Loading...
18. Concept Staff ReportChanhassen 2005 Alternative Urban Areawide Review 2016 Update APPENDIX 4-AVIENDA CONCEPT STAFF REPORT CITY OF CIIANHASSEN q N Chanhassen is a Community for Life-Providing forToday and Planning for Tomorrow HA MEMORANDUM TO: Todd Gerhart FROM: Kate Aanenson AICP,Community Development Director SUBJ: Avienda CASE#2016-25 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 151 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.mn.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 ofparks 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, 1 think it's at Mill is the name ofthe, 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 1 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 1 s' 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:lpIan12016 planning cases12016-25 avienda-chan retail site\cc evr niemo 1 1-28-16.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 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 I-1 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 1-ii, 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 i November 3, 2016 Dear City Council, We are Lori and Corey Hothan; we live at 1941 Commonwealth Blvd.,#15, 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 f 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 they 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 r • . y 0 PC DATE: November 1, 2016 CC DATE: November 28, 2016 z CITY OF CHANHASSEN REVIEW DEADLINE: November 29, 2016 9 H A 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.C> , 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 ofthe 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 ofthe AUAR (Alternative urban Areawide Review).The update was never executed. The development ofthe 118 acres in now under a new LLC and will be included in the AUAR. 1/ 1, I . 1; a- '-' Al, . l Vii ' .. 1 if: : a iiiisq ms ail .- a AIL Af e wt*:, . 1 v. L. ats " F T1 i i s=.,a r r1 r,,, U y,,, l , i rte ,. TMJi OP • —t , Site 4.r". SCA c;,4$ 4-./ . 4/ 1517,..?r I ..- i .: R p fiitit l* '.:.. 1 I ;; , —. I lb --' r• .., P. .- . II VIP. 10,. 114.' 4 , 14 s 7 z.'.1•.. ....- a- r` J.t 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 Develo Ent, LLC 1 '.Y r-- -- ur- _ ,— b. f F co- ':, 11 ; -wcrw* A1110.81,0ca , C-,--\ ruatwr v D b I Luli jcb; , ( 1 t (ti ." l1 L 1'1 l( 1, s, t 8 i IT -1-7..–TT...] emp F i' toad 11 O V'' c t G C C C' Cca —,-.——,rA A".Ak A d, l ` __ 2C1L S/ 1---r1 • .1,,',.14FeAli 0 t' '4%- 5' 1;2 ii' ;--A 'j-- Q o - te• . 'J V r r. r.-I I: , 1 A f) . Ci :_:-4ic.): Lt - X# -1:2:11 I 11 I X)0 ) r 1 r Site plan is for illustrative purposes only and is subject to l change. 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) f-- , 9.93 9.55 108,000 573 0 1.33 1.33 7,000 99 Legend C1 9.01 8.57 93,000 128 312 9.56 6.32 68,000 n/a 72 5.33 2.97 50,000 197 LTJ Future Traffic Signal C C''2.58 2.58 30,000 191 Existing Traffic Sign,' C 3.38 3.38 33,000 249 C.) 3.27 3.27 60,000 259 C) Sta'l Ccun:C 1.86 1.63 6,500 115 P Right Of Way ( ) CO 1.57 1.20 6,500 96 0 Paid ng 2.04 1.64 6,500 119 1.83 1.83 7,000 104 Preservation C) 0 26.70 26.70 254,500 1364 Wetland and Buffer 0 2.45 2.45 25,000 138 150 Regional Commercial a 2.58 1.91 25,000 115 100 O twice a 3.45 3.02 40,000 108 92 l 11.04 0.00 n/a n/a High Density Reside^,;ialI 15.88 0.00 n/a n/a T] Medium Density Resident e: Total 113.79 78.35 820,000 3,855 126 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 ofthe 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 ofretail 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 oforganized 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 ofmixed 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 ofthe 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) Sideyard: 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. I) Maximum building height; Commercial—retail 2 stories Commercial—services 3 stories Office 5 stories Residential 15 stories g) Protection and preservation ofnatural,,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. 11) 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 doublefronted lots. Landscaped berms 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 andyardplantings. 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) Mee 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 ofarchitectural 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 ofthe 2030 Comprehensive Plan as well as the intent ofthe 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 ofa 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 ofmost 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 ofbuildings; 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 10 of 37 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. hi 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 ofthe development stage, a condition of final approval will be completion Ofthe 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 ofthis 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. Stagreport 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 1-494, 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. Maps CIiAN-212 CONVENIENCE GOODS TRADE AREA n 44 v vvt..,n.+ 1p ay t 41 40s a t..: , t' C 0 i t..., a • #, L• e• 16 I T. 1 l 5 1i f L I R j 1* •bv4Iawtsrblowr. t..auety 110.1.1..14... r h i t I Source: Scan'US. Inc. and McComb Group.Ltd. Staffreport 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. Map6 CHAN-212 SHOPPING GOODS TRADE AREA r1MSNis ni-..rr CCki't. rivet-6i 1,,t .. H.1itdr c n v.^.lw.,-1` itdf'f 1,: r!'. . mama mail C, 4- ; I,CiStAr C I.caw, oannb. a,laOslo* PlataD Cwre Ciwt bhmD•v, fk•to,1-, e:frnLgrrw.un Ii.mine9 I,nr 1,-, Fie.*ban ::,..,ii iv-Ju,Tan ffaun stu, luvngrn,i tkr•er.Irv. t, CAS fr: Ti,II, IX44)" IePUe IAuit-)11rre u"` An. Le(we. 0 IYIMI-9/Il.i.tiStAtt a.n V:v.'11p: KNtM/ r• ....r Source: Scan'US, Inc. and McComb Group, Ltd. Staffreport continued on the nextpage) Planning Commission Regional Commercial Concept Planned Unit Development - Planning Case 2016-25 November 1, 2016 Page 14of37 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 squarefeel not buildingfoot 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 of37 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, staffhas 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 ofbuildings 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 ofbuildings 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 ofspecificity 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. Staffreport continued on the next page) Planning Commission Regional Commercial Concept Planned Unit Development—Planning Case 2016-25 November 1, 2016 Page 17 of37 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 ofPowers 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 ifthe 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. Staffreport continued on the next page) Planning Commission Regional Commercial Concept Planned Unit Development - Planning Case 2016-25 November 1, 2016 Page 20 of 37 I Public street connection to --------_ AsiAY-Aw _ J 6L___ 7 Mills Drive tiJ— LI- — w wwtil required. i c st CO r 14 j Any /.,...;:__-_=-_---.,--,,----2- 1!N°n 1QII i 1 '` k 1 1k ...ma M 5 0 it 1 JL io : , r Joir 0 L I . — \- 1 1 Y — m o ib m o. .1 li #% !. c,`*-- 1),`, N__ C — ' ‘' :::.,-t, ----\ m ' \ e . Po trT -- u ..,C.. . I of rw'' i'P d' pop. ..,\ \-- rt.. ^It J/ 7 9 ip Vo Ni/. :— t r,-...L r i 9. r - ''..'":4"'.il' ` O I- II I I l it Possible roundabout to demarcate between the proposed mixed use Connect todevelopmentfromtheexistingexistingfirelane ,residential uses to the west.to the south. L__-_ 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 ofpotential 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 of37 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 ofthe majority ofthe 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 ofdevelopment 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 ofwetlands;"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 ofbeing 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 ofthe 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 todescribe 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 ofthe 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 ofthe project. Economics alone do not make an alternative not feasible and prudent; and 1) 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) Ifthe 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 ifthe 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 ofthe 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 ofthe Federal Clean Water Act The U.S. Army Corps ofEngineers will likely have authority over some ofthe 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 ofthe 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 BluffCreek. Both of these water bodies are impaired. Stafreport continued on the next page) Planning Commission Regional Commercial Concept Planned Unit Development— Planning Case 2016-25 November 1, 2016 Page 24 of 37 t1:4' I t 0,74ac ,f j '' its i:.. 1' a r 411 0.69 ac f j/ Previously.Diained .41 '"i;VvlINotPresent ' 2.33"ac r 517)4 1.W1.8Irt.•'` it 0.00 ac . ": 1, r1 0.19ac. , Vv13 W1.7 0.50 ac 1 03 ac '# rr 002 ac ' • eliMIP+ C ` . +M ire , ,, r W.5 0.36 ac A4 0:13 ac v Legend 1\ :1.' .;t!.X- •ati1s, 4 .. Q ProJeot Boundary at-4..-4.-I.r s' . II ED1015 KES Wetland Revisionso 1 2014 SambatekW.tland Boundary i0• t a 2014 BoundaryWetland 6 4'73.•,j(+ 11. .Dramaeeaay r t,{t. wyft}ir ot., •0.Culwn t Y Figure 2 - Existing Conditions (2013 Carve Photograph) N 0 500 The District at Vincent Ridge(KES 2015-013) q.,• i 1 Feet Chanhassen,Minnesota Nov:Boundaries Indicated on this figure are approximateK/OLl7AUC FN\IRt)NMF\TAI.SF.R1'ItrSCOMPAVY aid do not constitute an My Swot MrRieo.ESRI Imagery etsen p official survey product. Figure 1-Updated wetland delineation including additional areas in purple. Planning Commission Regional Commercial Concept Planned Unit Development— Planning Case 2016-25 November I,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 ofpreference; 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 ofwetland 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 BluffCreek. It will be important that any impacts deemed unavoidable are mitigated for within the Bluff Creek watershed. The minimum replacement ratio will be 2:l 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 ofthe 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 ofreplacement wetlands as follows in descending order ofpreference: 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 ofthe site drains to Bluff Creek which has a turbidity impairment and an impairment for indices ofbiological 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 ofthe 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 II1.D states: Where aproject's ultimate development replaces vegetation and/or otherpervious surfaces with one(1)or more acres ofcumulative impervious surface, the Permittee(s)must design the project so that the water quality volume ofone (I) inch ofrunofrom 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 ofthis 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 IILD.1j.), the Permittee(s)shall consider other methods ofvolume reduction and the water quality volume (or remainder ofthe water quality volume ifsome volume reduction is achieved) must be treated by a wet sedimentation basin,filtration system, regionalponding or equivalent methods prior to the discharge ofstormwater 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 BluffCreek Watershed District Rule J Rule J requires that the 1.1 inches ofrunoff 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 of37 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 ofdesirablesitecharacteristics andopen space andprotection ofsensitive environmental features,induding steep slopes, mature trees,creeks,wetlands,lakes andscenic views. 1)More efficient and effective use ofland,openspace andpublic facilities through mixing ofland usesandassemblyanddevelopment of landin largerparcels. 3)Hlgh quality ofdesign and design compatible withsurrounding land uses,including both existing andplanned.Siteplanning, landscaping andbuilding architecture should reflecthigher qualitydesign than is foundelsewhere In the community. This would lend to preservation ofwetlands, woodlands and topographic features through thoughtful consideration during site layout and through the use of practices such as terrain- adaptive architecture. BluffCreek Overlay District The woodland area lies within the boundaries of the BluffCreek 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 ofwetland preservation as a whole. Staffreport continued on the next page) Planning Commission Regional Commercial Concept Planned Unit Development— Planning Case 2016-25 November 1, 2016 Page 28 of 37 is" it,y x A s r Subject Site00 rr r Mid I O 411* i itIV 4t. V ir.r. ', ' ' y .rs, r I. frr! ry q ' 1, i il ;f rr Landscapint 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 ofspecies 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 ofdevelopment standards for the site. Carver County Comments (from 201S) 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 ofthe 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 ofpark fees or a combination ofboth will be a component of any agreed upon conditions ofapproval 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 BluffCreek Overlay District to the greatest extent possible. The Commission envisions nature trails within a portion ofthe woodlands. Significantly increase the walkability ofthe 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 ofthe 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 ofthe 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 of37 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. Staffreport continued on the nextpage) Planning("ommission Regional Commercial Concept Planned Unit llevelopment Planning Case 2016-25 November 1, 2016 Page 33 of 37 t r}T ) S atArbo(las rc-i a '* o ty ` /rte. ,• a g tet 9Cn1 t47?tf` l., 'i. I. 1'4 $, ' .,lei.4 Jt41, h ) t =3 ICa P 1 it i 01Ne`Get elj 0 , i i t. • s Me (. 4 `.-5r5/ 53_9 .. lea t C,tYwptydN A iy aR y•ff , i]{ p 'i} pPnhan, 9 fOY .'. I .+..._ it 1 M Z r ..t whle i Rackiis t,I ,`&1 V .0000 i tU c 0 fi;i.....,,,,, .: : N., 0. of II 1 ,VG j . 11 5'' ' I r UMW r s., i 1 --*—I . i u4. ... rx ns D.:, r a flQil ',IIS 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 ofthe 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. Whv we choose to live& work here: Small town feel Within easy striking distance of big city amenities Parks, lakes & trails Open space;recreational opportunities Community values Family-friendly; healthy; engaged; close knit Kid-friendly Strong schools; beautiful parks; safe;neighborly Great downtown Attractive;walkable Safe Low crime Strong city services Community amenities; can get almost everything here Affordable Housing; low taxes Special attractions Chanhassen Dinner Theatres; library; fishing; 4`h ofluly! 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 lifeJob 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 ofthe 2030 Comprehensive Plan as well as the intent ofthe 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 ofthe 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 staffreport from a. City Engineering b. Water Resources Coordinator c. Environmental Resources Specialist d. Parks and Recreation e. Building f. Planning- including list ofpermitted and prohibited uses. g. Carver County Ste'report continued on the next page) Planning Commission Regional Commercial Concept Planned Unit Development—Planning Case 2016-25 November 1,2016 Page 37 of37 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 ofMailing Notice of Hearing G:IPLAN\2016 Planning Cases1201 h-2S Aviende-Chan Retail Site\PC StaffReport COMMUNITY DEVELOPMENT DEPARTMENT anningdDivision— P.O. 147, Chanhassen,CITYOFCI{ANllASSEN .Mailing Address— .O. Box 147,MN 55317 1111111Phone: (952)227-1300/Fax: (952)227-1110 APPLICATION FOR DEVELOPMENT REVIEW iSubmittalDale: /31I(, IPCDate: 1; 1 I it 1r CC Date: t I (7 /1 C', 60-Day Review Date: II l Section 1: Application Type(check all that apply) Referto the appropriate Application Checklist for required submittal information that must accompany thisapplication) 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 0 Metes& Bounds(2 lots)300 O All Others 425 Consolidate Lots 150 Interim Use Permit(IUP) 0 Lot Line Adjustment 150 Final Plat 700 In conjunction with Single-Family Residence..$325 All Others 425 Includes$450 escrow for attorney costs)' 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 0 All Others 275 Commercial/Industrial Districts'500 Plus$10 per 1,000 square feet of building area: 0 Zoning Appeal 100 thousand square feet) Zoning Ordinance Amendment(ZOA) 500Includenumberofexistingemployees: Include number of g_ew employees: Residential Districts 500 NOTE: When multiple applications are processed concurrently, Plus$5 per dwelling unit( units) the appropriate fee shall be charged for each application. Notification Sign(City to install and remove) 200 Property Owners'List within 500'(City to generate after pre-application meeting) 3 per address addresses) Escrow for Recording Documents(check all that apply) 50 per document Conditional Use Permit Interim Use Permit Site Plan Agreement Vacation Variance Wetland Alteration Permit O Metes&Bounds Subdivision(3 docs.) Easements( easements) TOTAL FEE: $950.00 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 Check box is separate narrative is attached. Section 3: PropertyOwner 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 Kendra Lindahl, AICP Digitallysigned by Kendal CP Signature: I-O5W 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: 1746 0 D a3930 Kings Point Road Phone: 952._ Z -y-'7 q 77 City/State/Zip: Minnetrista, MN 55331 Cell: ci I Z— ‘2 — t z Email: 6a rex A ®Li t i' s'S.Garh Fax: Signature: Date: Z,8— Ze0I 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.nel 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: El Applicant Via: Q Email Mailed Paper Copy Address: Engineer Via: Email 0 Mailed Paper Copy City/State/Zip: 0 Other" Via: Email 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 i i ill 1;11----,[ raAtt,, 4* ki,,i:L..... 2 .. _ AVI):Nl)A s AN ILI"DA 1 ---J..... 0 APPLICATION FOR CONCEPT PLAN REVIEW September 30, 2016 LANDFORM a Frons Silt,to Fiimll 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 i 1 F 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 i f, t•: I + F 0 R M September 30,2016 Project Narrative 3 Design Concept The provided concept plan meets your Comprehensive Plan goals and includes approximately; 50 acres of Regional Commercial(approximately 435,000 square feet) 15 acres of Office(approximately 40,000 square feet) 12 acres of higher density housing including with a potential for Market Rate Apartments(300 units)and Senior Living(100 units) 6 acres of Hospitality/Hotel uses(250 rooms) 4 acres of Stormwater ponding 16 acres of Conservation land 1.6 acres of land at the southeast 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 t N I F 0 R M September 30,2016 Project Narrative 4 including a connection to Lyman Boulevard on the north. Access points on Lyman Boulevard have been designed based on County plans. The road alignments may be modified slightly as we continue to develop the design and determine specific user requirements for this regional destination center. Market Study The concept plan was developed based on a 2014 market study prepared by McComb Group, Ltd, a consultant that the City has used in the past. The study reinforced the need for this development and the findings to support the Regional/Lifestyle Center anticipated by the City's Comprehensive Plan. The 2014 study showed that this area could support 825,000 square feet to 1,120,000 square feet of new retail/commercial. Key takeaways from the June 2014 McComb study are described by the following highlights from the executive summary: Trade area population of 407,361 in 2014, which is expected to increase to 438,533 in 2019, an annual growth rate of 1,49 percent. Trade area households grew at an annual rate of 1.94 percent between 2000 and 2010. During a slow growth period caused by the great recession, household growth averaged 1.0 percent annually. Households are expected to increase at an annual growth rate of 1.5 percent from 157,810 in 2014 to 169,997 in 2019. The trade area includes Carver and Scott counties, the two fastest growing counties in Minnesota. Between 2010 and 2013,population in Carver and Scott counties grew at annual rates of 1.6 and 1.8 percent, respectively. Trade area average household income of$103,006 in 2014 is 20 percent above the Minneapolis-St. Paul MSA average household income of$85,611 and 41 percent above the United States average of$72,869. Trade area median household income of$83,841 in 2014 is 55 percent above the national median household income of$53,958. Trade area average household income is expected to increase to$110,603 in 2019, while median household income is expected to rise to$91,761. In 2014, 60,100 households(38.1 percent)are estimated to have household income above$100,000 and is expected to increase to 71,000(41.8 percent)in 2019. One- quarter of the households (42,113) are expected to have incomes above$150,000 in 2019. SCD14001.LEV I A. N L' F 0 R M September 30,2016 Project Narrative 5 Families comprise 70 percent of all households in 2014 compared to 64.7 percent in the Minneapolis-St. Paul MSA and 66.6 percent in the United States. Trade area population age 25 plus is well educated with 30.4 and 13.1 percent that hold college and graduate degrees,respectively. This is well above the United States rates of 20.8 and 12.2 percent, respectively. Trade area population in 2014 is 89.9 percent Caucasian followed by Asian/Pacific islander(4.0 percent), African American(2.3 percent), Native American(0.4 percent)and Other(3.4 percent). Hispanic(any race)is 4.3 percent. The trade area's many economic attributes,population, and upper income households provide support for retail stores, restaurants and services. This market study supports the need for this mixed use development on this property and details the unmet demand in the City. Our project will help the City of Chanhassen capture dollars that are currently leaving the City and provide services and amenities needed to support the existing and new residential development in this area. Our regional center will serve an unmet need in the community and will complement existing Chanhassen businesses. AUAR(Alternative Urban Areawide Review) The City completed the Chanhassen 2005 AUAR in 2003 for 624 acres, including this 114 acre site. MN Environmental Rules require that AUARs be updated every 5 years,but the AUAR has not been updated by the City despite the fact that much of the AUAR area have been developed since 2005.When the City updated the Comprehensive Plan in 2008,the City identified this property as a significant development opportunity within the City due in part to the residential development potential in the western portion of the City and the need to provide regional commercial for Chanhassen residents. While the AUAR was not updated with the Comprehensive Plan, the City did discuss land use changes from the residential land uses shown in the Chanhassen 2005 AUAR to the regional/lifestyle mixed use shown in the Comprehensive Plan. We ask that the City order an update to the 2005 AUAR(dated December 2003)for this area.The AUAR project area includes an area of approximately 624 acres, much of which has already been developed. We understand that the AUAR area encompasses far more area that the regionalllifestyle 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 A NDF ORM September 30,2016 Project Narrative 6 We request that the City initiate this AUAR update to reflect the land use and infrastructure changes since the original AUAR was developed.We believe this will reflect the City's Comprehensive Plan goals and will support the develop concept we have prepared. We look forward to working with the City to prepare the update and incorporating any findings into our development proposal.We request that the City Council re-order the AUAR as soon as possible. It is our understanding that a different developer approached the City in 2012 to discuss a potential mixed use development on this site and the City contracted with HKGi, at the developer's expense, to begin looking at development scenarios for an AUAR update. While the development did not proceed, and the AUAR was not updated, there were several development concepts prepared by HGKi for consideration. We have evaluated these alternatives as part of site analysis.We believe that our concept plan shares many of the same concepts developed by HKGI and responds to current market realities. In 2015, the City Council ordered an update to the AUAR, but it was not started. We now request that the City begin that work to update the 2003 AUAR to reflect the land use and infrastructure changes since the AUAR was developed.We believe that the AUAR will reflect the City's Comprehensive Plan goals and will support the develop concept we have prepared.We look forward to working with the City to prepare the AUAR update and incorporating any findings into our development proposal. SUMMARY We respectfully request review of our concept plan for this regional destination, lifestyle and mixed use center and we request that the City initiate the update of the AUAR. We look forward to the City Council work session on October 19, 2016, Planning Commission review on November 1, 2016 and City Council review on November 14, 2016. CONTACT INFORMATION This document was prepared by: Kendra Lindahl,AICP Landform 105 South Fifth Avenue, Suite 513 Minneapolis, MN 55401 Any additional questions regarding this application can be directed to Kendra Lindahl at klindahl(a,Iandform.net or 612.638.0225. SCD14001.LEV i A PJ L) F ORM September 30,2016 Project Narrative 7 li v1/2;r:a.e 11B1511 lir!.:‘.'4..'Ure!"...1,\:C.,..1.-...i.:111.,,',..: ,' 0i I w 1 1,,, 17272.404 Kti. tiA11 1• 1 41 l' • fir.^ 1i C- 4 f i II 4: r 1 r a1241, 0•241 'MA 3..i., A114 4,..),: 0: 41, 4,:" in 1: riT4 r r i• ddigor A No . .lat tl, I T '''' .\iSr" a )ipik. ' Ao,.' L 1 . • 3 ' t k' air ., p—r; W;w '. C i In. F 1 tj t-,t.0,...:,,,:...Y r CiEL` I1aa t 1,-,..!.'!fa m t. I i b1.0.,''''.11.; O r i il > > 1/4"1: 01-‘1, r t j L A t 1571, :'V r•a t v+•'j kyr r• a ' t '0 ' -If/ 73 - ' I \1115 4 1 QCI I/.I} 1 AI S a O 11L,i. ,Y.• µt-,Sit_:• V1 S to < pt,., f_. r....l ... _ t ...E t i t 1 f, 1 ,gyp i1. t ; ! iw 1 0 i. .i+r 1 fry. s t C of cl.f+ , 4 - or--. . I Icir-- k l in _ V ik • t,T. I.-Y ':` .. ss:J "ts'- 't 1.• Y, ;•" 7•S,i?l. a Z i- , L is'It tir r{ i." arf i ` Y '• 1 , ' Y R+ -F,.;-,if,. t1 •,r"• .. t w • . -• 4. FRT i,f. , Ai ''ri •r) JAI 1 t f r 1 t I 1 a•• ; t ' `te a. Z. 1; res it 4t:ewlir N ( T a r-c1 r r•.ILIo tsRff t1.o 1. I. l 0t CU 1 t 5, . — t A (-se * 1,1--• 2 .--k -, ''4,1. .,1 ' -- - i.,- • , v., 4 I.Mkl. N r a r t vv i. r r •` x1•.r,...'.. 4 fsi A • r-: .T' I/'ra"i' S•* fl,, rte '• ( ..%+ , et j Y *1/I , - I t R1 1,• I , . J' . I . SM .. .i . t f' . . e Ilit 4 ''4 , 4,4.,:, ,.,-:-....-:,• 1 ,., :: 4..„,..,-r A CO Y•` e! 'J d 1 `.. i ' w- l O e 1,,,,004.0-mss, h ,-. • _ CU 1 ', ‘i ''s..., Ili I,\• .- t, ,,......„/"--- 1Iy( C P i t ,`V g 4+' ' 40 t! th 1 1r ' I: I i• f it Z il Y -- r` mid. -tr... •{L f• tu tilt t7-11111141 -.:I • ti,,- , - • . ,;111/4.4'' :..' /% .- 'ilt...' \ - '33 ' i' ' c t • •.'!4,t. l67, , i 40,4 1 t'` y _ .. I, ,,; 1`+.; Y/ `• ' 1 sa .• w i ,, r, Y 7.‘":-... t' ts ....,--- al , - • --r hip --r` r 1 W : Yl[ rj, Ilf _ Wie j Il M j UQOO A c, 1 1 UN Q U oJm, Q co cNi Q ti M I rW N z I U Lei M M U Q Ujoo CO Lri U Q I Co HigH NN) i CC CD E a) a a) >-, ate) a a a, E ` > ca( 13 a' E EcC coQO 0 = v v 0 n v 0 = 2 O M Lri oo N l0 N O M 61 M e-- Ln M 75 NI M c— c— i M Ln '''‘Ire c— M I LC c— O v— N W ws. rik e— nv p. woe cis34AOd O a OMSOWc _.1 E vn a' a a O i V L 4 V V1.. O 44- u Q Q ra Gu N N M CU w x- _S W z Cl. 2: fe / Wat . ,1:3 u kJ a u ... ..4% c c z t . ,•,11,..tlzta. rzs `O 1 I' MI POWERS BOULEVARD v I INEiiiiiiiiii lililliirir.0 ,- 1 I' ,----- J 0- s - 1)0 ° ''' '-'. .1.11' IL- 11 L4-- V., 0 L 13 silill__- -UI i4..;). ., i C- '' ''''' 0 -6•I ' 41)Q3CI C5cr--0 • u ,. ,- ru 0 I0 ' ' 0 q p‘ VI 0._ E i 0 40-1*"''.-- A __—____ 1 L. -- ----- a a) i-•,, IIIMMIIII AMININI ----- 1-7' 1-VI1111111•911 34 1 - 1 r_ • 9 9 1 L G 0 0 L C 8 111‘ L.b u ) 0-- -- --1) AIL L--I) "4, 0 1 6--— -O " 6---1 -;.1 `-'' \ 0 I r;\ C IA I 1 U D ow e 01, c -- 11 1 1 o ,11, 1—z 1 0 C I a D ' a 1r ft,,8 E ---n-=.1-j------o C— dI I Jp6 0 0 11"..-------. Os r.:tiajA 8 au • . () c,z, Lai Lau LI: 1.1, t *. 1 : 1----- - - •.-,' .,, 6' r .:. r 1 ' -..ir '_ ' v,i4' i lot, s -., .. ''',,,...., ',•.....t'' iZi 4t-ylk. , k .\ 4-7 We"It 4 !a i61-------- 4 i iLLAS i li;6. 1 te. acgt--* ' I I <1 w --------ii _ 14 1 1---4 le I A --I 1 1IIt------- 11 j• I I. 41 0 fr __ .I .P._.,__ : c 0- V- •AIX re ••• 41 -- 41,- 4P .- lea li.:-. :4 G 40 - i7---0 tt-9----10-._ If t; 41----"---4 I I • v ._ ' . 04 i 1 I I i11V-----....1 I4 . I I( 0. . 1111 i •11-------. 1 t I 1NI cl omege ,_._,_ .._,.___ --,-- i 7. a Z I n'dt a 1 ii.0..• :i ow. i • i CD I 1,`Z i 4 N - 4r liji*Mtlain.q .114111.-1*4117 '1 I C to.... .>(.......).% ''°. 411- 4r- .tr a 1 gic do +IP 1 0 ''..1., ° / sii— eft _ ., CD j .ottC 11.11.1461414........!ii ............10011:1110.20: 1111111, Mal , POVVERS BOULEVARD UP) 1 , cu • m y 0-' c CU •L 7 cijr ' — '---- Z- ' ------'" 1--(-.) -Q-1 -T-0 qi-\ \ ' 60 t, 0 , ....i. , cri > -., 0 i;1- = - s,, ,• , 7: CD [17, 0 - 0 t A I ii _._ c 0 C t t- COG 0 c ' i r------i) • ( -) E,-.. - .4 . ci— j • 0 i ac 0 D 1 1 :0 7 o_ ,, ,,V Ilk -;.__--_.11- r• 0Hi-1 0' :111 G 0 n,,,,,,r..- iii- 3 D I I j 1=3 •• a 0 4•'la' . 0- -1- tir-'• 1 ,..-I\ 1i4.1111110 0 U 1 L.) 5 r• ___ I 1 ) lik 411111114 0- 4111111.111ftioneftwana. I I itt I ri s -1.11111111"- LMM_—_ ijii 0 7 W 0— 7--) C-1. ''' -_-_•. - . '- \V 0 N 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 MO west Lide /venu,CouttPoin Dox 116'. Limy Minneapolis,Mid 551140-1165 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 f Chuck Mayers Right-of-Way Specialist Engineering Services charles.mayers©centerpointenergy.com 612-321-5381 01 Minn ater&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. Detrort Lakes Duluth Mankato Marshall New Ulni Rochester St ( St Petri St.Paul Office 520 Lafayette Road North St.Paul,MN 55155 Phone:(651)296-3767 www.bwsr.state.mn.us Try- (800)627-3529 An equal opportunity employer The City of Chanhassen Citizen Survey ADDITIONAL, QUESTIONS Four additional questions were asked hy 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 Stronglyfollowingstatements: 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 A CHAN-212 TRADE AREA DEMOGRAPHIC CHARACTERISTICS AND SALES POTENTIAL Prepared for Carlston Commercial RE, LLC Prepared by McComb Group, Ltd. June 2014 S Copyright 2014 McComb Croup, Ltd.1 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 ofretail 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 Categmi 2015 2020 2025 Low Median High CONVENIENCEGOODS Food S force 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 FoodService 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 Sys Stations/Cony. Cas/Convenience Food Stores 6,619 8,052 9,708 1,500 2,933 6,121 42 M i:- Table 27(continued) CHAN-212 SHOPP1JYG GOODS SUPI'ORTABLEGLA BY MERCHANDISECATEGORY Gross Leasable Areal 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 All Other 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&LeatherGoods 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 Wattle 27(continued) CHAN-212 SHOPPING GOODS SUPPORTABLEGLA BY MD(CHANDLSECATEGORY Gross Leasable Area) Store Svc Merchandise Category 2015 2020 2025 Low Median High OTHER RETAIL STORES Building Materials&Garden Supplies Building Materials&Supplies Stores l come 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 ofPhysicians Offices ofPhysicians 69,703 83,863 100,202 969 1,652 4,008 Offices ofDentists 32,197 19,368 23,145 1,090 1,700 3,970 Offices ofChiropractors 4,649 2,797 3,342 1,090 1,600 3,970 Offices ofOptometrists 1,764 3,183 3,805 1,074 1,620 4,347 Offices ofMental 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.I.td. 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 ofanchor 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, afid other stores and services. 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. 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 ofvarious 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 ofthe 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. J Kim T. is n,Depu Cle Subscribed and sworn to before me this ?D day of n CIDIU+- 2Q 16. JENNIFER ANN POTTER ry publlc•MINn3so yNotacomloon ExA lotary Public Ta 0 a) ID •N Q) vi L g f o c E C 0) O N " L 0)oa'E,_ ryrn '_cy COco C y L O N O CO 0 .N 4- L Q) t -0 vi o u o 0 0.0 5 F d n.8 n. N c c0 . 7 0 ro O _ Ne- c 0 c ° h' L,, a+ C t3 E V v>EFE € d w L 0 E su- b c 0 7 O) O L U N COo0 c 0 0 c C 0 p) d E , .a EL F R' o „ C m .n 0 L L - U C O U +.aic ' Eo E dad ua 6 7 CL 0 m- 0 • TJ 0 ro a ca N N O CA a-m e - b »V ro , m'-' cu co 6 O •p U V- N = .O 3 •O 8. L Q N C E,E r , m E u Y 3 3 E • o cECCOOC `- aa) c0 00.) >. 0 -0 • E 'n O m¢ 4ao >=Q'c°E n`c m 01 O N Q 0 L D •O N 3 (o ` COCCE0 >' 0 Urn -0 E v° L o 6 v c w m 0) 1p : > r. U 0 0)cA 1 0 O10 c c v o a-s d'o io c C QOro - 7 ` U aU O N - O00 0i cl- § E FcpacmaVoco£ N~ Talm ° 0 . N m p- 0 0 O 2' n r 4:1) >, 7cFUO•aCi OCj N S c _c' 313 '“, '-'91"f,, ' U rEk. c ° 0 .1= ° Y O N N a)C - y_O 7 c E - 0 L 0 ado ^ Ew LOd " F-C U N O .. O c0-0° 0 p nU E-' Tcc> 0 CO 0 N N N = c to d O 0.) N U E L• o .> h 3 3 d o E rn d` $ 0 1°u d L C D Q U • Z .E N 0. co o v) _c Q) N c L ro >N N n m c r o o S'n rn L c «oEcoNOQ) ni,3 w C_ 0 +L' C r Cl) co' 0) 0 = a co ro c • C -E •o c d w c- d>,c_ o C (A °L O O Q d C C 0 •• - @ E O N N 0 C*, 0).0 . aT v m£ Q o m c N..o a Q S S y 1 O Oc _ a CO O N ES E O O . e",-- O C 0 N Qc O _ + U Cl) 9Lo °faelo Fba 0 9i co E 0 N X c c Q • cc0 y 0 - p O o CO L O N C O U O 0 o a,. `- (oc -• n L d= Z E C N c O M c c N L (:) -'-' 4- vi a) 0 C ? U L O O 0) 3 '13 OE O O 7 8 €' c>m d 4od " ymU'r'9 0 ro c N 0 co N E ro > . O Cr).L°, N 0 N O as Q C • O' • U - C >, 0) 'CO C C U C oda - .o o 2 8.N So. 7 0) ,-- CO a c coC3 0) _ 0 J aw 7 c 7 co ° a . N a L C a U 7• U a '' _ N O N) U g u ,, q v.t c nL -n" g 4' 0 roQ c ' 0 t 0) co V) 0 w om m E- oup C3.O. ,c L a U 7 3 NCpa) - _ N roo s"$o ._0p No0 to ro q)r to p T> vd` vE o'xodC .0 C 0 0 j,r N c.0 c 0 0 c SA O m O N O >+ c •3 L 0 'E 0-v 1 c d c E "V rn 2y m o ac, U •,..-6. - L... 0 C ro c to N N 5 '6 d W d A- C E •c - C Q 0 O Q 0 0 0 U > p 'C 0 t) CO C ° a.. ;6'.7 tY E v', d- E Yc d d v , d"Lova0 > C 0 0 o)- $_ -o ,... C vi O a''d^ O) 3 .N. ro U N O) .0 7 0 oi 0 ,O V) E c ro >, '2' L E_U 'a m c C y u c Q, > V = 0 _ C V O C O a 0 : c c d) 0 p 'p C O c c„) > -00 _ ,_ .-_ S c o v E L 8 L d o a OC o, O ro ..Cr . J > UNU `_ a_` - QQ.. OL •O ' atro ' .0 }, 0 ro Ow< n"sdV9- [14,>,; .- 2 .1-PE;EIR.. V (b o o" d " " Z O C .-+ E N 3r d m omn .-Z Cl) U v- O O •N 'V '. N N O N ro t0 E U Q C N V 0 .(_,' 3 . o O ?i Df E N ` rn B E w N c- n L c Wca" c aroa o EQOC00 C L ` ro E .0 j,•.- c • r C 0 0 N c 8 s o E rn c t v$c Ca 0 , o ° c N E 0 ` 3 ip 7 CO U L 0 7 3 .'.' `: p t0N j C ` - C N 'D d on W u u c c tcd Ga veSN = 7 +.. U ro c U 0'• -• to 1- 0 a. o V O 'td p, 0 t C > > C Ea d o "g c a n C 0- Z. Q ' c E 0. 7 0 0 O OD E N O l0 ' E °L c aE d E 0dw °ate 10 7 Oa ro -' 0 3 0- LaL7 w 0E1nv °) .r " U '°mm= C I- DOCt17aW000 (naI- roCOa.- oiriv' NNrnLE0a0. a) cc 8E datdu-' d5'E- U N C C+ C C_-. p M._ K A-s.4§ 0.? C 0)a 7 L = cca4Egnwva § ova$• wa.1hi0) C Of 7 C coa 8g., 5 ,°gc2U "2u &Wa5p,+'' c ' t0 ds dg.va mTrdoo c m I i 0. 4) C C LAE c e -ap1FSr$'t'0.s $ imsmCc0CNg00inN . • 0 . ov8 aaa mnLwnh LLpcOU) t O r a, U day o dgll'.iO "L_ dc8 Q 13. to 1, C N E 0Y worcg '4-u_> 5 -d 'd'.a 'amQ. U ,o'O'$D. T 4"3-D g C E ej C t d UO O O. O O 0 0 O W CO x•tgUo£tn.3 a3 i na E ga 0 .J a a Q. .3 3 1v CIU z a a N d 4 €t CO CO 0 0 r N ". p C .. = .0 0) C Qdco II c R o V1'1 m.. p+C dr p O) N L -p O N p Oa N "- . 0 Q) 'O a.n GO O D o 10 q on cN > Y N o I-- f, 5 c a-DE ? r-*S S- O CD 0 ro L N N Ta c 0 c Cl.) 0 G C 0 0) 0C t N E c 7 c E E g g e1 c CO c i L .c - U U ro c o U00 .-. ro aq,0 L d o S. d S o T ro ° ._, ro - 4-, 3 co : O O Q a E O N Q) O 0) o t. h a N C m c'6 E „; p td 7 C t] 7 ` p+% t1 L > O > N C •C C 0 > e A E d Y . 5 t E C t o L n C .. -0 .` O CO > c ' ro a. 0 C N n U a -E Q 0 L° ¢ c °L o> °m g_- 8'c 0 0) co E a vu ,6.0 _5 .oaoo $g 07'L) C 0 0) t L -o 5- .N c a ro t3 c C E 0 >` 0 a '2 c d E i'110- c0) m 1° > 0 '> Q O) J 0 • ,_ 0 0 ` N - 7 Y o 0 '- O f0 E 0 o`y d o C LSC m EQ •O J 7U • NOLj • 4) O +' N _ +- N '0 c E cLcToyot a- 0 ,r- v- E 0 to O 0 ' E 0) >, U = • C _' V) C 'N t 1O c d u a,s U c'3 ma) -pa) O C0 N mo 'CO` La0-rLE E :0C 00t• n 0L dE'ra , = kU sd00 v0ti. - N O C U N C O 0 O a p c ^ E - _ 7 . a) ,, ,_ @ o.,2 s w t V '2 Nro > c NO ayr .-' = LANa- C a0 a) 10 °UEECo .0 33 p o E- nco 0) 0 :, CO 0L u) a. 0 0 N C a >N N 512,15,- .co-Ei,- 0 g ;t o 0 0 Q L op Q a) C CO) 00 p 0) - C C C .0 ..2 N L N rot O J?' g a o c L "c 0) cL 0 to 7 N Ea•o E_ a or a o) 4 c 0 r ro N N p 0 D 0) w m5 n o aO ; W .c , v- O Q C UE W aa_ ro f)a O l0N 1 .0 -OL p= > z IHJfl1fl1JM0 .n3 " `-• ro 0 u) CO) . U 04U_- smL L C N er t ro N O a u c• O0 CA3 O 0 3v;E wWWa ' U O 4 Q 00 C E 0N 7 a) 0 E ro ; 'V m 0 .> N ro Q C U .c >,.5 E CO c C° -o C o'moa E. Fc " L fg4Q-' m .°5 Q V r a E 'C -2 U 'D = O` Oa >, 7 C m 'c p a 0 U 0 0 C 0- U U Oa °` • 4. d O N .0 m o y.ff E £N 0.2 8170) `v co .. to (0 0 0 x 0 J N aro 0 = 0 7 U a N N vi Vh "." a o E o 3h6r3Q. C 0 m L a U > "'L ! hR - iI cnv) 00 6" , v d, c x d e0) 5 G. ,a t 5 v,q.2t$ c a) .-! E 7- E i ll c. u E ' °1 cif N E ^-; N 0 t 7 N 0> 0 ca O N E c m L g u c $m)-o Q. > d 7 U , 3 o CO a N O c _0)•.. C cp U 0 E C O C c,) > '1- 30 O - N `t= E E 5 c o$ffi c 8 r-E ."o .'E47,O m -43 0) 0 0 CD 0 cO ro10 U N d'c a t .. a cO r cn t•' p) V ' N 0 d¢ O o y Y m ro n,r E a LOCU (6 N - -. ' E p to ro a E U E C N V N 'Y • ° 0 0) E d i4E o d N Q °EddnLcccOOaJCa.'"' 0) ro ro Q p o. d m d- yN) ._ N ,- Q 0) c ` 0 0 L. c .L.., r 0 E Z ° 3 .0 C m c d V - 0 cU = E U o n o 0_a> T c L a o v ro N ro U (p 32 7 V +, U ro L 0 7 0 O _ ND C 0 • do.' mt -ryu"c vEdcL p C „,12 = 7 ,C 0 •0 E U 0 R 0..- _ L 7 0 0 .N C E v c w c n -a E ,- c z n C 0)« > 0 . T15- i E 0. c = 0 0 O. ° .f co I- U d " 0. 0 E ro N a ( O c0 z > E o'p.. D E .,k,, 19 ?'A°E C 7 c N O ro ) 0 a 3 O- L a.o 7 L O E 1n N .•' " U yv* N.co a=a'cb a- O.•,, - A 0 F- 7 0 D -o a 0 0 < 0- 0 cn Q H c0 ro a r. N M d N a) 0) L E N Q.Q. 0 ro 0 D L y C=d L 2 "S .1' „ E t c0u) D< 61,Q °+ay av c°d° i af ocNcoaroy.= Et 14,16 -Z-SttErgC7L7cddr CO 0 C 7 C c mwS..'L W$cEUVCU .ai.o'c at E H N li C 9, C CCOc!) c0 '', O O d cn Y . ; Od Eza- 4,g2 0a" Or rnoIocOco4) o E w V>`eco naa= >L o11-5.* =vQV11 N ro O a 0. V cow 0 E U I n 'fpliit'tpotigs,O O` 0. OL O L .- 0 Z CO u(. i)o5 V).o a > .na<E n 0 00 0) rI OD U) 0 0 N c-I M p .--I 0 c--I N OD 0 U) 00 0 m 'Cr 00 N d' 0) LD lD U) 01 m Ul 'CY .-a M d CO 00 ci r1 0 r•{ c-I 111 c-I N O O d• LD O O O U) r1 0 d• m d o d' O h N 00 00 N Nh 00 00 d• 0 00 h 00 LID 00 N 00 c-I N M M N . M N 00 NO NM d• d' d d d d' d• d d M U) d' d' d' m ct N d- O) N N N d 111 N ct 'ti' 17) d- N h h h h h h N h h h c-i N h h N h h h h h h N h . h N h h h h h h h c-I c-I c•I rI c-I c-I c-i c-I c-I c•I ci c-1 e-I ci H r-I c-I c-I rI c-I -1 ci c-) r-I O rI c-i c-i c-I r1 c-I .-I a M M M M m M M M M M p M M m m M M M M M M M M Lnm c--I M M M M M M M N UUUUUUUUUUw) UU1UU2 UUUUUU2 UUn UUUUU 4TZ Z Z 2 Z Z Z Z 2 Z z Z Z Z Z Z Z Z Z Z Z Z Z 2 Z d Z Z 2 Z 2 Z 2 4922222222222222222222222z- 2 Lr) 2 222222 in 22 Z Z Z Z Z Z Z Z w z 22 2 Z Z 22 2 Z Z 20 Z z z z z z z ZwwwwwwwwwwZwwwwwwwwwwwwHwZwwwwwwwVnNN0000V) 0 N 00000000 0000 2 00V) 0U0 V Q < 44 -a4 < 44Q44 < 4Q < 4 - 4 < 404Q4 < 44Q 1 MM X z M z z = M - IMMIX 111111M = 2 I Y 1111111roZZZZZZZZZZWZZZZZ' Z Z Z Z Z Z Z O Z vl Z Z Z Z Z Z Z Q Q Q Q Q Q < < Q Q « « < < 4 « « < 0 Q a Q Q Q Q Q QQ ro = _ _ _ _ = _ _ = = w = _ _ = Z Z 2 =._ _ _ = J M M M M = _ _ _ _ H U U U U U U U,U U U m:U U U U U U U U U U U U m U U U U U U U U U I I i I r I i 1 I 1 I oI W Z Z Z I p In Z Q V) Z V) 0 Ir 0 I 0 u 0 0 - 0 m p p cc C7 p p m U Y Y p v u Q rY I U - -- J U 4:U Y _ U Y Y 4QU , m U U Z U Q U U U Q m L O o m O O O U m C) CO In m U O m U Z O O Q 0 000u., 002wO0Z p m = 0 IY m m p p Q O W p W W m Q 0W 2 w w w m p m w wpaCCwInWww N N w >• w > IZCH w m m = 0 L W I- _J 0 w U` U _1 J_ 2 00 J_ 0 -1 in O Z I W i< z .0W W W W In (9 W Y w F•_ v > W w > Imo) w N w w w >. w Q > > 2 > = w LLI > 4 w 4 2002020022 .t p 2 0 = l.}_I = u oc cc Q m I- m O m 0 E m U Q r1 N N 0 c-I 0 0 U•) U) c-I ON Ul c-I N O c-I c-I I I-I O c-I N U) 0 c-I N O) O O O c-I M c-I x h d' 00 N O) m 00 O 00 IA d• Q) N U) M ci U) C O N O d- 00 O Q) N e-I U) m O d• N m co c-I d d• O N .-I c-I In Cr U) Q) d' d dr d t l d O (-4 cr L1) d- .-I 00 d O d• O m M d• d Ul I- O) ci c-{ al 0l 01 O) ci c-I cI .-i ci c-i -I c-I cI 4-; Q) ci c-I cI Q) 0) ci Q) lD c-I.t7) 4) ,--1 Q) c-I r) iI Iif i I I 1 II I I I II1 I j l t I I I i i e j I I 1 tri II i m O J O I w U I 1 Z F- 0 u z O 0 p w O I 0v) > w to Z p Q WWOwOmZUwYOW l70QZZ00QY 0 -i W Z w I- Li. Z U Z Z z o o z W W a > _ v) Q w z woo , w LI._ m Q N Il) W N Y _W g r O 2 J ~ p CL w V) 2 m z Q 2 Z W (5 m Z (7 J Jcccoz 0 m m mEx > a, m V) Z 3W Q Z Y w co w N Y z FW O p = Z w W -) _ = wZg -J Q a Z = Li.< I- O vl 02 z w a s O Q C7 p z a a w Z Q w W o O Z W 2 w = Y 0 0 p m Z 2 w z p -}-) w o2S W > HZ2 w z N Q fl- Q W 0 0 Z I- < I _ -j Q Q Q Q Q Q Q w a 5D -5:= 2 w cc < 44 m m m Z_ m Q 0 J Z Z Z Z w V) V) W = = w w w w w w m ccw w Q Q Q m = S m = 2 J I- Q Q Q Q, Q Q Q Q Q Q m m m m m m m m m m m m m U U u U u u u u u u M o 0 4 000 000 m o t or um) 44 m 000 000 O 4 OI 4 W m N dam' N V 0 H .4 WWW 0 m N O N N N N 00 M N 00 N N lD N N N N N N c1 00 W N U) 00 N 00 N N N 00 tD M CY 44I I 4 N CI .4 I . 4W CI I N Cf .4 Cf M .4W Cr W I 4:' I 44I .4I H• H - r-) e-) H .--) '-1 H H H .-i H H r-) .--I ,--1 , r+ H H .-i H -1 .-1 H H .-i r+ '-i 1 H H H M m m m m m M m M m m m m m M m m M m m m m m m m M M M m M m m m M00000000000000000000U1U) 0 0 to Ul 0 Ul 000 000000U) 0 U) 0 0 0 000 0 Ul 000000 0 U) 0 000 0 00000 In 0 Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z z z z Z Z z Z z Z z z z Z Z z Z z z z z Z z z Z Z Z z Z Z z z Z zwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwV) V) U) V) V) U) V) U) V) V) N U) V) V) V) U) In U) N V) V) N In V) U) V) V) In V) V) V) V) In V)00000000 V) V) V) U) V) V1V) V) V) V) U) U) 000 0 000 00000 Q Q Q Q Q Q Q Q Q Q Q Q Q Q < Q Q < Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q 2222222222222222222222222222222222 Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z' Z Z Z Z Z z Z Z z Z Z Z Z Z Z Z Z ZQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQ22222M2222222222222222222222222222 U U U U U U U U U U U U U U U U U U U 0 0 0 O D U 0. U U U U U O U I I z Z:ZZ00. Z z W w in m 1 W a m W m W 0 _ 9Z a' Z 0 O 0 a 01 m z 0 Z pI, O U 0' U U tz a a: W w m w w C m U U - Q - Q Q >'-'z U J U U — - o W O Q0 U U U Z Q U 0 _JUL, — O U U O 0 U 0 m U w O m 0 0 0 U U w 0 m w w w w w 0 w m 0 WWW MZW CC W m w w Z w > w t0_ n a 0 0 W W w w Ui Q > w w (-9 w Q __J, (.9 w w z > (. 9 w w LLI LU> > w w > w w w w > - w > > w w m O 0 m 0 0 0 U w 0 a w 0 0 0 2 a' m O m J O - m -, w .aw a w 0 0 o OHO0 0 0 H H 0 0 0 0 a 0 0 0 .-) 0 -i -$ 0 OHO 0 0 0 H N 0 r) N 0 E d' ED 00 N 0 N .-1 N lD 00 U) r) lD N Ct vi 00 N 0 * al 00 CY M N M U) M H 0 0 N lD 4 M H CY H H O W N O 4 N Ct N H H Cf N CI' 0 4 O Cr 4 4 W H 0 N M H O H H H a) e-) a) M a) H al M_r-4 a)_O al al al H a) al r-) H c-I al H ,--I r) s al l al al a) al al 1 I jf j j I i I j j 'I I I I I U i I Z V) Z W J J w O cc JQ w Z L a a Q a Z J _ cc Q Q NccJaW - m H Z N w J: a w w n Z 2 -' V) W z Ur W LL cc 1„ I 2 Z O o U w u- 0 0 2 0 w Z O w N >- N a 0 w z O m m z z 0wc76wz000 } Q u 0 Q v) - 5 _, z O U 0 Q Q Q w Q w Qa U O z p o 0 > 06 g 06 w 2 cc 2 o w w Z J N ut Z z Q m a -1 -' z < (-9 -' Q W f' J n V) J J J Y J F- m O g w Ni w O o2S Q p l7 Q w' N J 1--m iUi1 C7 0 Q w Y Q 0 Z w m = J O --, z w O z C7 1- w cc Q ¢ ccc g 2 z z z > > > o cr z O z ,Z N U U Y Y Q o z m o z ,l, Q Q o O a' LL' Q Q Q Q Q Q Q Q W W O O O m J fY > W Q LL 2 U U U U 0 0 0 0 0 0 0 0 0 0 0 0 0 W W w W w w w O O 2 2 Q __I > Q Q 400 Ct LD N d' 0 01 ri 01 V) N 0 kr) LD 00 N 01 N N Ol kip Ct Lt) O M Ct 0) 0 L) L) lD O U) O Ul r-1 O O Ct '-i Ct O N 00 M d d' Ct d ri CC .1M00000 d O Ct M Ct MA M A 00 M AWAMW AWN N 00 N 00 00 N 00 M N NIMMA N N 0 A N Ct Ni d' Ct Na) Ct Ct Ct N W 'cf . Ct Ct Ct Ct,d' Ct d' Ct N Ct N N N d N Ct 00 =t' A A N N N N N A N N N N N N N N n N N N N N N' N N N N N N n N N N N 1 t--1 r-1 ,-1 r-1 ,-I r-1 t--I e-1 ,-i v-I r-I ri ri ri r-1 r-i '--I '-I ,--1 r-I r-I r-I ri r-1 fI c-I c-I t i r 1 r-I r-I r-I M M M M M M M M M M M M M M M M M M M m M M m m M M M M M M m M M m LI) t1) Ln Ln 000 Lf) Ln Lf) U) Lf) U) 000 If) L!) Ln LI) Lf) U) U) U) L) 000 000000 000 U) U) U) U) V) U) U) U) 0000 U) m LI) U) Lf) U) Ul 0 00000 U) 000 U) L) Z Z Z' Z z z z z z z. z,ziz' z z z z z z z z z z z z Z z z Z Z z z z z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z 4 Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z ZwWwwwLuwwwLiwLuLuwwwLuwiLULUWLuWWwWwwWWWwww U) Ln 0000000 Ln L/) L/) 0000 V) 010 0 U) V) U) L/) U) t/) 000 0000 U) V) in Ln L/) In v) to to Ln to U) toto to N 000 N to 000 00000 0 Q Q Q Q Q a Q Q Q Q Q Q Q Q Q N toQ Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q t111111111111 1 2 = 2 2 = 2 = 2 2 2 1 2 2 2 2 = 2 2 2 2 Z Z Z Z Z Z z Z Z Z Z Z Z Z Z Z ZZZZZZZZ z Z Z Z Z Z ZZZZ x x x = x x z 2 z z z z 2 2 2 2 2 2 2 2 2 2 = S 2 2 I = 2 2 z z x U U U U U U U U U O D U O D U U U U U U U U U U U U U U U U U U U U I I I I II ,il C[ a I v) Z to Ln to O Ln Z N Ln 0 00 Z Z w cc 0 OI_r M0 oa _ t 000CLcC 0 C) Y Y• J Y a Y J O U U Y >- m m Y w U z U a Y w O Y U Y Y U U J U U a m Q Q U Q U Y Z Q Z Qv U Y m U Q f-, U F- U O O Q O O W O H Z O m O O U U O O W O a LU O 0 0 0j Z O O v 0 0 0 a m O m m O a w w w O w m w w a m L_NI w O U) i w w a a } W m w } a z m W W W W _ W Z 2 2 J = w im C7 t7 w 2 2 m H o w 2 z 2 w i- z Wcc Q ccW J > w > O Q w w > w W w > w w w W Lu w > w w Q > L„ LL) > >. > m 2 w EE a 2 R Ln U m 2 m R O O m a -, m 2 -, m O oc a 2 U R m 2 R J R N v-I O 01 O N 0) 0 N ri U) 01 0 0 0 0 0 0 r-I Q) Lf) 0 N v-I N r'1 1-1 v-I 00 ri ri 0 r-I 0 LI) r-I tD M 01 N N,Ul O) U) U) Ll) O 01 ,-1 01 O O Ct M r-I N C) v-I 01 m O 00 M Ct N r-I r1 ct r--1 N Ct Cr U1 !itrn Ct d' d' Cr u7 Ct H O M U) tD Cr Lf) lip Ct O Ct Cr Cr U) Cr Ct Ct N r i MOlOlO101r-1 e-I 101 00 ri ri r-1ri M rI Ql O) O) t-I v-I ri r-I t-i ri 01 0) ri ,H r•1 Ol r-I r-I Ol H C I I1II 1 H I F- I1 1 a I N 0 LUnz0mwIccL- U Q u I m >cc Q N U rt z 2Zaw0pQZFQ 2 z Lmi w 1- Z Z Q 3 Lu w' z 0 on Q Z Z z a Z w to 2 0 F- N p L co0in Z 3 Q Y W F- w W Z Z O OU ac Q Z U Ln Z = m O Z m O O Ut•U Z m = Ln U re Y Y W J Q w 1,) w °C a = o2f Q Q w rY 2 Q w w O Q Z U ul JO O to 2 Q'2 o2S OL w o cU F- a z O z = Z Z m J .- U w Q Z W W Y Z Z O wQO7jC.J m m Ln to O W G a Q m to I < Q Q Q Q Q Q CL CLLIJZZ c Q Q 0o >2 im Q a Q2000aCGi> ccx2cmW occWWWWO F- ZZWW CWCWOCLQQCGCCtLLLLYLN M222MIZZZZnoo / / CmF- F- J JZ > Q Q Q QWwwWwuO O O O OOO 0 0 000 0 O = Q Q Q QWwWwW M O N d °0 H W O 00 O O) to d' ID ID to 00 00 N N ID N H O N O ID N N d' lf) N 0 N N H to LI) IJ) W d' c- 0 M '- m ID d' d' OMNHWH O d' 4 0 N N ID M Ir) lD W N N N N N N m W N V) r-1 N N M W ID W N W N N W c- dr. 4 00 r N M O) c1 d' ct '4 d' d' N d' d' W m d' 'Ct (-4 , ,,,i- W d' d' d' N d' c1 O)T r i r r r r r r r r r , r , r rr r r r r r r r r N N N N N lD H N N N N N N N N N N N N N N N N N N N N N N N N N N I s-I H H H v) m s-I H '-i H H s-I H H s-I H H H H H H H H H H H H H N HHHHMCOMMMctrnmmcnmmMMmMmMmmmmmmmmmmmUDmmmm to u) In In in m In In u) In to In Ln In to to m In In In In Ln In to In In In In m n In u) In In to V) I!) In ID V1 N In In In In U) to In in to Ln U) In to Ln to In In to In In Ln N In In to In z cZc CZC ccZ CZC to Z Z cZc CZC ccZ Z CZC CZC CZC ZZC Z Z CZC Z 2 CZC ZZC Z Z ZZC Z CZC cZc N CZc Z CZC CCZ 2 C G C C ,z2 2 G G C 2 C C 2 2 2 X 2 2 2 2 2 2 2 X 2 ,1 L 2 G G Z Z Z Z Za Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z to Z Z Z Z w w w w w H w w w w w w w w w w w w w w w w w w w w w w z w w w w V) o In V) V) J tn In I) In In I ) V) N V) o U) V) U)• If) o. o I ) V) o o V) o V) VI V) 00000000 V) V) o V) Q a 4 a a fay, I- a a < a a a a a < a < a a a a a a Q a a a a G_ < < < < 1111E w 2 2 S S S 2 2 2 2 2 2 2 S S 2 S S 2 2 2 2 S Z 2 2 2 2 z z z Z z z z Z z z z z Z Z z z Z Z z Z z Z z z Z Z Z z a Z z Z Z a a a a a z_ a4 a a4 , 4 a < a a a a a a a a < a a4' 4 a U a4 4..‹ S S 2 S S S S S 2 S S 2 2 S S S S S S S S S S S 2' 2 2 Q S S 2. 2 U U U U U =1 2 0 0 0 U U U U U U'U U U U U U U U U U U.U U w U U O I U1 IY to p Z Z Z W Z cc ccin p zw pl H a p p _ o o Z p a M Z O O Z opc U w >- Y Z w Y Y w U Y Y w Y > w w 2 t >- W. p U a U a W Q In O W a O U o U 0 0 0 Q U o U m 0 a .z U rr V' W °c o O w Q V) C 3 0 cc 2 a p cc cc ce cc cc to cc cc p cc cc Z z cc p W w 0 w• 0 cc } cc V) co 0N',Jw Jmw --IwJ = www0UJ w:222w2l7tnLLI oJzz ° C w w CL .-- > , Z w > w > w Li > > w >' >- >-. w ' 4 w w w w w m p j 2 m H g 2 a cc p D 0 m O Ir w 0 m J -J a. w U 0 -, 0 ,e In 2 cc a 0 H OAA d' 0) O to H 0 H HOMHWO 0 H' H 0 0 0 H HON H N N H 0 0 H N M W W 4 HOSNMW 4 I/) 4 N 4 4 W H O M N O M M W N O O N W N N to 4 d' d 4 d d ID d' In ,i d' ,-1 1-1 d' N c1 N O m ,-1 m N N d- O d' d r-i to ID d- m w W HHH HMH 4 HHMH 0) 0) s-I 010) O) Q) O) H H H M- H O) r-I H O) H 4..H O) H 00 i I 1 111 I iii I 1 1 H N Sthtx Z w d In wZIrOw Z cc 0 m > Z_ Z Z I-- W' 0 w H w I0 a Oa Z w Z p Z 2 Y w > 2 w Z Y w va) p cc Q ccc O I= ,•-s z a cc Y w Oi . Z wa' ccQ >- O, Q LL 2 z Q J z p- Dwpn O Y z _ w < w 0 L p < I,i-u. c = w a v);j m lwf) 2 0 U Z O cQc Q w Z g Ian in -. (.9 — l9 2 N U J 31Q'Q °6 N N G 2 zzo' cL' D (raj w 0 °6 Q J V) w -I p O °ZS W _J OC LL CZ W Q Y w = J a Z ti) Z W U O Y Ur p > J a w ! Y Q Z ce p O N H -' w (9 O Z W S CC F- = a a U Q Q = S — U CQ w _w H J J z > < (.9 H 2 w W w Z CC CC d' D CC CC CC X: 2 2 2 2 '[ w W CC W G N a L.L. zaaaaa ' a a a a a a u z Q d J z Z w cc w w o o Y Y Y `C Y J J J 9 2 2 2 2 2 2 2 2 2 2!2 z z z z 0 a a a- a De cc cc cc U) r1 LD LD 00 N Ln N 00 N 00 0 00 r-1 l0 to N Cr 00 0 00 LD r-I U) N cr Ql Cr CD O Cr r1 N M r1 d d d' Cr cr U) In r-I M 411-1r1 O d' O in M r-i cr O O d' Cr U) r-1 N 00 r1 00 N 00 N N N 00 N N N 00 00 "' r` d' m N r-i ON 00 00 N Cr M N M U) Ln ct .r IT cr v d ct d4 .r .4 v d• d d- .4 `n a'W N d•, 91 r-- .r I d .4- m N d v .4 .4IIIIIIII N N- N N N N N N N N N N N N N N t0l N r` r` N N cf- N N N N N N N N N. N r-i r-I r-I r1 r-1 r-I 1.-1 r1 r1 41 r-i r-I r1 r-i r-1 ' m r i r1 r1 ri r-I i r-1 r-1 r1 r1 s-i r-i r-I r1 ri r1 M m M m m M M M M M m m M M M w d' M m M M M LD M M M M M M M M M M Il) U) Ul Ln In Lf) Ln Ln In U) In Lf) U) Ln U) ti 0 If) 1f) Ln In U) LI) U) U) Ln In if) Ln Ln LI) Ln Ln m Lf) Ln U) In U Ln Ln Ln Lf) Ln Ln U) Ln U) U) Ln L/l Ln U) Ii) In U) Ln Ln Ln U Ln U) If) U) Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Ln Z Z Z Z Z Z Ill Z Z Z Z Z Z Z z Z Z222222222222222z222222z2222222222 z z z z z z z z z z z z z z z --, z z z z z 2 z z z z z z z z z z LU LU UJ W LU LU W LU LU LU LU LU LU W W J' - WW LU W W W LU W W W LU LU LU W W v/) vi) vim) U) Lei) I Lei) ILi) viv) VVi lf) Ui Lei) iii to iffi , m Ui LN) UUi Ui L/)i F=- ) Un Ui vf) Un VVi Ui o U) LNLl Q < < < < < < Q < < < aQ; Q < < < < D < < < < < < < < a Q z 2 m m = _ _ _ _ = X = zLu. _ = z S z Q = _ = Y m 2 m = M z z z z z z Z z Z Z z Z1Z Z Z z - z z z z Z z Z z Z z z Z Z z Z Z s a , z 'z;a a Q a a r < a a Q Q a Q a a a a ,_ _ _ _ _ -J _ _ = z = = z z T = u u u u u u u u u u u u u u u' Ln u u u uu 0- u u u u u u u u' u u j I 1 Imo'I i 1 i Q I i 1 i i 3 zo 0 o 0 M ID LU w Z LnZLnzLnLnZ Q F- vNi I- ZpapZaZapmma0 pocp m Q Q pQa Qp QV YY 1 YpUYZveZUYU mol- mwOrtpccoccmwom2oomccw1- Qwmoozwo000 W Ul in m m Z r- w _ U w _ w Z w l7 _ w QZww —C > J w = w w > w -I W rii p > W p m > LU i W >_ > w W w cc 2 Ln p 0 C m W Ll. w 0_ 02 2 p m 2 m Q 2 m U Ln m O 2 m w m m m 2 m r-I N LI) r-I ri N 0 O O r-I r-I r-I r-i N rl N 0 Li) r1 Lf) r-1 0 O r-L r-1, Ln O ri ri LI) Ln CO .:1- c0 0) U) LD r-I r-1 0) M r-i Ln 0 00 0 LD Cr r1 0 CO Cr N M 0 m M If) cr U) 0 LI) Ln U) CO 0) N d' 0l O U) U) N N L) LD Ln Cr r1 Cr O r m d' Q) d' u) cn LD ri O Cr Cr LD Crd• V r (.00) r1 00 LT r-I ri 0) 0) r-I r-1 ri r-I Q) %--1Q) 0) N r-I CO 0) r-1 CO rI LT O) r--1 v-1 r-I Q) rl ri e-1 r-I I i i j I 1 I i i 1 I I I I I I z i 1 Ii j l j 1 1 a Q I W I In N iWIWW1 I I 1 IC m o o I ' I- 00 j 2 2D Q O =O I NI- D x w O Z < h Q cc a z '' 0 J LL LI- LL LL Z W Z m_ a. Q L/) 2 z 1.,.. O w m m o Q Y > W Q Z z W = a a Q Q N } a ?.„- Z42- 1-- N w N u Q m m `n 0 2 u < a a w w m o = Q m Q a w > u z w o17a = a = w a a = u cc cc o m Q H u cc,0 l7 p 06 Q >I oumpa -, 2 cc H w w w M u a 0 w Q LL -, = Q I Co 0OLn = w W u -, o' Q lc w Ln Ln 4- >- m Z n. Q N 2 t7 w 2 uu < Nm Q U w z Z o- < Z Q w w m = OZS < 1-. } Z Y Z -Jz0WQ c m m F Q > > O Z Q p Q Q Q 1/) iDel .016,Z Wwp p C W WOQa Om Z z J J _J W 0ac I LL itoWWWtoWLLw00LWn0v) v0 0i v0 0 v=i 0 H H H H 1- 1- Fm- H > > > > > > > N U)