities 805, 836
Supermarkets 5411
Theater
Warehouse Club 533
Wholesalers 51
Engineering Comments
The concept plan includes the extension of Bluff Creek Boulevard from its current terminus to
Powers Boulevard. Bluff Creek Boulevard is a Municipal State Aid Route therefore the
design is subject to review and approval of MNDOT's State Aid Office. The roadways
should be aligned to encourage traffic to use Bluff Creek Boulevard for the development. The
roadway however should be designed to discourage cut-through traffic to Audubon Road or
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 19 of 37
Pioneer Trail. The plan shall include a connection to the existing stub street on the northwest
corner of the area to the single-family development to the west(Mills Drive) and a connection to
the existing emergency exit within the Camden Ridge single-family development to the south.
An internal public road that loops through the development is proposed.
The plan includes a roundabout on Bluff Creek Boulevard just west of Powers Boulevard. A
public loop road-Avienda Parkway- is proposed on the north side of the Bluff Creek Boulevard
extension to provide access to the retail, office and medium-density residential uses. Another
roundabout or some other traffic calming feature on Bluff Creek Boulevard should be considered
at the western intersection of Bluff Creek Boulevard and Avienda Parkway as a demarcation
between the Avienda mixed use development and the existing residential uses to the west.
A full access is proposed at Lyman Boulevard and aligns with Sunset Trail to the north. The
AUAR update will examine this intersection and include recommendations evaluate if the
intersection meets signal warrants. The AUAR will also look at pedestrian movements at this
intersection to see if an enhanced pedestrian crossing is warranted if a signal is not.
(Staff report continued on the next page)
Planning Commission
Regional Commercial Concept Planned Unit Development-Planning Case 2016-25
November 1, 2016
Page 20 of 37
Public street t J
�_ iL
connection to _ _ �' I11.Wi ECM EVAxr
(
, a,
Mills Drive tN :, —
required. to_e(,. F ' ,
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'
�sf` GOC. II z1J obi J
- Possible roundabout to demarcate
between the proposed mixed use �.
development from the existing Connect to 1,
residential uses to the west. existing fire lane
______/ to the south.
i
As part of the AUAR update the developer shall complete a traffic study based on the proposed
land uses. The study shall include the following:
• Updated current and 20-year projected traffic volumes
• Analysis of turning movements
• Level of service analysis, including recommendations for improvements should the
projected level of service fall below the acceptable level
• Analysis of existing and proposed turn lanes to the development and recommendations
for stacking lengths and signalization warrants
• Analysis of potential cut-through traffic on Bluff Creek Boulevard/Bluff Creek Drive to
the west of the site.
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 21 of 37
Based on the existing elevations where the development improvements connect to Powers
Boulevard, Lyman Boulevard, Bluff Creek Boulevard and Mills Drive the developer will have
unique opportunities to utilize the grade differences to enhance the development, such as walkout
medium density units and preservation of the majority of the wetland complex at Powers
Boulevard/Bluff Creek Boulevard intersection.
The water main proposed for the developed shall be modeled to confirm the sizing is adequate
for peak use and fire flows.
Water Resources Comments
Wetland Protection
The final updated delineation reveals eight(8)wetland basins covering 6.15 acres of land. One
wetland, WL9 received an agricultural exemption. Wetland 1 and 2 were found by the Technical
Evaluation Panel to be hydrologically connected and,therefore,the applicant's consultant was
required to revise the boundary as shown in purple on the following exhibit from Kjolhaug
Environmental Services. The city is still awaiting the GIS compatible, georeferenced shapefiles
for final approval of the delineated boundary.
Chanhassen City Code enumerates ten purposes for the Wetland Protection ordinance. Among
these ten is the restriction and mitigation of the harmful effects of development on wetlands. All
activities within the city shall be governed by the MN Wetland Conservation Act.
Minnesota Wetland Conservation Act
Under Minnesota State Law and Chanhassen City Code §20-402 through 20-421 wetland
impacts should be avoided were feasible to do so. This proposal makes little effort to avoid
wetland impacts on the site. As shown in the conceptual plan for the site, all but one of the
basins will be filled in their entirety for a total direct wetland impact of 5.57 acres. The
remaining wetland, a low quality Type 1 basin, dominated entirely by reed canary grass, would
have a high probability of secondary impact as the concept plan routes surface water runoff away
from the remaining wetland.
The Minnesota Wetland Conservation Act was passed in 1991 (MN Statute 103A and MN Rule
Chapter 8420)with the purpose of;
• achieving"no net loss in the quantity, quality, and biological diversity of Minnesota's
existing wetlands";
• increasing"the quantity, quality, and biological diversity of Minnesota's wetlands by
restoring or enhancing diminished wetlands";
• avoiding "direct or indirect impacts from activities that destroy or diminish the quantity,
quality, and biological diversity of wetlands;" and
• replacing "wetland values where avoidance is not feasible and prudent."
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 22 of 37
It is very important to note that MN Rules part 8420.520. Subpart 3.0 (2) clearly defines what is
"feasible and prudent"as follows.
"An alternative is considered feasible and prudent if it meets all of the following requirements:
(a) it is capable of being done from an engineering point of view;
(b) it is in accordance with accepted engineering standards and practices;
(c) it is consistent with reasonable requirements of the public health, safety, and welfare;
(d) it is an environmentally preferable alternative based upon a review of social, economic,
and environmental impacts; and
(e) it would create no truly unusual problems."
That subpart goes on to describe the city's obligations under when reviewing avoidance
alternatives.
"(3) The local government unit must consider the following in avoidance alternatives as
applicable:
(a) whether the basic project purpose can be reasonably accomplished using one or more other sites
in the same general area that would avoid wetland impacts....
(b) The general suitability of the project site and alternate sites considered by the applicant to achieve
the purpose of the project;
(c) Whether reasonable modification of the size, scope,configuration or density of the project would
avoid impacts to wetlands;
(d) Efforts by the applicant to accommodate or remove constraints on alternatives imposed by zoning
standards or infrastructure, including requests for conditional use permits,variances, or planned
unit developments;
(e) The physical, economic, and demographic requirements of the project. Economics alone do not
make an alternative not feasible and prudent; and
(f) The amount,distribution,condition,and public value of wetlands and associated resources to be
affected by the project and the potential for direct and indirect effects over time.
(4) If the local government unit determines that a feasible and prudent alternative exists that
would avoid impacts to wetlands, it must deny the replacement plan.
If it is determined that there is no feasible and prudent alternative that would avoid impacts as
described above, then Chanhassen must determine if the applicant has demonstrated that they
have minimized impacts to the wetlands. The minimization follows the same basic rigor and
review as described for avoidance.
Further augmenting the "feasible and prudent alternatives" case is that the original AUAR
showed three concepts that significantly minimized wetland impacts on the site. (See page 3 of
the Avienda Concept Submittal packet.) The two higher quality wetlands were, in particular,
saved from impacts. A memorandum from Ben Meyer of the Minnesota Board of Soil and
Water Resources, dated 10/19/16 and attached, echoes these concerns.
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 23 of 37
Section 404 of the Federal Clean Water Act
The U.S. Army Corps of Engineers will likely have authority over some of the wetland on the
subject properties. While the Joint Notification Application allows for concurrent review
processes, the U.S. Army Corps of Engineers issues their own permit with their own criteria.
Approval from the City as the LGU responsible for administration of the Wetland Conservation
Act does not translate directly into federal approval.
Section 401 of the Federal Clean Water Act
The Minnesota Pollution Control Agency must review and determine that any fill placement is
compliant with the state water quality standards. The wetland on the subject property drain to
either Lake Susan or into Bluff Creek. Both of these water bodies are impaired.
(Staff report continued on the next page)
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 24 of 37
--
MM!. .--.4-;*, T L6 _ ..
_ F 0.74 ac ; � I
t �. t' ; 1' r
MI r.
414'
trl 0.69 act, x. ,��� I r „
1 ` • --J Previously,Dralned;, . -f 4WL2i/f 1 t,
'14- Not Present ' s *2.33 act,
, 3
.�.����� tWL8 1-
?ji1— , WL112' .~�~,i 0.08 ac .. , _ .
11,1 0719 ac �.•-. ;- , 1
V�3 • 441;00• VVL7 `1, --
, ill° - 0.65 ac :_ •.
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y
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`, . t WL4
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,
Y ll
1
t 1 Legend
?4'r�l•- O Project Boundary
r I •:
• '•- ,7 1a . Ej 2015 KES Wetland Revisions
. ' 2014 Sambatek Wetland Boundary
2014 Boundary Wetland 6
I ♦ , • .ii �0 Drainageway
,t
i •:' �Calvert
tt �44. /
fir,
Figure 2 - Existing Conditions (2013 Carve Photograph)
N 0 500 The District at Vincent Ridge(KES 2015-013)
; II Feet
- Chanhassen,Minnesota
. r Note:Boundaries indicated
KJOLHAUC on this figure are approximate
°'� F VVIRONMENTAI.SERVICES COMPANY and do not constitute an
�"`'�'�� ‘ official sur eyproduct.
+.......v Sou me:MnGeo,SSRI Imagery Basenap
Figure 1 -Updated wetland delineation including additional areas in purple.
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 25 of 37
Mitigation for Approved Wetland Impacts
Just as there are sequencing requirements for wetland impacts, there are also sequencing
requirements for wetland replacement(mitigation). Section 20-416 (b) (3) of Chanhassen City
Code describes where mitigation can occur. These are, in descending order of preference;
1. On-site
2. Locally within the same sub-watershed elsewhere in the city;
3. Off-site within the same major watershed or through the purchase of wetland credits.
Minnesota Rules 8420.0522 sets out the replacement standards if it is determined that the
impacts are unavoidable or cannot be restored over time. The replacement wetland(s)must
replace the public value of wetlands lost. One of the functions some of the wetlands serve on the
subject property have to do with flow augmentation and/or amelioration within Bluff Creek. It
will be important that any impacts deemed unavoidable are mitigated for within the Bluff Creek
watershed. The minimum replacement ratio will be 2:1 if the replacement is "in-kind" and
within the same watershed or 2.5:1 if the replacement is "out-of-kind" or outside the watershed.
Given the impaired status of the downstream receiving waters, any approved unavoidable
wetland impacts should be mitigated in the same minor watershed. Subpart 7 of the same section
of Minnesota Rules sets requirements for the siting of replacement wetlands as follows in
descending order of preference:
1. In the same minor watershed as the impacted wetland;
2. In the same major watershed as the impacted wetland;
3. In the same county as the impacted wetland;
4. If replaced through banking, then in the same wetland bank service area; or
5. In an adjacent bank service area provided it is also a less than 50%wetlands remaining
bank service area.
The Federal Clean Water Act also has mitigation requirements. Generally, replacement wetland
meeting the above will satisfy the Section 404 requirements although this is not always the case.
It will be the applicant's responsibility to assure that they meet the Section 404 requirements.
The applicant needs to show an adequate sequencing argument for the extent of the proposed
impacts.
Water Quality Protection
This site drains to one of two water bodies (see figure 2). Generally, the northeast portion flows
to Lake Susan which has an impairment for excessive nutrients. The remainder of the site drains
to Bluff Creek which has a turbidity impairment and an impairment for indices of biological
integrity. Any stormwater management plan must consider these impairments as both are within
one-mile of the site.
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 26 of 37
NPDES Construction Permit
This development will be subject to the rules of the General Permit Authorization to Discharge
Stormwater Associated with Construction Activity Under the National Pollution Discharge
Elimination System/State Disposal System Program (NPDES Construction Permit) issued
August 1, 2013. This permit requires that the permittee manages the stormwater such that during
project construction and upon completion there is no violation of state water quality standards.
Part III.D states:
Where a project's ultimate development replaces vegetation and/or other pervious surfaces with
one (1) or more acres of cumulative impervious surface, the Permittee(s) must design the project
so that the water quality volume of one (1) inch of runofffrom the new impervious surfaces
created by the project is retained on site (i.e. infiltration or other volume reduction practices)
and not discharged to a surface water. For purposes of this part, surface waters does not include
man-made drainage systems that convey stormwater to a compliant permanent stormwater
management system.
For those projects where infiltration is prohibited(see Part 111.D.1.1), the Permittee(s)shall
consider other methods of volume reduction and the water quality volume (or remainder of the
water quality volume if some volume reduction is achieved) must be treated by a wet
sedimentation basin,filtration system, regional ponding or equivalent methods prior to the
discharge of stormwater to surface waters.
NPDES MS4 Permit
Chanhassen is permitted to discharge stormwater under the General Permit Authorization to
Discharge Stormwater Associated with Small Municipal Storm Sewer Systems Under the
National Pollution Discharge Elimination System/State Disposal System Program (MS4) issued
August 1, 2013. The MS4 permit requires Chanhassen, as a permittee, to develop a post-
construction stormwater management program. This program must give the highest preference
to "Green Infrastructure"practices such as conservation design, infiltration and reuse. New
development must result in no net increase from pre-project conditions of stormwater volume,
stormwater discharge of total suspended solids and total phosphorus.
Riley Purgatory Bluff Creek Watershed District Rule J
Rule J requires that the 1.1 inches of runoff from impervious surface of a parcel must be
abstracted on-site. In addition, the stormwater management must achieve 60%removal of total
phosphorus and 90%removal of TSS on an annual basis.
These removals are consistent with the National Urban Runoff Program (NURP)
recommendations and the volume is consistent with the NPDES permit requirements.
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 27 of 37
Planned Unit Development District
Section 20-501 lists 9 elements which are to be included in a planned unit development. These
elements are consistent with low impact design (LID) and better site design practices. The
preservation of significant ecological resources and open space is a primary reason for allowing
the use of PUD. The first three speak directly to this goal:
(1)Preservation of desirable site characteristics and open space and protection of sensitive environmental features,induding steep slopes,
mature trees,creeks,wetlands,lakes and scenic views.
(2)More efficient and effective use of land,open space and public facilities through mixing of land uses and assembly and development of
land in larger parcels.
(3)High quality of design and design compatible with surrounding land uses,induding both existing and planned.Site planning,
landscaping and building architecture should reflect higher quality design than is found elsewhere in the community.
This would lend to preservation of wetlands, woodlands and topographic features through
thoughtful consideration during site layout and through the use of practices such as terrain-
adaptive architecture.
Bluff Creek Overlay District
The woodland area lies within the boundaries of the Bluff Creek Overlay District. In addition,
wetland 4 lies entirely within the Bluff Creek Overlay District and feeds the large mitigation area
to the south. This overlay district is intended to protect Bluff Creek,preserve natural conditions
and to establish a corridor of"interconnected open space"throughout the entire system for
ecological, recreational and educational benefit. Section 20-1561 (a) stipulates that"natural
habitat areas within the primary zone shall be preserved as permanent open space."
This would be consistent with the intent of the PUD and could very possibly be used as
mitigation for wetland impacts although that must be determined in context of wetland
preservation as a whole.
(Staff report continued on the next page)
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 28 of 37
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Landscaping Comments
Existing natural features on the site include a tree windrow in the center of the property,
landscaping around the existing homes, natural vegetation around the wetlands and a large native
woodland in the southwest corner. The developer is proposing to preserve some of the wooded
area in the southeast corner. This woodlot falls entirely within the Bluff Creek Corridor Primary
Zone and is intended for preservation. The woodlot is of high quality and consists of native
species of trees and shrubs with minimal invasive species present.
Landscaping requirements for Commercial/Office areas:
• Parking lot landscaping requirements
o Use less individual islands and more extended planting spaces and areas
o Use extended planting areas for both landscaping requirements and stormwater
management infiltration basins
o Incorporate landscape materials and design that requires minimal irrigation
• Bufferyard landscape requirements
o Bufferyards will be required around perimeter as well as differing uses within the
development
• Foundation plantings
• Boulevard trees along public streets
• Landscape area/green space requirements
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 29 of 37
o Preferable to have minimum mowed turf areas. Use prairie or no mow mixes in
low use areas
o Employ capture-and-use irrigation systems for development
In Residential areas:
• Tree Preservation/Canopy Coverage requirements
• Use a diverse mix of species for planting
• Bufferyard requirements
• Foundation plantings
• Boulevard trees along public streets
• Landscape area/green space requirements
• Preferable to have minimum mowed turf areas. Use prairie or no mow mixes in
low use areas
• Employ capture-and-use irrigation systems for development
Bluff Creek Overlay District
• Entire wooded area in southwest corner within Primary Corridor therefore should be
identified for preservation
• Conservation area should remain undisturbed and the feature should be worked around to
signify a higher quality of development standards for the site.
Carver County Comments (from 201 S)
This development was studied to some extent during the Lyman Boulevard Project development
process. The owners (Dorsey and Fox) were very involved. They requested Lyman Boulevard be
designed to accept a 100%retail development on the property even though the comprehensive
plan guides the lifestyle center. We had SRF Consulting perform a traffic study of the AUAR
option, the comprehensive plan option and the 100%retail option to determine impacts to our
project. There are severe impacts to Powers Boulevard dependent on the land use and some to
Lyman Boulevard. Obviously the development will require a full Traffic Impact Analysis (TIA),
but the SRF study is a good place to start.
Other comments we have at this point are:
• Future right-of-way needs for Lyman and Powers Boulevards will need to be addressed,
especially in the areas of the intersections.
• Walk and trail locations need to be determined and accommodated along the roadways,
adequate right-of-way or easements need to be preserved.
• Utilities will need to be addressed during design.
Planning Commission
Regional Commercial Concept Planned Unit Development–Planning Case 2016-25
November 1, 2016
Page 30 of 37
Park Comments
The proposed Lifestyle Center(PUD) is located within the city's 2005 Metropolitan Urban
Service Area. This region of the city is currently in transition from primarily agricultural uses to
residential, commercial, industrial, and office uses. In concert with this change in land use, the
city's Community Development Department implemented two key planning processes—the
Bluff Creek Watershed Natural Resources Management Plan(Bluff Creek Overlay) and the
Alternative Urban Area Wide Review (AUAR).
Comprehensive Park Plan
The city's comprehensive park plan calls for a neighborhood park to be located within one-half
mile of every residence in the city and a community park/public school facility to be located
within one to two miles of each residence.
The proposed lifestyle center site is situated within the community park service area of
Bandimere Community Park and the Chanhassen High School campus. However, the proposed
residential housing within the concept is outside the one-half mile service area of any existing
neighborhood parks in the area.
Neighborhood Parks
Provide opportunities for informal recreation close to home. Developed primarily for
unstructured active recreation such as field games, court games,play equipment and trail
opportunities. Must be easily accessible to residential areas with safe walking and biking access
on trail networks. Sites need well-draining soils and flat terrain to accommodate active play
features.
To fulfill the comprehensive plan guidance for providing neighborhood park services, the
application needs to include a public neighborhood park component. The proposed recreational
site would be best associated with the existing woodlands situated in the southwest corner of the
PUD. The park space needs to be of sufficient size to accommodate traditional park attractions
including an open play field, playground and hard surface sport court. The site should seek to be
accessible to the residential units in a barrier-free pedestrian manner.
A park dedication requirement either in the form of land dedication or the payment of park fees
or a combination of both will be a component of any agreed upon conditions of approval for the
proposal. Park fee credit is not granted for the inclusion and/or construction of private recreation
amenities.
Comprehensive Trail Plan
The city's comprehensive trail plan includes existing trails located to the north, east and
southwest of the proposed Lifestyle Center PUD. All proposed structures and spaces within the
PUD need to be connected by a combination of pedestrian walkways, sidewalks and trails to
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 31 of 37
these existing pedestrian trail corridors. Existing trail improvements include the Lyman
Boulevard Trail, the Powers Boulevard trails and the Bluff Creek Boulevard trails.
Consideration should be given to providing a pedestrian connection through the preserved
woodlands to the Camden Ridge development via Miranda Way.
Park and Recreation Commission Review
On Tuesday, October 25, 2016,the Chanhassen Park and Recreation Commission took public
comment and discussed desired park, open space, recreation, and trail components for the
proposed Avienda concept planned unit development(PUD). Commissioners focused on making
the development a highly desirable and livable environment for future residents and how best to
integrate the site into the existing neighborhoods and landforms. Below is the Park and
Recreation Commission's list of recommendations at the concept level:
• Incorporate meaningful park-like places, including the provision of appropriate recreation
equipment, site furnishings, and landscaping adjacent to both the townhome and
apartment neighborhoods.
• Preserve the woodlands identified in the Bluff Creek Overlay District to the greatest
extent possible. The Commission envisions nature trails within a portion of the
woodlands.
• Significantly increase the walkability of the core retail space to encourage pedestrian
interaction by providing wide sidewalks, numerous gathering locations, interesting site
furnishing, landscaping, and hardscapes.
• Provide well-designed sidewalks and pedestrian connections to all buildings and
locations.
• Incorporate traffic calming into all pedestrian crossing locations.
• Design, incorporate, and construct a comprehensive on-site system of trails, including:
1. A trail running west to east from Bluff Creek Boulevard through the upper portions of
the woodlands continuing east along the southern border of the property, then turning
north adjacent to Powers Boulevard.
2. An internal trail positioned north to south within the townhome neighborhood
allowing residents to gain access as pedestrians to adjacent destinations.
3. A thoughtfully designed, formal access that welcomes pedestrians from the
intersection of Lyman and Powers Boulevard directly into the proposed development.
4. Completion of the emergency roadway connection with Miranda Way to be utilized
as a trail way except in the event that north/south emergency vehicle access is needed.
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 32 of 37
Building Official Comments
1. The buildings are required to have automatic fire extinguishing systems.
2. Building plans must be prepared and signed by design professionals licensed in the State of
Minnesota.
3. Soil evaluation(geo-technical)report required.
4. Retaining walls over four feet high must be designed by a professional engineer and a permit
must be obtained prior to construction.
BIG BOX RETAIL/MIXED USE DEVELOPMENT
Consideration for a lifestyle center was what was contimplated with the 1st Comprehensive Plan.
pain recommenditon for the potentail Regional Commerical land use. A lifestyle center is a
shopping center or mixed-used commercial development that combines the traditional retail
functions of a shopping mall with leisure amenities oriented towards upscale consumers as well
as residential uses in a walkable environment. The plan for this development must be consistent
with the vision for the site. There are numerous examples of regional commercial
developments int the metro area.
Examples of Mixed Use Development
The Villages at Arbor Lakes PUD Concept Plan, while having big box uses in close proximity,
provides a comparison of distribution of uses by type. This example is for illustrative
comparison only.
(Staff report continued on the next page)
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 33 of 37
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Summary of Uses
Avienda Arbor Lakes
Apartments 404 units 752 units
Townhouses 72 units 0
Hotel 250 rooms 206 rooms
Office _173,000 sq.ft. 64,000 sq.ft.
Restaurants 33,500 sq.ft. 40,000 sq.ft.
Retail 362,500 sq. ft. 383,000 sq. ft.
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 34 of 37
ISSUES FOR CONSIDERATION
1. What is the city's vision for this area: Is it big box retail,mixed-use development or
lifestyle area? The Comprehensive Plan gives specific goods and services examples:
a. Entertainment, department stores, comparison shopping, specialty retail/boutique,
restaurants,hotels and residential.
2. Design considerations
a. Design internal circulation to encourage pedestrian interaction and activity by
providing sidewalks, gathering place; and interesting landscaping.
b. Establish gateway at the boundaries of the district.
c. Create a distinct identity through the use of consistent signage, street graphics,
lighting and landscaping.
d. Encourage sidewalk activity by developing amenities into all major pedestrian
areas. Amenities should include coordinated street furniture trash and recycling
containers,bus shelters, paving, landscaping and lighting.
e. Provide architectural elements, such as sculpture, public art and unique signage
into the development including streetscapes to establish a strong district identity.
3. Outcomes from the 2040 Visioning exercise(April 2016)
a. 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; 4th ofJuly!
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 35 of 37
b. Why Chanhassen?
Great community People care about each other; we are good neighbors;
people are engaged, helpful, friendly (13 responses)
Small town feel in
an urban area: Everything we need is here yet we are close to big city
amenities (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)
c. 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
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 36 of 37
RECOMMENDATION
"The Planning Commission provides observations and feedback on the Concept Planned Unit
Development along with the following comments:
1. To receive Regional Commercial zoning, the ordinance requires that the property be under
one owner and be developed under a Planned Unit Development. The developer is required
to demonstrate that they are meeting the vision of the 2030 Comprehensive Plan as well as
the intent of the zoning district.
2. In order to best determine the intensity of development for the AUAR, staff is recommending
that the applicant proceed to the PUD development stage (per City Code Section 20-508).
This stage requires submittal of a preliminary plat and fees. After review of the development
stage, a condition of final approval will be completion of the update to the AUAR.
3. As part of the AUAR update, the developer shall provide a full Traffic Impact Analysis
(TIA)based on the proposed land uses. The study shall include the following:
• Updated current and 20-year projected traffic volumes
• Analysis of turning movements
• Level of service analysis, including recommendations for improvements should the
projected level of service fall below the acceptable level
• Analysis of existing and proposed turn lanes to the development and recommendations
for stacking lengths
4. With the Preliminary PUD, the developer shall address the comments in the staff report from
a. City Engineering
b. Water Resources Coordinator
c. Environmental Resources Specialist
d. Parks and Recreation
e. Building
f. Planning- including list of permitted and prohibited uses.
g. Carver County
(Staff report continued on the next page)
Planning Commission
Regional Commercial Concept Planned Unit Development—Planning Case 2016-25
November 1, 2016
Page 37 of 37
ATTACHMENTS
1. Development Review Application. September 30, 2016
2. Application for Concept Plan Review September 30, 2016
3. Concept Submittal Exhibit dated September 30,2016
4. Email John Thomas Transportation Manager Eastern Carver County Schools dated 10-6-16
5. Email form Center Point Energy dated 10-10-16
6. Email from MN Board of Water and Soil Resources datedl0-19-16
7. 2007 Community Survey questions asked regarding a regional mall.
8. Chapter VI-Sales Potential and Supportable GLA excerpt from Trade Area Demographic,
Characteristic and Sales Potential for the Chan-212 Area,prepared by the McComb Group,Ltd.
9. Affidavit of Mailing Notice of Hearing
G:\PLAN\2016 Planning Cases\2016-25 Avienda-Chan Retail Site\PC Staff Report
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division—7700 Market Boulevard Or CITY OF C}IANIIASSN
Mailing Address—P.O. Box 147, Chanhassen, MN 55317
Phone: (952) 227-1300/Fax: (952)227-1110
�7�, ,2, ' APPLICATION1FOR DEVELOPMENT REVIEW
Submittal Date: 6/'✓`-'/I V PC Date: I y I ( \!Ii' CC Date: t 1 L Ji(#7 60-Day Review Date: I I '3 i I
Section 1: Application Type(check all that apply)
(Refer to the appropriate Application Checklist for required submittal information that must accompany this application)
❑ Comprehensive Plan Amendment $600 ❑ Subdivision(SUB)
❑ Minor MUSA line for failing on-site sewers $100 ❑ Create 3 lots or less $300
❑ Create over 3 lots $600+$15 per lot
❑ Conditional Use Permit(CUP) ( lots)
❑ Single-Family Residence $325 ❑ Metes& Bounds(2 lots) $300
❑ All Others $425 ❑ Consolidate Lots $150
❑ Interim Use Permit(IUP) ❑ Lot Line Adjustment $150
❑ In conjunction with Single-Family Residence..$325 ❑ Final Plat $700
(Includes$450 escrow for attorney costs)*
❑ All Others $425 *Additional escrow may be required for other applications
through the development contract.
❑ Rezoning(REZ)
❑✓ Planned Unit Development(PUD) $750 ❑ Vacation of Easements/Right-of-way(VAC) $300
❑ Minor Amendment to existing PUD $100 (Additional recording fees may apply)
❑ All Others $500
❑ Variance(VAR) $200
❑ Sign Plan Review $150
❑ Wetland Alteration Permit(WAP)
❑ Site Plan Review(SPR) 0 Single-Family Residence $150
❑ Administrative $100 ❑ All Others $275
❑ Commercial/Industrial Districts* $500
Plus$10 per 1,000 square feet of building area: ❑ Zoning Appeal $100
( thousand square feet) ❑ Zoning Ordinance Amendment(ZOA) $500
Include number of existing employees:
*Include number of new employees:
❑ Residential Districts $500 NOTE: When multiple applications are processed concurrently,
the appropriate fee shall be charged for each application.
Plus$5 per dwelling unit( units) 1
✓❑ Notification Sign (City to install and remove) $200
❑ Property Owners' List within 500'(City to generate after pre-application meeting) $3 per address
( addresses) i
❑ Escrow for Recording Documents(check all that apply) $50 per document
❑ Conditional Use Permit ❑ Interim Use Permit ❑ Site Plan Agreement i
❑ Vacation ❑ Variance ❑ Wetland Alteration Permit
❑ Metes&Bounds Subdivision(3 docs.) ❑ Easements( easements)
TOTAL FEE: $950.00 j
Section 2: Required Information
Description of Proposal: See Attached Narrative
Property Address or Location:
SW corner of Powers Boulevard and Lyman Boulevard
Parcel#: See Attached Legal Description: See Attached
Total Acreage: 118.00 Wetlands Present? 0 Yes ❑No
Present Zoning: Agricultural Estate District(A2) Requested Zoning: Planned Unit Development(PUD)
Present Land Use Designation: Commercial Requested Land Use Designation: Commercial
Existing Use of Property: single family home and vacant, agriculture land
0 Check box is separate narrative is attached. i
Section 3: Property Owner and Applicant Information
APPLICANT OTHER THAN PROPERTY OWNER: In signing this application, I, as applicant, represent to have obtained
authorization from the property owner to file this application. I agree to be bound by conditions of approval, subject only to
the right to object at the hearings on the application or during the appeal period. If this application has not been signed by
the property owner, I have attached separate documentation of full legal capacity to file the application.This application
should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this
application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I
further understand that additional fees may be charged for consulting fees,feasibility studies,etc.with an estimate prior to
any authorization to proceed with the study. I certify that the information and exhibits submitted are true and correct.
Name: Landform Professional Services, LLC Contact: Kendra Lindahl
Address: 105 South Fifth Avenue,Suite 513 Phone: (612)638-0225
City/State/Zip: Minneapolis, MN 55330 Cell: (612)290-8102
Email: klindahl@landform.net Fax: (612)252-9077
Signature:
Kendra Lindahl, AICP Digitally YKendra Undahl,A
Date2016.0.2217:19:51-05'00'ACP Date:
PROPERTY OWNER: In signing this application, I, as property owner, have full legal capacity to, and hereby do,
authorize the filing of this application. I understand that conditions of approval are binding and agree to be bound by those
conditions,subject only to the right to object at the hearings or during the appeal periods. I will keep myself informed of
the deadlines for submission of material and the progress of this application. I further understand that additional fees may
be charged for consulting fees,feasibility studies,etc.with an estimate prior to any authorization to proceed with the
study. I certify that the information and exhibits submitted are true and correct.
Name: Level 7 Development Contact: Bahram Akradi
Address: 4600 SYR0 Kings Point Road Phone: QSZ_ ZZ ....71.7t7-7
City/State/Zip: Minnetrista, MN 55331 Cell: yr 12.— 8 l 2 - I2 t' •
Email: 6«tiraw10. I0Li t i' ,fS•C-12r►* Fax:
Signature: L--aDate: 9— 24- •z.t)
This application must be completed in full and must be accompanied by all information and plans required by
applicable City Ordinance provisions. Before filing this application, refer to the appropriate Application Checklist
and confer with the Planning Department to determine the specific ordinance and applicable procedural
requirements and fees.
A determination of completeness of the application shall be made within 15 business days of application submittal. A
written notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
PROJECT ENGINEER(if applicable)
Name: Landform Professsional Services, LLC Contact: Steven Sabraski
Address: 105 South Fifth Avenue,Suite 513 Phone: (612)638-0243
City/State/Zip: Minneapolis, MN 55401 Cell:
Email: ssabraski@landform.net Fax: (612)252-9077
Section 4: Notification Information
Who should receive copies of staff reports? *Other Contact Information:
❑✓ Property Owner Via: ❑✓ Email ❑ Mailed Paper Copy Name:
❑✓ Applicant Via: ❑✓ Email ❑ Mailed Paper Copy Address:
❑ Engineer Via: 0 Email ❑ Mailed Paper Copy City/State/Zip:
0 Other* Via: 0 Email 0 Mailed Paper Copy Email:
INSTRUCTIONS TO APPLICANT: Complete all necessary form fields,then select SAVE FORM to save a copy to your
device. PRINT FORM and deliver to city along with required documents and payment. SUBMIT FORM to send a digital
copy to the city for processing(required).
SAVE FORM PRINT FORM SUBMIT FORM
Level 7 Development, LLC
AVIENDA
Chanhassen, MN
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APPLICATION FOR CONCEPT PLAN
REVIEW
September 30, 2016
• •
• •
LANDFORM
• •
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 corner of
Powers and Lyman Boulevards to accommodate this use."
SCD14001.LEV L A NDF OR 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.
SCD14001.LEV L ANDF OR 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 corner 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 ND F OR 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.
SCD14001.LEV L ANDF OR 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.
SCD14001.LEV L ANDF OR 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
klindahllandform.net or 612.638.0225.
SCD14001.LEV L A N DF OR M September 30,2016
Project Narrative 7
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Concept Submitta' Exhibit
Contents:
1 . Regional Context
2. Site Analysis
3. Proposed Land Use
4. Development Plan 3.5
5. Concept Plan Options for Center Village
• • in collaboration with:LEVEL 7 DEVELOPMENT
AVIENDA LANDFORM RSP ARCHITECTS•COLLIERS INTERNATIONAL AVIENDA• Chanhassen, MN
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Existing Residenal ./ __ -/ ` � F 1
R
.r ; . - . e 4
a
kliet
- 2 ......A•f•--74..4411
- '•441PL..ta.I '''. . •-‘'-7t:• " . , 1r, 4e4ie
`-•.` Neighborhood Access �, ;g �'
!roltit ,, . - - -- • `• r 1
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II
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•
,1 •, ;, Emergency Access - {" 4. 010....r.--„
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1110 ,-.74. r.-
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j` ,...�,,,. • .-c • _.J�y: i � �,"'i �k 'L !ice - •A•.•
/ � R0,:... .fr y _
•
r SITE ANALYSIS
• .
in collaboration with:LEVEL 7 DEVELOPMENT
AVIENDA
L ANDF OR M RSP ARCHITECTS•COLLIERS INTERNATIONAL AVIENDA•Chanhassen, MN
• • Concept Submittal•09.30.2016
Lz....,rEz....i..Fr-. z, -r.a....... .,..<.z c.-.F.-......e...-r..L:C
Land Uses from 2012 HKGi AUAR U
SAN BO '�
Concepts (constrained to project site) _ _
----] rOMINIMMEMMIENnimmimmEmmommomminimic.." /I
I
CONCEPT 1 (Acres)
- 5.33 Ac 2.58 Ac 3.38 Ac
3trj7nt4 r i,
-,.x 30.3 Regional Commercial _____ W
MDR "" _, AVIENDA PARKWAY --�- c
'"K - ' 17.4 Office
; - 3.27 Ac
' 444... J 6 13.5 High Density Res. I°
7
,t4 19.8 Medium Density Res.
lam"
Stormwater
Conservation l
j 1.86 Ac
hillaW7-Ti 9.56 Ac 26.70 Ac Land Uses 2016
..._.-..._...
1.57 Ac Proposed Concept
CONCEPT 2 (Acres) - J i (Acres)
s:t'n"' i . R 18.2 Regional Commercial / 2.04 Ac
M'�R 3 . 33.6 Office ( 50.21 Regional Commercial
'� k 5.8 Mixed Use _ O
BLUFF CREEK BOULEV ARD
- 1.83 Ac 14.56 Office
4.1 High Density Res. Q
;� � ;, � � 1.33 Ac
16 Medium Density Res.
' 12.46 High Density Residential
ik3.5gli Stormwater 9.01 Ac 2.58 Ac
1-- Conservation 9.93 Ac
9.56 Medium Density
` Residential
CONCEPT 3 (acres) 3.45 Ac Alternative BMPs may be
., > > 65.2 Regional Commercial implemented in plan
L44 'Y 1 .4 Office 15.88 Conservation
"'° 0 High Density Res.
,.K t�_ 15.88 Ac 11 .04 Right-of-Way
' 13.5 Medium Density Res. g y
Stormwater *Site plan is for illustrative
�`
113.79 Total Development
_ -- Conservation purposes only and is
j _ (Acres)
i . subject to change.
PROPOSED LAND USE
• • in collaboration with:LEVEL 7 DEVELOPMENT
AVIENDA L A N D F0 R M RSP ARCHITECTS•COLLIERS INTERNATIONAL AVIENDA•Chanhassen, MN
• •
• • Concept Submittal•09.30.2016
Legend Regional Map \h
Future Traffic Signal �� '
.-rri-
U L ,,
- LYMAN BOULEVARD ::t:::: 5I
_CP ^
I OFFICES
0
OFFICE E �� "--� Public Right Of Way
n
25,000 S.F.x 2 STORIES OFFICE C -0 u..w�
.:. I I �'r- SITE •�
J
,15000 S.F.x2STORIES o = 16500SF.x2 STORIES 0 1111 =
I
O Q m Ponding '�
• AVIENDA PARKWAY --- --- le ° `� O r
Preservation
Ca D[ZED /I I I I I I I II I I I
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- -
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//����J Q0 0 19 i; NII I[LI I i/L •
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C:
, Development Data
,111111111111111._. R c o o n -� o 0 0
----1 i - - C u o o High Density Residential
Net
I LJ as ) 0 l O Gross
Developable Building Area Parking Units/
l'-'21 ___J y Q 0 I MI Medium Density Residential Section Area Area (S.F.) Stalls Beds
(Acres)
(Acres)
' I t --� I k C O 0-'
o O o J O o o C Riii: 1. 19
Q BIM O 9.93 9.55 108,000 573
' % 0 0 F N___`-' co �, -.) O O J O 1.33 1.33 7,000 99
6
€ 0
t) O '1 S� C� '\ C� rfimp o 0
. _ _ r,oval! 9.01 8.57 93,000 128 312
•f''� • �� I •0 0 9.56 6.32 68,000 n/a 72
-. - �� \ IA' - ° o od `� 5.33 2,97 50,000 197
i a' ' � :0: � /•� 0 2.58 2.58 30,000 191
r li
T; / O 3.38 3.38 33,000 249
r
,� •.:, C G ;� .02,1:1:: ' .� . ® REs F 3.27 3.27 60,000 259
B UFF CREEK BOULEVARD Q p w s F
• • ___ °= � _ _, Q � 1.86 1.63 6,500 115
0
G' C 0 1.57 1.20 6,500 96
i. ® O RE9TE 0 x
_-_ n�7 . o 0 •1.0009.F. c� Q O 2.04 1.64 6,500 119
/ _� • APARTMENTS r 0.,
_ 50 „ , , :33.r„O SF O
; y I o 1 1.83 1.83 7,000 104
Ej
0 26.70 26.70 254,500 1364
T$ I /Di\ 2.45 2.45 25,000 138 150
(--- v "� ___ �� o1,0,
o II�_� 7 `� 0 2.58 1.91 25,000 115 100
. ® U r O 3.45 3,02 40,000 108 92
♦ APARTMENTS tt
op 40000S { t RETAIL RETAIL ANCHOR \ ® - O 11.04 0.00 n/a n/a
/ ‘l-t- - 1SCCOSF• 90,000 S.F
tee F 61-CD-,0 �`� O 15.88 0.00 n/a n/a
xN'
Jae 61- � I
' G
o o Total 113.79 78.35 820,000 3,855 728,
,, - �t•
•
O 0‘i
,iii . *Site plan is for moi,
illustrative purposes S.•r ,
p p 1
`- only and is subject to ie
i`y change. .i. ,
4044 _
DEVELOPMENT PLAN 3.5
• • in collaboration with:LEVEL 7 DEVELOPMENT
AVIENDA L A N D FO R M RSP ARCHITECTS•COLLIERS INTERNATIONAL ' ' '1 IENDA•Chanhassen, MN
• •
• • Concept Submittal•09.30.2016
iisi I , :•81bil
1) L.
____L_______,
',MAN BOULEVARD
D = ,....., –
. ost_g) LY0=1:1=C;e="'f'--- -NI sii-c;117-77 144gr____t_ilf ,- „_9) ,Ccla=r-t=7-0-- -NAilazEcizr, rv-
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- - •04„,v‘...
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I only and is subject to OPTION 4 OPTION 5
change.
- .
CONCEPT PLAN OPTIONS FOR CENTER VILLAGE
, • ..
in collaboration with:LEVEL 7 DEVELOPMENT
•
AVIENDA ANDFORM RSP ARCHTECTS•COLLIERS INTERNATIONAL AVIENDA•Chanhassen, MN
• •
• • Concept Submittal.09.30.2016
Lana,rne an15.,loFi,th,a,reg,kred svotk n wi 5 Cla-1..r.Frew.rol Set,-.LLC
Aanenson, Kate
From: Thomas, John <ThomasJohn@District112.org>
Sent: Thursday, October 06, 2016 9:36 AM
To: Kahring, DeeDee; Brecht, David;Aanenson, Kate
Cc: Bauck, James
Subject: RE:Agency Review Request - Avienda Residential, Commercial, Hotel &Office Concept
Plan
Good morning Kate—
Dee Dee Kahring forwarded your email communications to me regarding the proposed development at Lyman and
Powers Blvd. I've reviewed the proposal, and I have one concern regarding the High Density Residential area.
Referring to the Land Uses 2016 Proposed Concept graphic on page 4, it appears that the smaller HDR (3.45ac) will only
be accessible using parking lots or a secondary road/driveway. My concern is, as the Transportation Manager of the
school district, that we don't want to route our school buses into areas that may not be designed and maintained for
larger vehicles. For instance, our aim is to stay on city streets that were built for heavier traffic by heavier vehicles, and
will be plowed in a timely manner in the winter. We also do not want to use parking lots where turns may be tight and
our buses are mixing with a large amount of personal vehicles. Based on the graphic, my thought is that we would use
Bluff Creek Blvd. and have a bus stop established on that road for the 9.01ac building. However, in order to pick up
students for the 3.45ac building, we will need to use the secondary road and parking lots,which concerns me.
Therefore, I would like to request/recommend consideration to make the secondary access road on the south side of the
9.01ac building more substantial and possibly be considered a city street so that it can be maintained at the same level
as Bluff Creek Blvd. I'd like to see it wide enough for large vehicles to pass each other safely, with a sidewalk on one or
both sides.
I hope this makes sense to you. I'd be happy to discuss this further with you if you're not clear from my
description. Thank you for giving me the opportunity to review this.
Sincerely,
John Thomas,Transportation Manager
Eastern Carver County Schools
952-556-6161
From: Kahring, DeeDee
Sent:Wednesday, October 5, 2016 3:11 PM
To:Thomas,John <ThomasJohn@District112.org>; Brecht, David <BrechtD@District112.org>
Cc: Bauck,Jim <BauckJ@District112.org>
Subject: FW: Agency Review Request-Avienda Residential, Commercial, Hotel &Office Concept Plan
•
Development information for Lyman and Powers Blvd. follow instructions below.
DeeDee Kahring, SFO
Director of Finance & Operations
1
C CenterPoint 700 West Linden Avenue
PO Dox 1165
Energy Minneapolis,MN 55440-1165
October 10, 2016
City of Chanhassen
Kate Aanenson, AICP
Community Development Director
P.O. Box 147
Chanhassen, MN 55317 •
RE: Proposed Request for Rezoning from Agricultural Estate District (A2) to Planned
Unit Development (PUD) on 118 acres of land located at the SW corner of Powers and
Lyman Boulevards.
Dear Mrs. Aanenson:
Concerning your request, CenterPoint Energy has no objection to the Rezoning.
If you have any questions, please contact me at 612-321-5381.
Respectfully,
CENTERPOINT ENERGY
Chuck Mayers
Right-of-Way Specialist
Engineering Services
charles.mayers@centerpointenergy.com
612-321-5381
Minn to
Water&Soil
Resources
October 19, 2016
Kate Aanenson VIA Email: kaanenson@ci.chanhassen.mn.us
City of Chanhassen
PO Box 147
Chanhassen, MN 55317
Ms. Aanenson,
I have reviewed project number 2016-25, known as the Avienda-Chan Retail Site. I am concerned that
the project proposer has not accounted for the nearly 5.5 acres of wetland that exist on the site. These
wetlands are regulated by the MN Wetland Conservation Act (WCA) under MN Rule 8420. My
understanding is that this site includes a tributary watershed to both Lake Susan, an impaired water
and Bluff Creek, an impaired watercourse.
Wetlands are recognized as having important functions and values, including: stormwater retention,
water quality treatment, wildlife habitat and others. The WCA purpose is to achieve a no net loss in the
quantity, quality and biological diversity of Minnesota's wetlands. Although the WCA allows for
replacement of these functions and values where avoidance is not feasible, it does not preclude the
project from being reviewed for adequacy under the MN Rule 8420.0520 Sequencing. This rule says
that a project must first demonstrate wetland avoidance alternatives and minimizes wetland impacts.
Although the WCA does not regulate the rezoning of property the current plan as proposed, does not
address the requirements as outlined in the state wetland rules.
I encourage the applicant to meet early with the reviewing agencies as part of their planning process.
Sincerely,
Ben Meyer
Wetland Specialist
MN Board of Water and Soil Resources
Cc. Terry Jeffery, City
Aaron Finke, Carver SWCD
Melissa Jenny, Corps of Engineers
Ken Powell, BWSR
Becky Horton, DNR
Kristen Larson, Carver Co.
Brainerd Detroit Lakes Duluth Mankato Marshall New Ulm Rochester St.Cloud St.Paul
St.Paul Office 520 Lafayette Road North St.Paul,MN 55155 Phone:(651)296-3767
www.bwsr.state.mn.us TTY: (800)627-3529 An equal opportunity employer
The City of Chanhassen Citizen Survey
ADDITIONAL. QUESTIONS
Four additional questions were asked by the City of Chanhassen as listed below. The
results for these questions are also available in the Report of Results.
Question 16a: Policy Question 1
The City completed a retail
market study that showed
Chanhassen businesses
successfully meet day-to-day
shopping needs,and a
regional mall along with the
new Highway 212 in the City of
Chanhassen would be viable
and expand the retail
opportunities in our city.The
City Council would like to
know the level to which you Neither
agree or disagree with the Strongly Somewhat agree nor Somewhat Strongly
following statements: agree agree disagree disagree disagree Total
I would like a regional mall
built along the new Highway
212 29% 24% 16% 14% 17% 100%
I would like the City to focus
retail expansion in the
downtown area and not along
the new Highway 212 21% 25% 24% 20% 10% 100%
I would like to limit retail to the
amount currently found in
Chanhassen and not build a
regional mall 16% 13% 17% 25% 29% 100%
Question 16b: Policy Question 2
Medium Large I do not
(two (multiple support the
Small department department No development
(specialty stores and stores and preference of a regional
stores specialty specialty in terms of mall in
only) stores) stores) scale Chanhassen Total
What size mall, if at
all, would you like to
see developed in
Chanhassen? (select
only one) 10% 34% 22% 9% 25% 100%
Summary Report
CHAN-212
TRADE AREA
DEMOGRAPHIC CHARACTERISTICS
AND SALES POTENTIAL
Prepared for
Carlston Commercial RE, LLC
Prepared by
McComb Group, Ltd.
Y
June 2014
0 Copyright 2014 McComb Group, Ltd.
Chapter VI
SALES POTENTIAL AND SUPPORTABLE GLA
The Chan-212 Convenience Goods and Shopping Goods trade areas have the potential to support
more GLA than can be accommodated at the proposed development. This creates the enviable
situation where the developer can choose from a wide variety of retail stores to establish its market
position. •
Supportable GLA
Estimated Chan-212 supportable GLA by retail store type is contained in Table 27. In almost
every category, supportable space exceeds the median store size. These estimates of supportable
square feet are likely to be understated due to the high trade area household income. Also,there
are likely to be a large proportion of high income and high asset households where there are few
constraints on discretionary spending.
Table 27
CHAN-212 SHOPPING GOODS SUPPORTABLE GLA
BY MERCHANDISE CATEGORY
(Gross Leasable Area)
Store Size
Merchandise Category 2015 2020 2025 Low Median High
CONVENIENCE GOODS '.
Food Stores
Grocery Stores 94,087 113,202 135,261 31,676 52,500 65,888
Supermarkets 92,189 110,915 132,528 31,245 52,419 69,462
Convenience Food 2,913 3,507 4,190 1,349 2,085 5,323
Specialty Food Stores 7,650 9,205 11,000 1,188 2,400 6,000
Meat Markets 2,529 3,036 3,631 1,130 2,215 18,080
Baked Goods 524 632 756 1,191 1,834 3,285
Confectionery and Nut Stores 409 494 591 702 1,240 2,047
All Other Specialty Food Stores 1,095 1,315 1,570 1,069 2,200 8,007
Other Convenience Goods
Drug&Proprietary Stores 20,480 24,643 29,443 8,280 11,700 23,714
Hardware 7,795 9,384 11,211 5,638 13,831 27,743
Liquor 19,819 23,845 28,491 1,305 2,856 7,210
Florist 2,879 3,463 4,137 766 1,600 5,396
Food/Health Supplement Stores 1,400 1,684 2,012 1,200 1,234 1,968
Food Service
Full-Service Restaurants 72,594 88,319 106,481 2,000 4,500 9,775
Limited Service Restaurants 41,438 50,415 60,783 1,335 3,000 3,400
Cafeterias 3,528 4,294 5,170 517 1,073 10,049
Snack&Beverage Places 14,733 17,927 21,613 850 1,500 2,495
Ice Cream&Soft Serve 1,702 2,071 2,492 902 1,148 1,570
Frozen Yogurt 275 340 405 1,031 1,282 1,700
Doughnut Shops 3,518 4,277 5,159 744 1,200 2,153
Bagel Shops 804 978 1,178 2,000 2,388 3,400
Coffee Shops 4,698 5,713 6,888 881 1,500 2,000 '
Cookie Shops 138 170 203 220 602 797
Other Snack Shops 2,456 2,986 3,600 850 1,578 2,495
Gasoline Svs Stafions/Cony
Gas/Convenience Food Stores 6,619 8,052 9,708 1,500 2,933 6,121
42
Table 27(continued)
CHAN-212 SHOPP1 GGOODS SUPPORTABLE GLA
BY MERCHANDISE CATEGORY
(Gross Leasable Area)
Store Size
-
Merchandise Category 2015 2020 2025 Low Median High
SHOPPING GOODS
General Merchandise
Department Stores(Incl.leased depts.)
Discount Stores 216,484 263,376 317,536 57,720 94,788 141,986
Department Stores 157,156 191,200 230,520 89,641 148,796 243,167
Other General Merchandise Stores
Warehouse Clubs and Supercenters 270,224 328,758 396,362 90,134 151,980 217,447
Dollar Stores 23,218 28,250 34,055 2,726 8,000 13,788
Miscellaneous General Merchandise 47,148 57,360 69,156 3,200 8,400 11,212
Apparel&Accessories
Clothing Stores
Mens and Boys 10,050 12,223 14,732 2,002 4,000 5,635
Womens Clothing 49,115 59,755 72,040 2,074 4,200 8,740
Children's&Infant 18,929 23,029 27,767 1,490 3,912 6,000
Family Clothing 87,835 106,862 128,835 2,374 8,000 28,228
Clothing Accessories Stores 4,659 5,666 6,831 918 1,400 2,001
Other Clothing Stores 13,902 16,909 20,389 1,060 2,300 8,234
Shoe Stores
Men's 921 1,117 1,348 903 1,640 2,186
Women's 1,759 2,137 2,574 1,309 2,384 3,158
Children's&Infant 424 514 621 1,490 3,912 6,000
Family Shoe Stores 28,063 34,143 41,166 2,021 3,388 10,234
Athletic Footwear 11,931 14,514 17,491 1,535 3,284 11,314
Furniture&Home Furnishings • .
Furniture 74,612 90,773 109,442 3,108 7,927 36,712
Floor Coverings 32,742 39,836 48,022 1,229 3,593 7,819
Window Treatment Stores 3,510 4,267 5,143 1,489 4,905 9,934
AllOther Home Furnishings Stores 49,114 59,749 72,040 2,868 3,570 6,500
Electronics&Appliances Stores
Household Appliance Stores 26,255 31,938 38,505 2,349 4,000 7,563
Radio,TV&Electronics Stores 99,203 120,693 145,517 1,208 3,406 10,451
Computers,Software,Music,&Other Electronics 15,241 18,543 22,357 997 3,388 25,600
Other Shopping Goods
Sporting Goods 81,035 98,585 118,860 2,238 7,500 44,116
General Line Sporting Goods 33,155 40,335 48,625 3,765 5,850 28,128
Specialty Line Sporting Goods 42,564 51,787 62,431 1,097 2,449 4,356
Book Stores&Newsdealers 28,394 34,544 41,650 2,428 4,542 29,974
Stationery Stores and Office Supply 16,043 19,520 23,531 585 1,033 2,247
Musical Instrument&Supplies 11,254 13,696 16,513 2,432 7,324 26,094
Jewelry Stores 28,332 34,471 41,560 790 1,450 3,410
Hobby,Toy&Game 25,257 30,726 37,051 1,604 4,050 25,861
Camera&Photographic Supply 6,695 8,149 9,822 816 2,200 5,965
Gift,Novelty&Souvenirs 33,567 40,827 49,227 2,369 4,422 7,015
Luggage&Leather Goods 3,065 3,735 4,500 1,193 2,300 3,102
Sewing,Needlework&Piece Goods 23,330 28,390 34,210 2,678 12,202 19,299
Pet Stores 22,100 26,885 32,420 1,847 3,200 12,398
Art Dealers 3,276 3,982 4,800 675 1,434 2,401
Optical Goods Stores 12,703 15,452 18,631 885 1,561 4,068
Pre-Recorded Tapes,Compact Discs 3,048 3,709 4,470 1,308 3,426 12,753
Cosmetics,Beauty Supplies&Perfume 9,409 11,447 13,800 1,102 1,953 6,235
All Other Health&Personal Care 18,753 22,811 27,505 697 1,786 3,084
43
;'able 27(continued)
CHAN-212 SHOPPING GOODS SUPPORTABLE GLA
BY MERCHANDISE CATEGORY
(Gross Leasable Area)
Store Size
Merchandise Category 2015 2020 2025 Low Median High
OTHER RETAIL STORES
Building Materials&Garden Supplies
Building Materials&Supplies Stores
Home Centers 91,060 110,786 133,566 8,981 95,173 135,833
Paint,Glass&Wallpaper 9,564 11,636 14,031 2,348 3,533 5,028
Lawn&Garden Equipment
Outdoor Power Equipment 25,590 31,140 37,540 N/A N/A N/A
Retail Nurseries,Lawn&Garden 72,890 88,680 106,920 N/A 15,000 N/A
Motor Vehicles&Parts Dealers
Auto Parts&Accessories Stores 25,010 30,425 36,685 2,232 6,500 13,000
Tire Dealers 18,900 22,995 27,725 3,514 6,944 12,014
SERVICES
Personal Care Services
Beauty Shops 16,084 9,111 10,879 900 1,400 3,480
Nail Salons 2,027 1,145 1,373 773 1,200 1,807
Diet&Weight Reducing Services 1,320 747 893 1,223 1,856 3,130
Other Personal Care Services 2,509 1,417 1,691 703 1,488 4,128
Drycleaning&Laundry Services
Drycleaning&Laundry Services(except coin-op.) 4,367 9,880 11,807 1,038 1,608 2,731
Other Personal Services
•
Child Day Care Services 14,750 16,710 19,960 3,059 5,050 7,495
Photographic Studios 2,156 2,440 2,916 990 1,866 2,550
Veteranarian Services 9,849 11,151 13,329 1,346 2,122 2,701
Pet Care 3,387 3,827 4,560 900 1,200 1,500
Rental and Leasing
Formalwear and Costume Rental 482 729 871 763 1,046 1,773
Home Health Equipment Rental 1,664 2,516 3,008 1,200 1,600 3,480
Recreation
Physical Fitness Facilites 67,750 76,725 91,663 1,433 6,448 32,170
Health Care
Offices of Physicians
Offices of Physicians 69,703 83,863 100,202 969 1,652 4,008
Offices of Dentists 32,197 19,368 23,145 1,090 1,700 3,970
Offices of Chiropractors . 4,649 2,797 3,342 1,090 1,600 3,970
Offices of Optometrists 1,764 3,183 3,805 1,074 1,620 4,347
Offices of Mental Health Practitioners 2,391 4,316 5,157 1,090 1,800 3,970
Physical&Occupational Therapists 4,006 7,232 8,641 1,090 1,600 3,970
Source: McComb Group,Ltd.
Shopping Center Size
Sales potential and supportable square feet provide an indication of shopping center potential. •
Shopping center size will depend on tenant interest and the number of anchor stores. The potential
GLA by store category ranges from 825,000 square feet to 1,120,000 square feet, as shown in
•
Table 28. Convenience goods ranges from 105,000 square feet to 135,000 square feet depending
on supermarket size and number of other retailers. Convenience goods includes stores where
•
44
convenience is a primary consideration as they are visited on a regular basis. Examples include
supermarkets, drug, liquor, hardware, arid other stores and services.
Table 28
CHAN-212 POTENTIAL GROSS LEAS ABLE AREA
Gross Leasable Area
Store Category Low High
Convenience Goods 105,000 135,000
Shopping Goods
Anchor Stores 120,000 220,000
Junior Anchors 220,000 315,000
Inline Stores 110,000 180,000
Subtotal 450,000 715,000
Food Service
Restaurants 20,000 30,000
Fast Food 15,000 20,000
Subtotal 35,000 50,000
Services 20,000 30,000
Destination Stores
Health Club 50,000 60,000
Home Center 115,000 115,000
Cinema 50,000 60,000
Subtotal 215,000 235,000
Total 825,000 1,165,000
Source: McComb Group,Ltd.
Shopping goods retailers are stores where comparison shopping is a common part of the shopping
trip. Department stores typically anchor these shopping centers. Potential anchor store GLA
ranges from 120,000 square feet to 220,000 square feet. Junior anchor retailers are various size
stores, ranging in size from 10,000 square feet to 50,000 square feet, also adding the center's
drawing power. Junior anchor GLA could range from 220,000 square feet to 315,000 square feet.
Inline, small store tenants could range from 110,000 square feet to 180,000 square feet. Total
shopping goods stores could range from 450,000 square feet to 715,000 square feet.
Food service establishments are expected to range from 35,000 square feet to 50,000 square feet.
Services of various types could range from 20,000 square feet to 30,000 square feet.
Destination retailers like health clubs, home centers, and cinemas, could total 215,000 square feet
to 235,000 square feet if all three located at Chan-212.
It is possible that not all the anticipated potential tenants will located at Chan-212 indicating that
the shopping center is likely to be between 800,000 square feet and 1,000,000 square feet.
45
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Kim T. Meuwissen,being first duly sworn, on oath deposes that she is and was on
October 20, 2016 , the duly qualified and acting Deputy Clerk of the City of Chanhassen,
Minnesota; that on said date she caused to be mailed a copy of the attached notice of
Concept Planned Use Development for a regional destination, lifestyle and mixed use center
(Avienda) on five parcels totaling 118 acres on property zoned Agricultural Estate District
(A-2) with a land use designation of Regional Commercial or Office use, and located at the
southwest corner of Lyman and Powers Boulevards, Planning Case 2016-25 to the persons
named on attached Exhibit "A", by enclosing a copy of said notice in an envelope addressed to
such owner, and depositing the envelopes addressed to all such owners in the United States mail
with postage fully prepaid thereon; that the names and addresses of such owners were those
appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by
other appropriate records. ,...,.
Kim T. -u is n, Depu y Clea,
Subscribed and sworn to before me
this x10 day of b 0-DI , 2016.
i ja,
'"'�r<. JENNIFER ANN POTTER
No
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