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_Combinedd w 9 A ASS CITY OF CIIANIIASSEN Chanhassen isa Community for Life-Providing for Today and Planning for Tomorrow TO: City Council FROM: Kate Aanenson, AICP, Community Development Director DATE: July 10, 2017 SUBJ: Avienda-Executive Summary- Planning Case#2017-10 Public hearings were held on June 6 &20, 2017 where the Planning Commission recommended approval of the five motions in the staff report. The requests for a Variance and Conditional Use for building and grading in the Bluff Creek Overlay district were voted on separately. The motion to deny the request was approved 4-3 the three other motions were approved 7-0. Revisions were made to the development plan between the June 6 and the June 20 meetings including: reducing the number of lots from 18 to 17, moving the senior housing development further out of the Bluff Creek Overlay District, Reducing the commercial square footage by 18,000 square feet and Relocating the Hotel site Other items that the Planning Commission addressed between the meeting on June 6 and June 20 included: 1. Wetland replacement—The Planning Commission asked if some of the wetland replacement can be placed in the Bluff-Creek Riley-Purgatory(BCRP)Watershed—can the city work with the ARMY Corp and the Technical Evaluation Panel (TEP)to make improvements to other local wetlands. Response: the applicant presented documentation demonstrating that they had looked for other property to pursue wetland replacement. None of the sites explored were project ready. Staff is recommending that the applicant contribute$300,000 to the city for water quality improvement projects within the watershed district. 2. Bluff Creek Overlay district—buildings have been moved to preserve more of the trees. Response: Staff has reviewed the redesign of the project for the senior housing development. The developer's proposal reduced the bluff impact to 1.75 acres but staff's recommendation is to reduce the number of guest parking thus limiting the impact to the Bluff Creek Overlay District(BCOD). The BCOD will be impacted by the drive serving the senior developments. Staff and the Planning Commission are still recommending no variance. 3. The retaining wall along the south now has two tiers. More specifics on landscaping in the area was requested. Plans showed a 20 foot wall with a 26 foot building on top-what is the visual impact. PH 952.227.1100• www.ci.chanhassen.mn.us • FX 952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 July 10,2017 Page 2 of 3 Response: The applicant has submitted a perspective of the two tier wall. It will be broken up by landscaping. Details on this wall have been included in the staff report for the city council. 4. Review and compare travel lane width along Bluff Creek Boulevard with other roads in the city. The Commission supported the 16 foot lane width and the Fire Chief recommend 20 foot lane width. Response: The 16-foot single travel lane separated by a median is unique to Bluff Creek Boulevard within Chanhassen. The applicant submitted a memo dated June 13,2017 regarding their lane width standards and approach for Bluff Creek Blvd. The memo is attached to the staff report. At the June 6, 2017 Planning Commission meeting, the commission requested staff provide more detail regarding the travel lane width for Bluff Creek Boulevard, including review of similar sites within the city. As a 2-lane median separated road, Bluff Creek Boulevard is unique within Chanhassen. Staff did not find a comparable site within the city. Notably, West 78th Street has a tree-lined median,but it has a four-lane configuration for the majority of the median separated length. Below is a summary of concerns related to fire safety and response times for our emergency vehicles alongside the concerns about traffic calming and pedestrian safety: Emergency Access Concerns:Traffic Calming Concerns: State Fire Code Requirement: an 16-foot lane meets MnDOT State approved Aerial Apparatus Road Aid requirements minimum of 26 foot width)be provided when structures reach a One research study has found that vertical distance of 30 feet or narrower lanes on urban and more.suburban streets were generally associated with lower crash State law requires vehicles to pull frequencies compared to wider to the right when an emergency lanes." vehicle is behind them. When passenger vehicles pull to the right Narrower cross sections reduce on a 16-foot thru lane, emergency crossing distances and have been vehicles cannot get through. associated with reduced travel speeds,both direct factors in the Concern about reduced response safety of pedestrians." times due to vehicles becoming a roadblock. Bicycles and pedestrians are among the most vulnerable Concern about response times for roadway users, and vehicular the existing neighborhoods where speed and exposure are the two connectivity is limited: The primary factors in non-motorized Preserve at Bluff Creek, Camden users' crash frequency and Ridge and Pioneer Pass.severity. Planning Commission Avienda—Executive Summary-Planning Case#2017-10 June 20,2017 Page 3 of 3 The quotes are from Toole Design Group's memorandum on lane width dated June 13, 2017. These concerns are not in competition with one another, rather they must all be considered to create an effective design. The proposed 16-foot lane width satisfies the concerns about traffic calming without addressing the concerns for emergency response. Staff is open to working with the applicant's engineer if there is an option they wish to pursue that can provide additional pavement width to better accommodate emergency vehicles,but visually narrow the lanes to provide traffic calming(paint stripes, bike lane, extended concrete gutters, etc.). Response: The staff has agreed to work on the design standards prior to final plat. 5. Developer wanted significantly more signage. Response: City staff is recommending the sign plan that has been prepared in the Design Guidelines. Staff has agreed to work on this issue before final plat. 6. The Commission wanted to understand the phasing of the development and how the developer will manage storm water. Response: Staff has no additional information at this time. The attached staff report and related documents have been modified to reflect the changes to the plans. The minutes from the planning commission meeting are included in the consent agenda items of the City Council packet. ATTACHMENTS: 1. Memo from Landform—Avienda Additional Information dated June 13, 2017. 2. Memo from Toole—Lane width standards and approach for Bluff Creek Boulevard dated June 13, 2017. 3. Revised Preliminary Plat dated June 14, 2017 4. Development Plan dated June 13, 2017 5. Housing Sector plan dated June 13, 2017 G:\PLAN\2017 Planning Cases\17-10 Avienda Preliminary Plat&PUD\Executive Summary CC 7-10-17.docx LANDFORM From Site to Finish 105 South Fifth Avenue Tel: 612-252-9070 Suite 513 Fax: 612-252-9077 Minneapolis,MN 55401 www.landform.net June 13, 2017 Kate Aanenson Community Development Director City of Chanhassen PO Box 147 Chanhassen, MN 55317 RE: Avienda —Additional Information Kate, We are excited to bring our development application back to the Planning Commission on June 20th and are providing with this letter additional information to address questions raised by the Commission and staff: 1. We have refined the alternative concept plan for reduced impacts to the Bluff Creek Overlay District. We have moved the buildings and parking to minimize the impact to the BCOD, while ensuring a successful development plan. This revised plan is attached. 2. We have revised the development plan to show how the changes to the BCOD area could impact the remainder of this regional/lifestyle center. This includes updated area calculations based on the current concept. 3. We have provided exhibits for the retaining walls. The retaining walls within the project will be designed to be compatible with the architecture within the project. The tall southern wall will be tiered and landscape to soften the impact of the wall, which is necessary due to the 70+/-feet of grade change across this site. 4. There was a question about whether wetland mitigation could occur on a site in the city limits. The wetland permit with the LGU fully outlines the entire process and discussion, but I offer the following summary: In a January 25, 2017 City letter from Terry Jeffery to Melissa Barrett(Kjolhaug), Mr. Jeffery states "in reading the application and from previous conversation with the development team, there is some level of likelihood that at least some compensatory mitigation will occur on-site."He further states "There is no discussion of on-site mitigation which has been suggested in several conversations with the applicant's representatives." The Avienda Wetland Permit Application did in fact identify three actions eligible for mitigation credit: (1) wetland banking, (2) restoration and protection of exceptional natural resource value (onsite ENRV), and (3) project specific wetland restoration creation (offsite, but within the City). The TEP determined that#2 was not an option for this site/project. To address#3, Terry Jeffery sent Melissa Barrett(Kjolhaug) information on four sites within the City of Chanhassen where he believed project-specific mitigation could occur Landform'.Sensibly and Site to Finish'are registered service marks of Landform Professional Services,LLC. attached). These sites were assessed by Kjolhaug and none were found to be good candidates for wetland restoration/creation for mitigation/replacement credit (see attached City ID Mitigation figure with notes). Kjolhaug also assessed the 7 potential mitigation sites identified on Figure 13 of the City's SWMP(attached). None of the sites were good candidates for mitigation. Using aerial photos, LIDAR and soils information, Kjolhaug searched for other previously unidentified, potential mitigation sites within the City. However, because the City is largely developed, mitigation opportunities over 0.5-acre in size on available land that are likely to be successful were not found. Wetlands 3 and 4 onsite cannot be hydrologically restored. Although they could be vegetatively restored, this alone is not an action eligible for mitigation credit under WCA and USACE rules. Because no onsite, or available offsite mitigation opportunities were identified, wetland banking was the only option left to meet WCA and Corps required replacement/mitigation requirements. The April 17, 2017 Notice of Application (NOA), item 5 noted "Evaluation that the lost functions and values are adequately replaced." This item was not very descriptive, and for clarification Kjolhaug sent an email to the LGU on April 10, 2017(attached). The LGU declined to reply until after the Applicant responded to USACE comments regarding the project purpose and need and the alternative sites analysis. The Applicant has told the City that they are willing to assist with natural resource or water quality improvement projects within the City. A project would need to be identified by the City. The project would not count as mitigation/replacement for WCA and USACE permitting purposes, but the applicant would be willing to discuss alternatives with the City. If you need any additional information, please contact me at 612.638.0225 or klindahl cC landform.net. Sincerely, Landform l(" 7" J Kendra Lindahl, AICP Kate Aanenson 2 June 13,2017 COPY: Mark Nordland ENCL: Revised Development Plan with area calculations Retaining Wall Exhibits Potential Wetland Mitigation Site from the City of Chanhassen City ID Mitigation area response from Kjolhaug April 10, 2017 email from Kjolhaug to LGU Kate Aanenson 3 June 13,2017 TooleDesAtgnGroup l 212 Third Avenue North, Suite 476 Minneapolis, MN 55401 612.584.4094 www.tooledesign.com MEMORANDUM Date: 6/13/17 To:Kendra Lindahl,AICP Organization: landform From: Christopher Bower,P.E. Project: Avienda Re:Lane Width Standards and Approach for Bluff Creek Boulevard Existing Conditions The proposed roadway is an extension of Bluff Creek Boulevard,which was previously constructed with 16' lane widths, as shown below. The existing 16' roadway width provides enough space for an emergency vehicle to pass a stopped car in the unlikely event that a vehicle impedes emergency access. ROW I' 10' 5'16' 16' 16'5' 10' I t' BIT. TRAIL BLVD. TMJ LANE PUSS MEDIAN TMJ LANE BLVD. IIT. TRAIL 1' CLEAR ZONEµpa PROPOSED 1. 5'CLEAR -4' TOPSOL -8618 CUNB ROADWAY c. ZONE 1' TDPSOL-AND S® AIID GUTTER n able CUM WO S®I, I GRADE AND CUTTER raAR ado.INSET13 8618 CURB AND SEE GUTTER MODIFIED 2'CONC. INSET A SEE INSET C oUTTALL) TYPICAL MAINTENANCE BOTH$ IDES STRP(TYPICAL BOTH SIDES) BLUFF CREEK BOULEVARD TYPICAL SECTION Design Intent The goal of our design for Bluff Creek Boulevard is to create a roadway corridor that accommodates a range of motorized and non-motorized users,and encourages users to walk and bike between destinations within and beyond the proposed development. Our roadway design helps achieve this goal through the use of landscaping, medians,frequent pedestrian crossings and the overall minimization of the roadway cross section. This creates a more comfortable and safe environment for all users—something that can be experienced on existing Bluff Creek Boulevard,especially when compared with larger, less comfortable roadways such as Lyman or Powers Boulevard, whose wide roadway sections and lack of landscaping lead to higher vehicle speeds and longer(and less comfortable) pedestrian crossings. Design Standards Bluff Creek Boulevard will be designed in accordance with MnDOT's State Aid Standards(Minn. Rules Chapter 8820), along with applicable AASHTO and MnDOT design guidelines. The proposed Bluff Creek Boulevard will be a Collector or Local roadway with ADT< 15,000. Per Minn. Rules 8820.9936,applicable standards and proposed dimensions are shown below: Design Criteria Minimum Standard Proposed Bluff Creek Design Design Speed 30-40 mph 30 mph Lane Width 11,feet(wherever possible, lane 12 feet widths of 12 feet, rather than 11 feet,should be used) Median Curb Reaction Distance 1 foot 2 feet Minimum Median Width 4 feet 7 feet Outside Curb Reaction Distance 2 feet 2 feet Clear Zone(area adjacent to 1.5 feet(when posted speed is At least 5 feet roadway that is clear of fixed 40-45 mph) objects, such as trees) The proposed roadway meets or exceeds all applicable State Aid design standards, and as designed should be wholly adequate for the intended use. Impact of Lane Widths on User Safety MnDOT's current technical memorandum on lane widths (No. 13-18-TS-07),includes a discussion on the role of lane widths in both pedestrian and motor vehicle crashes. An excerpt from this technical memorandum is included below, with certain sections underlined for emphasis. Urban and Suburban Highways and Streets Special care is demanded for design in urban and suburban environments,where often limited space must be balanced between the various transportation modes and among geometric design elements. Lane width is particularly important on multi-lane streets,where even small variations in design values are multiplied across the cross section.One research study has found that narrower lanes on urban and suburban streets were generally associated with lower crash frequencies compared to wider lanes. (An exception to this is four-lane undivided streets,where 9-and 10-foot lanes have been associated with higher crash frequencies than wider lanes respectively.) Furthermore, narrower cross sections reduce crossing distances and have been associated with reduced travel speeds, both direct factors in the safety of pedestrians. For these reasons, lane widths on urban and suburban streets should be designed no wider than to adequately accommodate the vehicular traffic volume and composition. General design guidance is as follows: Lane widths of 11 feet are a good fit for a wide variety of urban arterials and collectors. 11-foot lanes are fully adequate for vehicular operation on low-speed facilities and can be thought of as roughly equivalent in terms of comfort and usability to 12-foot lanes on high-speed roads and streets. 11-foot lanes are also appropriate on high-speed facilities under favorable geometric conditions. Lane widths of 10 feet are typically most suitable where truck and bus volumes are relatively low and design speeds are 35 mph or less, as well as in more constrained circumstances. Lane widths of 12 feet tend to be most applicable in high-speed or high-demand circumstances. On low-speed facilities,the use of 12-foot lanes should be limited to very high demand conditions or to limited-access roadways, so as to avoid wherever practical the drawbacks often associated with overly wide cross sections, such as excessive speed and longer pedestrian exposure. Multimodal considerations Mobility and safety apply to all modes of travel in the right of way.The ability of non-motorized users to travel along and across streets and highways safely and comfortably is a principal measure of livability. As discussed earlier in this section,the lane width selection for urban and suburban streets will often significantly affect vehicular operating speeds and the distances pedestrians face in crossing roadways. Bicycles and pedestrians are among the most vulnerable roadway users, and vehicular speed and exposure are the two primary factors in non-motorized users' crash frequency and severity. Conclusion The most current research and policy has found that overly wide roadway sections can result in higher vehicle speeds, longer pedestrian crossings,and ultimately results in an increase in both crash frequency and severity. The proposed roadway section is already wider than recommended in current MnDOT guidance in the interest of corridor consistency and conformance with State Aid design standards. Any further increase in the roadway width cannot be supported by existing best practices or guidance, and should be expected to lead to a reduction in overall user safety. 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I 1 I 1 1 BLUFF CREEK OVE ' Y DISTRICT I i I SECONDARY ZONE)i I , I I 1 II, c-----;-- WALL HT:1 Fr--n/ I I IiI'71 / 1' 7::-----—--——----7:1"-------7-1---- BLUFF CREEK OVERLAY DISTRICT 7.-----------------:--- ---PRIMARY ZONE) WALL HT:7 FT- .....75` ..........„ 1.:::---',,c BLUFF CREEK OVERLAY DISTRICT IMPACT='-- NO WALL 71-------:-- --- .I s'"... ./...: . 7., i: --, , WALL HT:12 FT- •-,..-/ '-:---„ WALL HT:17 FT ,...,,, A. --- I II I : I I BLUFF CREEK OVERLAY DISTRICT IMPACT-' 1 I WALL 7_,,,/( WALwALLL HTHT: ,..„..... .,../j.._----- \\ ', \WALL HT-14 El--'-- s•-..---1- 7...„____---- 1 1 RETAIL RETAIL I 50,000 S.F. 18,000 S.F. 1 \ •-, 1 11 \ I \ I I1 ; i 7---- 50 100 SENIOR CONCEPT B JUNE 13,2017 I_ A IN D F 0 '.7,-,,...:* - .. '.z '`,--':''--- .]' --,---'::f- ' --=';c-,-, '- .:-. ._ 5.....-.:_,F,.-s.,. ' • ;,.. . -: _ '--.'-''::-:- i.1 2" -::-''-'- n"'"' 1 -' - Y 0 PC DATE: May 16, 2017 June 6, 2017 June 20, 2017 CC DATE: July 10, 2017 CITY OF CHANHASSEN q N H ASS REVIEW DEADLINE: July 7, 2017 CASE #2017-10 BY: KA PROPOSED ACTION: 1. "The Chanhassen Planning Commission recommends that City Council approve the Rezoning of 115.519 acres, from Agricultural Estate District, A2, PUD Regional Commercial including"Exhibit A Avienda Design Standards" 2. "The Chanhassen Planning Commission recommends that City Council approve the Subdivision Preliminary Plat creating 17 lots, 3 outlots and dedication of public right-of-way, as shown in plans prepared by Landform dated, April 14, and June 12, 2017, subject to conditions in the staff report: 3. "The Chanhassen Planning Commission recommends that City Council approve the Conditional Use Permit to encroach into the primary zone and required buffer for the construction of Bluff Creek Boulevard; subject to conditions in the staff report: 4. "The Chanhassen Planning Commission recommends that City Council deny the Variance to encroach into the primary zone and required buffer for the construction of the development. 5 "The Chanhassen Planning Commission recommends that City Council approve the Wetland Alteration Permit to 4.4659 acres of permanent wetland impacts subject to conditions: in the staff report. And, The Planning Commission also adopts the attached findings of fact and recommendations. PROPOSAL: Preliminary Plat,Regional Mixed-Use Planned Unit Development(PUD),Wetland Alteration Permit and Conditional Use Permit and Variances located of 6 parcels on approximately 118 acres of land for the establishment of a mixed use development. LOCATION: Southwest corner of Powers Boulevard and Lyman Boulevard APPLICANT: Landform Professional Services LLC Level 7 Development 105 South Fifth Ave Suite 513 4600 Kings Point Rd Minneapolis, MN 55330 Minnetrista, MN 55330 PRESENT ZONING: A-2 Agricultural Estate 2030 LAND USE PLAN: Office or Regional Commercial, Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 2 of 59 ACREAGE: Approximately 115 acres DENSITY: Assumes 80% of site commercial with a F.A.R. of 0.3 and 30%of site residential with a density of 16 units per acre. LEVEL OF CITY DISCRETION IN DECISION MAKING: The city has a relatively high level of discretion in approving PUDs because the city is acting in its legislative or policy making capacity. A PUD must be consistent with the city's Comprehensive Plan. The city's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the city must approve the preliminary plat. This is a quasi- judicial decision. The city's discretion in approving or denying a Conditional Use Permit is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets these standards,the city must then approve the Conditional Use Permit. This is a quasi-judicial decision. The city's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The city has a relatively high level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi-judicial decision. The city's discretion in approving or denying a Wetland Alteration Permit is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a WAP. These standards, the city must then approve the WAP. This is a quasi-judicial decision. SUMMARY OF REQUEST: The developer is requesting the following: Preliminary Plat for Subdivision into 17 lots, 3 out lots and dedication of public right-of- way; Rezoning to PUD Conditional Use Permit and Variances for development in the Bluff Creek Corridor; Wetland Alteration Permit to fill 4.4659 acres of wetland The applicant is requesting a Preliminary Plat and rezoning to Planned Unit Development (PUD) for a mixed use development. The site is currently zoned Agricultural Estate (A-2). With the Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 3 of 59 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 as it is anticipated that it will be used as a permanent Drainage and Utility Easement. The use of the PUD zoning also allows for greater specificity in the types, location and sizes of uses. The city has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would be the case with the other,more standard zoning districts. It is the applicant's responsibility to demonstrate that the city's expectations are to be realized as evaluated by the city's goals and policies. At this time there are no site plans being approved. This application sets the framework,the plat subdivision lots) and the PUD (uses and development guidelines). Any proposed developments will have to come back through the city process for approval. f yil:,. / j — ," r 4p P :M.RP—P;;;;-:'- 3:: NIPI1,2 i R y 1 1 rr r r rr Subject Site _w 1ty r r st e" 17 . sitfsrrpr e 'fr, :S . 1 1 r 4.,/ IA r 0..‘3.t.4..._ w -31 Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 4 of 59 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 BACKGROUND November 1, 2016 the Planning Commission recommended conceptual approval of the PUD. November 28, 2016 the City Council gave conceptual approval of the PUD. February 27, 2017 during its Work Session the City Council reviewed the significant issues of the Alternative Urban Areawide Review (AUAR). February 28, 2017 an Open House was held. March 7, 2017 The Planning Commission held a public meeting on to review the proposed update to the AUAR document. The Planning Commission forwarded their comments to the City Council. March 13, 2017 the City Council authorized publication in the Environmental Quality Board (EQB) Monitor for April 3 and closing the AUAR comment period on April 17. May 8, 2017 the City Council Adopted a final Resolution for the updated AUAR and Mitigation Plan. The Planning Commission held pubic hearings on May 6, 2017 and June 6 & 20, 2017. The following are the AUAR mitigation stratagies that were apporved by the City Council on May 8, 2017: Mitigation Plan. The final AUAR document must include an explicit mitigation plan. At the RGU's option, a draft plan may be included in the draft AUAR document. Of course, whether or not there is a separate item for a draft mitigation plan,proposed mitigation must be addressed through the document. It must be understood that the mitigation plan in the,final document takes on the nature of a commitment by the RGU to prevent potentially significant impacts from occurring from Planning Commission Preliminary Plat and Planned Unit Development–Planning Case 2017-10 June 20, 2017 Page 5 of 59 specific projects. It is more than just a list of ways to reduce impacts—it must include information about how the mitigation will be applied and assurance that it will. Otherwise, the AUAR may not be adequate and/or specific projects may lose their exemption from the individual review. The RGU's final action on the AUAR must specifically adopt the mitigation plan; therefore, the plan has a "political"as well as a technical dimension. This Mitigation Plan identifies initiatives that address potential impacts resulting from future development within the AUAR Project area. This mitigation plan specifies the controls,procedures, and other steps that may be implemented to protect or minimize potential negative impacts. In order to mitigate the potential environmental impacts identified in the Chanhassen AUAR, The City of Chanhassen will commit to implementing the mitigation initiatives identified in this plan. Intent of Mitigation Plan New development generates impacts on the environment and on existing development. These impacts result from construction activities associated with new development (i.e. erosion, dust, noise) as well as post construction associated with the activities and design of the development i.e. traffic,runoff,pollution, infrastructure demand). This plan identifies existing tools and policies that the City of Chanhassen has in place to address the types of impacts that may result through development of the Chanhassen AUAR project area. The plan also identifies additional initiatives that will need to be implemented to mitigate potential environmental impacts resulting from projected development of the project area. The following are multiple ways in which Mitigation Initiatives may be implemented: Enforcing existing zoning and subdivision ordinances and other development regulations at the time of development concept submittals,preliminary and final platting, and during construction monitoring activities; Referencing and implementing policy directions during the review and approvals of development projects; Facilitating additional study as regional transportation planning initiatives become more finalized or as other regional developments alter travel patterns/behaviors. Planning and building public infrastructure(local roads,parks, trunk sewer systems and water systems) in conjunction with private development initiatives; Maintaining and updating of existing plans and studies for the community; Requiring additional field work/investigations as part of pre development planning where potential environmental or cultural resources may exist but have not been verified; Chanhassen 2005 Alternative Urban Areawide Review 2016 Update; and General Mitigation Initiatives. This section identifies a series of mitigation initiatives that are general in nature and apply to all public and private development within the AUAR: Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 6 of 59 1. All permits identified in the AUAR (See question#8) as well as other necessary permits that may be required will be secured by the city, or private parties as appropriate, for all development activities within the project area. 2. The city will follow its own regulations, ordinances,plans, and policies currently in place in the review and approval of all development activities within the project area. These items include The 2030 Comprehensive Land Use Plan, the official zoning and subdivision ordinances and the Bluff Creek Overlay ordinance. In addition,the Bluff Creek Watershed Natural Resource Management Plan, the Surface Water Management Plan, the Comprehensive Water Supply Plan, and the Comprehensive Sanitary Sewer System Plan will be used as technical resources in reviewing development activities and developing associated public infrastructure. 3. The city will extend public sewer and water services in a manner consistent with existing plans and policies for delivering trunk sanitary sewer service and water main systems. Abandonment and closure of individual well and septic systems will follow existing local and state regulations. 4. The city will work with MnDOT and Carver County to periodically monitor traffic as generated from development within the project area as well as regional development initiatives that will affect the project area. Performing traffic counts and monitoring traffic movements will help in facilitating future local roadway improvements. 5. The city will provide for adequate regional and local stormwater ponds and trunk facilities to protect water resources and water quality as guided by the Surface Water Management Plan and the Bluff Creek Watershed Natural Resource Management Plan. 6. The city will to monitor development within the AUAR Project Area and its conformance with the development scenarios assumed in the AUAR. 7. The city will enforce its parkland dedication practices consistent with the goals and policies outlined in the 2030 Comprehensive Plan and the Bluff Creek Watershed Natural Resource Management Plan and the requirements of the subdivision ordinance. 8. The city will follow existing zoning regulations including Floodplain Overlay(Article V),Wetland Protection(Article VI), Shoreland Management(Article VII), Bluff Protection(Article XXVIII) and Bluff Creek Overlay(Article XXXI) to protect natural and environmental resources from potential impacts resulting from the Development Scenario. The city will reference policies and strategies outlined in the 2030 Comprehensive Plan, Surface Water Management Plan and the Bluff Creek Watershed Natural Resource Management Plan as technical resources during the review of specific development projects. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 7 of 59 Developers Plan Revised Plan date 7-13-2016 The applicant is proposing a mixed used development. The following is from the applicant's Development Plan. 1I I LI I 1 t II II r5 cam; n 1 II l I _ 77.7 il II III 1 I t i ._. J iiI ii 1I 11 ii l:I I IiiIf II 11I I S 1I i. Planning Commission Preliminary Plat and Planned Unit Development-Planning Case 2017-10 June 20, 2017 Page 8 of 59 Legend Development Data .. Net Pao;-c Future Traffic Sgna Urp55 Ran: J Devskpaise Buiain3 Fa•kng lira's' Pails pgSection 'rea Area Area i;S.F.) Suis BelsisligTnficSiy•ai gcrp5l { ) 1 S.F. or per UM) Stat Cour 0 9 55 9.55 98,000 491 5.0 i Rit>tk Right Of Way 0 2.3;3 2.33 39,000 136 150 0.9 O 5.34 5.34 249,000 177 150 1.2 n Poring i 9.34 7.67 76,000 Na 38 0 Peeseevatim 0 5.32 4.91 50,000 273 5.5 O 1.64 1.64 16,000 35 22 fl Wetland and Mee 0 4.02 4.02 50,000 305 6.1 RegionalCcmmnsial 0 4.39 4.39 50,000 315 6.3 O 1.46 1.37 8,000 90 11.3 t_l O'a O 1.51 1.33 8,000 84 10.5 ip Hie.Density Residentel 0 2.24 2.07 8,000 119 14.9 O 1.27 1.27 6000 75 12.5 Metum Demi/Residential CO 19.78 19.78 151,000 807 5.3 O 6.83 6.83 68,000 342 5.0 Notes 0 2.38 2.38 97,000 136 75 1.8 6.03 6.03 278,200 375 250 1.5 eiefopmeTdplan aharntasd+ematic yyY poses only and ei*4ed to change. C) 15.89 0.00 ro`d !Ya CD 18.89 0.00 Wei &a 42 1.66 0.00 rrta Na The city's 2030 Comprehensive Plan gives the following guidance for the development of this property. VISION The land use change to either Office or Regional Commercial District as a part of the 2030 Comprehensive Plan was based on the city's vision for a lifestyle center. The Comprehensive Plan states: 2.7.4 Regional/Lifestyle Center Commercial Definition/Vision: A mixed commercial district with retail and entertainment uses of a scale and function that serves a regional market. The physical environment emphasizes an attractive, comfortable walking experience for shoppers and visitors and is designed to serve trail users and mass transit as well as automobile traffic. Centers of this type have at least two major retail anchors and are characterized by the diversity and mix of retail and service uses within their boundaries. Uses within this district should complement existing retail users in the other commercial districts. Development of these centers shall be planned as a group of organized uses and structures to accommodate a sensitive transition between commercial activities such as loading,parking of automobiles, lighting and trash collection, and surrounding residential uses. Such centers shall be designed with one theme,with similar architectural style, similar exterior building materials, and a Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 9 of 59 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 PUD REGIONAL COMMERCIAL In 2009, the city created the Regional Commercial (RC) zoning district to differentiate from the Central Business District (CDB). The CBD district is intended to meet the "daily needs" whereas the RC district is intended to be a regional draw with comparison shopping. The RC district was placed in the PUD District in order to be prescriptive in the uses permitted. The RC Zoning District is found in the PUD District. Sec. 20-509. - Standards and guidelines for regionaUlifestyle 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 and the developer. This district is intended to provide for the development of regional and community scale integrated retail, office,business services,personal services and services to the traveling public near freeway interchanges. It shall strive to create a self-sustaining pattern of land uses with cultural, employment, entertainment, housing, shopping and social components. 2) The regional/lifestyle center commercial district is a mixed commercial district with retail and entertainment uses of a scale and function that serves a regional market. The physical environment emphasizes an attractive, comfortable walking experience for shoppers and visitors. It shall be designed to serve pedestrian and mass transit users as well as automobile traffic. Centers of this type, generally,have at least two major retail anchors and are characterized by the diversity of mixed retail and service uses. Uses Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 10 of 59 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. Applicable Regulations Article VIII. - Planned Unit Development District Division 2. - Procedures Sec. 20-518. - Development stage. a) The applicant shall submit the development stage application,preliminary plat and fee. The applicant shall file the development plans and preliminary plat, together with all supporting data. b)With the appropriate notifications, the planning commission shall conduct the hearing on the preliminary plat and the rezoning and report its findings and make recommendations to the city council for action. c)The development stage shall include,but not be limited to: 1)A preliminary plat and information required by chapter 18. 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." This study was updated by McComb Group,Ltd in March of 2017 the Study is called"Retail Trends and Shopping Centers". The study provides a summary of shopping center tenant trends. In the applicant's narrative about the Market Study, it states: Our submittal includes a Retail Trends and Shopping Centers report prepared by McComb Group, Ltd, a consultant that the city has used in the past. The report is an update to the 2014 report they prepared for the development and reinforces the need for Avienda lifestyle center at this location. The report notes that we are in the midst of a retail evolution driven by economic Planning Commission Preliminary Plat and Planned Unit Development–Planning Case 2017-10 June 20, 2017 Page 11 of 59 trends, generation shifts in population, changing lifestyles, and spending patterns. This study addresses the changing retail marketplace and the characteristics of a contemporary Lifestyle Center, which a lifestyle experience,rather than a simple shopping experience. No lifestyle center can be successful without activity generators. These are businesses that draw customers to the site(sometimes called anchors). In today's changing retail market, those draws may be individual users, but are just as likely to be the experience itself. A collection of quality businesses in an interesting and accessible environment acts as an activity generator. Avienda Village will meet the Zoning Ordinance stated goals for this center to provide"regional and community scale integrated retail, office,business services,personal services and services to the traveling public near freeway interchanges." The study continues to support the 2014 findings that 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 Avienda Lifestyle Center will serve an unmet need in the community, will serve regional demand, and will complement existing Chanhassen businesses." The following is a summary of some of the findings of the study: Chapter II SHOPPING CENTER TENANT TRENDS Changes in retail and service tenants in downtown Chanhassen and competitive shopping areas contained in our previous report in 2014 were identified by visual inspection. These shopping areas included Eden Prairie Center, Southdale Center, and Ridgedale Center and surround retail areas. The purpose of this analysis was to identify trends in tenant mix by identifying stores that have opened and those that have closed. Due to the methodology, some stores may have been omitted inadvertently. This analysis focuses on businesses that typically locate in regional shopping areas." Summary The lists of opening and departing tenants at the three shopping centers and their associated retail areas are informative. The three regional malls have been maintaining occupancy as tenants leave and new stores replace them. In the shopping goods and food service categories, the new tenants are successful businesses with growing store count, while the departing stores are those with shrinking store count and declining comparable store sales. In the services categories, there is an increase in personal care stores—hair, nail, massage, and other related services. The number and types of exercise and wellness businesses is also expanding. The same trends are evident in the surrounding retail areas of these centers. The challenge for shopping centers is to be able to weed out the declining retailers in an orderly fashion to accommodate new tenants that cater to the emerging customer lifestyles in their trade areas." The study also compares different lifestyle centers in the Metro Area. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 12 of 59 Chapter III Lifestyle Centers Lifestyle shopping centers evolved as regional mall development slowed in the 1990s and early 2000s. Retail store chains continued to expand and were seeking new store locations. During this period, a new type of store,known as a category killer, evolved focused on specific shopping goods merchandise categories. These stores represented a range of sizes from 10,000 to 50,000 square feet. The physical size of these stores were difficult to accommodate in regional malls and they paid less rent than the smaller specialty stores that they would replace. These stores became tenants in power centers and lifestyle centers. The metro area currently has six lifestyle centers. The tenant mix of these centers are contained in Table 8. The characteristics of each of these centers are discussed in this section. The tenant mix list for each center is contained in the appendix." Summary of Metro Area Lifestyle Centers Retail Tenant Mixes Shoppes at Woodbury The Shops at Central Pauli City Merchandise Category Galleria Arbor Lakes Lakes West End Commons I Place Life style center(sq) 417.000 391,853 318,853 348,541 434,000 170,000 Convience Goods Foods Stores 2 1 1 1 1 Specialty Food Stroes 1 Other Convience Goods 1 1 1 Subtotal 0 2 3 2 2 1 Food Service Full Service 6 7 3 8 2 Limited Service 2 2 5 6 Snack and Beverage Places 1 1 2 Subtotal 7 10 3 10 7 8 Shopping Goods General Merchandise 1 2 Apparel and Accessories 21 26 31 10 1 1 1 Shoes 4 1 1 I Home Furnsihings 10 6 5 1 Home Appliance Music 2 1 1 1 Other Shopping Goods 10 9 4 3 4 3 Subtotal 45 44 42 14 I1 Other Stores Home Improvement 1 Total Retail 52 56 48 r Services Personal Care 1 3 3 2 1 1 Personal Services 3 1 2 Retail Leasing 1 Re-creationIntertainment 1 3 1 1 Other Services 1 1 1 1 Financial 1 1 1 1 Medical 1_ Total Services S r S d Grand Total 55 64 54 34 28 23 I Source:McComb Group Ltd Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20,2017 Page 13 of 59 The study makes the following summary: Galleria The Galleria began as a small specialty center anchored by Gabberts Furniture. Over the years it expanded several times to 417,000 square feet of enclosed mall space. An expansion of 20,000 square feet is underway. The center is anchored by Gabberts and Crate&Barrel. Other significant tenants include Tiffany & Co., Restoration Hardware, Pottery Barn, and Williams Sonoma. Galleria has been implementing a remerchandising plan in connection with the expansion and has added 23 new tenants including several designer stores. Eighty percent of the Galleria tenants are shopping goods stores complemented by seven food service establishments. Shoppes at Arbor Lakes The Shoppes at Arbor Lakes, an open air shopping center with 391,151 square feet, is located in the largest shopping area in the northwest metropolitan area. It is flanked by two power centers: Arbor Lakes Shopping Center and the Fountains at Arbor Lakes. Anchor stores include Whole Foods, Cost Plus World Market, Trader Joe's, Pottery Barn, Forever 21, and H&M, which is scheduled to open this year. Shopping goods stores represent 69 percent of the tenants, which are complemented by 10 restaurants. Personal care and personal services are represented by six establishments. Woodbury Lakes Woodbury Lakes is an open air shopping center located in the east metropolitan area's largest retail concentration in Woodbury. With 318,853 square feet, Woodbury Lakes has 54 tenants, including 42 shopping goods tenants representing 78 percent of the tenants. Anchor tenants include Trader Joe's, H&M, Loft, Gap, Michael's, Ethan Allen, BuyBuy Baby, DSW, and Thomasville. Woodbury Lakes has three each of full-service restaurants and personal care. The Shops at West End The Shops at West End is an open air shopping center with 348,541 square feet, located at Highway 100 and 1-394 in St. Louis Park. The center is anchored by Cub Foods, Showplace ICON Theater, and Punch Bowl Social. Other significant tenants include: Anthropologic, Cooper, and Yardhouse. Shopping goods is represented by 14 tenants, representing 40 percent of the stores. Ten restaurants represent about one-third of the tenants. The Shops at West End has an entertainment focus with its cinema, Punch Bowl Social, and restaurants. Central Park Commons Central Park Commons is a 434,000 square foot open air shopping center located in Eagan. The center opened in October 2016, and is in the final stages of leasing. Anchor tenants include Hy- Vee, Total Wine & More, Marshalls, DSW, Petco, Home Goods, Sierra Trading Post, Ulta Beauty, and Hobby Lobby. Seven of the 11 shopping goods stores are anchor Planning Commission Preliminary Plat and Planned Unit Development–Planning Case 2017-10 June 20, 2017 Page 14 of 59 tenants. Food service is represented by two full-service restaurants and five limited-service restaurants, all recent entries to the Twin Cities market. Services include one personal care establishment and two personal services. At this time, Central Park Commons has six vacant stores or pad sites totaling about 31,000 square feet. City Place is a mixed use development on the former State Farm Insurance office building site. The retail component is an open air shopping center with 170,000 square feet and is part of a mixed use development located between Tamarack Village and Woodbury Lakes shopping centers in Woodbury. City Place has 17 retail store and six services. Anchor stores include Whole Foods, Nordstrom Rack, La-Z-Boy, and Sierra Trading Post. Eight shopping goods stores represent about one-third of the tenants, complemented by eight food service establishments. City Place is completing its initial lease up and has about 50,000 square feet of available space in three small stores and a larger box store. Other uses include office, medical office, and hotel. Summary The lifestyle centers range in size from 170,000 square feet to 434,000 square feet. Excluding City Place, the range is much smaller-318,853 square feet to 434,000 square feet. All of the shopping centers, except Galleria,have a grocery store component and Shoppes at Arbor Lakes has two. All shopping centers, except Woodbury Lakes, have seven or more food service establishments. Three shopping centers have more than 40 shopping goods stores. The Shops at West End has a higher entertainment focus; and Central Park Commons and City Place have a higher concentration of mid box anchor stores. None of the lifestyle shopping centers are anchored by a department store. Instead, they are anchored by mid box retailers that have a narrower merchandise focus and more flexible method of operation." Developers District Master Plan OFFICE DISTRICT LOW DENSITY HOUSING DISTRICT VILLAGE RETAIL DISTRICT MULTI-FAMILY HOUSING DISTRICT RETAIL&HOSPITALITY DISTRICT Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 15 of 59 The development Master Plan identifies five distinct sub districts within Avienda. Each of these sub-districts (outlined on the plan) is defined by specific site development patterns and perhaps a distinctive character or image.The sub-districts complement one another as part of the overall plan.The sub districts are shown the Sub-district Map.They include: Sub-District 1 - Workplace—provides a location for uses with high concentrations of employees,such as medical/technology related office, and other corporate or institutional uses Sub-District 2-The Village—provides the broadest variety,highest density and greatest intensity of development,encouraging both vertical and horizontal mixed use Sub-District 3 - Commercial—provides a location for larger scale retail and other auto-oriented commercial uses Sub-District 4-Multi-Family—provides opportunities for high density senior or rental apartments, and Condominiums Sub-District 5 - Low Density Residential—provides opportunities for small lot homes Planning Department 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 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. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 16 of 59 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. The challenge is creating the uses to compliment the downtown and meeting the city goals for the intent of the district and the changes in the retail market. The applicant had suggested the following uses for the districts. Staff's comments are shown with either a strike through or in bold. Permitted Uses The permitted uses in Avienda Village are all uses that would be part of a vibrant lifestyle center and as anticipated in the Comprehensive Plan. The following categories of uses were anticipated in the Comprehensive Plan and the listed uses should be permitted to ensure the success of the lifestyle center: 1. Entertainment: a. Arcades and similar uses, accessory to permitted uses b. Art Galleries c. Bowling alleys d. Dance, art,music, and similar professional studios e. Movie theaters 2. Retail sales establishments: a. Clothing and apparel stores, including shoes,jewelry, accessories, etc. b. Drug stores and pharmacies. c. Flower shops without green houses. d. Furniture and home furnishings. e. Home and furniture stores, including furniture store, home improvement center, electronic store, appliance store, and similar establishments (only 1 use in this category can be at a maximum of 50,000 square feet, other not to exceed 25,000) f. Office supply stores selling items such as electronics, computers and software, musical instruments and office supplies at retail. g. General merchandise stores that carry an assortment of merchandise from all the other categories. Such establishments may include but are not limited to department store, discount store, and similar establishments. (Limited to 40,000 square feet for any single user) h. Miscellaneous retail stores for items such as antiques, articles on consignment, beauty supply, sporting goods and bicycles,books (except adult book stores), stationery,jewelry, art,hobbies, crafts, toys, and games, cameras and photographic supplies, gifts,novelties, and souvenirs,pets and pet supplies, Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 17 of 59 luggage and leather goods, sewing,needlework, catalog and mail-order, and news dealers. i. Supermarkets and other food and grocery stores such as butcher shops and fish markets, fruit and vegetable markets, dairy products stores, candy,nut, and confectionery stores and retail bakeries. (limited to only 1 Supermarket not to exceed 98,000 square feet) j. Cigar stores as a principle use. Tobacco products and accessories only when accessory to a principal use. k. Stores selling interior decorating supplies, such as paint, light fixtures and decor. Limited to 18,000 square feet for any single user) 3. Hospitality and food service establishments including: a. Bars and Taverns i. Cafes, delicatessens, food catering establishments. ii. Coffee shops and cafes. iii. Patio/al fresco dining facilities. Accessory to a principal use. iv. Restaurants. 4. Hotels (only 1 permitted in the development in the retail hospitality district) S. Services i. Barber and beauty salons and spas including hair, nail, tanning, skin and scalp services. ii. Computer services iii. Day care center, childcare centers,preschools and Montessori school Only one permitted in the development 16,000 square feet) iv. Dry cleaning, Laundry and garment services v. Farmers markets. vi. Finance, insurance and real estate. vii. Financial institutions. viii. Health and recreation clubs, instructions and services. ix. Health services. x. Legal services. xi. Offices of doctors, dentists, optometrists, lawyers, accountants,realtors, accountants, attorneys, architects, engineers,business or financial consultants or other professionals, and corporate, executive, administrative, or sales offices including incidental sales of medical or dental aids. xii. Optical goods. xiii. Photographic studios. xiv. Print and Copy shops. xv. Shoe repair shops and shoeshine parlors. xvi. Tattoo and body art and piercing services (MS ch. 146B), when accessory to a permitted use. xvii. Travel agency. Planning Commission Preliminary Plat and Planned Unit Development Planning Case 2017-10 June 20, 2017 Page 18 of 59 6. Housing Residential development in a regional/lifestyle center commercial PUD may only occur in conjunction with a commercial or office development and may not encompass more than 20 percent of the proposed development. The residential component of a development may be constructed concurrent or after construction of the commercial or office component,but may not proceed such commercial or office development. The phasing of the residential component shall be reviewed and approved as part of the development plan. PUD allow up to 30%residential this would allow 550 d/u at 16 units/acre) a. Multiple-family dwellings. b. Senior citizen housing independent living. c. Senior citizen housing, included assisted living, skilled nursing and memory care. d. Single family homes. (Density of 3-6 units an acre on Lots 1 and 2 of Block 2 low Density Housing District) e. Townhomes, including detached townhomes and twin homes. 7. Other uses: a. Retail businesses or service establishments that generally provide commodities or services and that are judged by the Planning Director(1) to be similar in character and operation to the permitted uses described above; (2) to be closely complementary and to enhance the permitted uses; and (3) to be compatible with the intent and purposes of the Avienda Village Regional Lifestyle Center PUD. b. Drive-through accessory to a permitted use. (A maximum of four shall be permitted in Avienda. Two drive through associated with the supermarket and two other drive through only in the hospitality district.) 8. Prohibited Uses a. Auto related: including gas stations, tires repair etc. b. Truck,motorcycle boats, etc. sales. c. Club warehouse including wholesale. See attached Exhibit A for PUD Design Standards Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 19 of 59 PRELIMINARY PLAT Avienda encompasses 115.00 acres. It includes 17 buildable lots and 3 outlots. The area and proposed uses are shown in the table below. 1 L''' fy BLOCK] tO,, I I a Ay1pLM iMBMAY 1.0 1'--4- 1J• \' 3 BLOCK 3 I i' IJ ii2$i iii fiili , 11 t yI . wuDmvB 3 3'"• r' BLOCK$ it,sFFySi' t I F fl• R t]bh k s':F / i : .Wil .. 1! WO BLOCK, i 7` :.:(.. yam-; 6igii 4--1----4_,,,j_ . I;J ..`` y%- rte r ti r nom': r '.. v_ r_._ 5m:0-:0:::::•:•::....!i. :," L I7 t v BLOCK I L0,2 I OA'IBfA El Ti...,7F- f e_... aa bd-lM1. ran,.rb PROJECT UNDERSTANDING The applicant is proposing a regional lifestyle center that includes residential, commercial, hotel and office uses on a 118 acre parcel of land. As part of the development, the applicant is requesting that the zoning be changed to PUD. The land is currently in agricultural production, zoned A-2. Planning Commission Preliminary Plat and Planned Unit Development-Planning Case 2017-10 June 20, 2017 Page 20 of 59 Density Building Area FAR/Density dwelling Lot,Block Area(sq. ft Acres Width(ft.) Depth(ft.;Sector Proposed Use sq. ft.) (as proposed) units 1,1 55,198 1.27 275 195 3 Restaurant 6,000 0.11 2, 1 415,986 9.55 233 669 3 Retail 98,000 0.24 3,1 101,574 2.33 535 171 3 Hotel 39,000 0.38 150 4, 1 207,504 6.83 535 646 3 Retail 68,000 0.33 5,1 99,045 2.37 293 339 3 Multi-Family 87,000 0.88 75 6, 1 226,558 5.20 401 398 4 Multi-Family 140,000 0.62 150 1,2 115,073 2.64 311 362 5 Residential 0.76 1,3 229,496 5.27 312 582 5 Residential 0.00 38 2,3 231,703 5.32 253 760 1 Office 50,000 0.22 1,4 71,336 1.64 251 273 1 Daycare 16,000 0.22 2,4 175,146 4.02 453 372 1 Office 50,000 0.29 3,4 191,401 4.39 183 405 1 Office 50,000 0.26 4,4 63,578 1.46 173 366 2 Restaurant 8,000 0.13 5,4 65,633 1.51 170 386 2 Restaurant 8,000 0.12 6,4 97,950 2.25 166 434 2 Restaurant 8,000 0.08 1,5 861,805 19.78 295 1198 2 Retail&Restaurant 151,000 0.18 Retail&Residential 2,5 262,472 6.03 338 419 2&Pkg Ramp 16,000 0.06 250 ROW 503,911 11.57 Outlot A 745,656 17.12 bluff creek woods Outlot B 72,271 1.66 drainage&utility easement Outlot C 67,892 1.56 wetland Totals 4,861,188 113.76 795,000 Maximum 4,861,188 113.76 1,166,685 364 533 For maximums assumed 80%of site commercial with a F.A.R.of 0.3 and 30%of site residential with a density of 16 units per acre The assumptions for the PUD was for 20 percent housing. This would limit housing units to 370 units assuming based on 16 units an acre. The plan as proposed has 513 units. The PUD would have to permit a higher percentage of residential units. The intent of this district to have a mixed use development. If the percent of housing was increased to 25 percent that would permit 460 dwelling units. If the percent was increased to 30 percent the number of dwelling units could be up to 552. Staff could support increasing the percentage up to 30. Changes from last plan: Hotel(3 stories @ 39, 000 sq. ft.) moved to Lot 3 Block 1 18,000 sq. ft. less for retail on Block 4 lot 1 Reduced retail by 6,000 sq. ft. site now a hotel Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 21 of59 TRAFFIC STUDY The northbound leg of the intersection at Powers Blvd. and Bluff Creek Blvd has two left turn lanes to go westbound on Bluff Creek Blvd., however one of these legs is currently striped with yellow lines. The developer will need to work with Carver County to remove the yellow lines so both turn lanes can be used. The AUAR traffic study noted the use of both the left turn lanes. The traffic study completed with the AUAR Update indicated that the following intersections will meet signal warrants with the development: Lyman Blvd &Audubon Road N, Lyman Blvd Sunset Trail, and Powers Blvd &Pioneer Trail. The developer shall work with Carver County on the installation of these signals. The developer shall fund the installation of these signals per Carver County's cost share policy. STREETS The proposed street plan is consistent with the AUAR Update. Bluff Creek Boulevard connects to the intersection with Powers Boulevard (CR 17) and the TH 212 ramp. The connection to Sunset Trail is made to the north, and the connection to The Preserve at Bluff Creek development is made by extending Mills Drive. These connections are tied together by the proposed ring road, Avienda Parkway. The applicant shall show the road profiles and a horizontal alignment table in the plan set for all public roads prior to final plat. The plans for public streets shall be deigned to Municipal State Aid Standards and approved by the Minnesota Department of Transportation. The public roads constructed with this development are: Bluff Creek Boulevard,Avienda Parkway, Sunset Trail and Mills Drive. All other roads and drives constructed with this development will be privately owned and maintained. All public streets are proposed to have a speed limit of 30 mph. As large, landscaped boulevards are proposed, the applicant shall add a note to the typical sections to identify a corridor for installation of private utilities such as buried power, communication, gas, etc. Bluff Creek Boulevard: The extension of Bluff Creek Boulevard is proposed to have a similar cross section to the existing segment it connects to: one lane each direction with a treed median. The thru lane width varies between 12- and 16 feet with turn lanes at intersections. Roundabouts will be constructed at both intersections with Avienda Parkway to promote traffic calming while carrying the anticipated volumes of traffic. At the June 6,2017 Planning Commission meeting, the commission requested staff provide more detail regarding the travel lane width for Bluff Creek Boulevard, including review of similar sites within the city. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 22 of 59 As a 2-lane median separated road, Bluff Creek Boulevard is unique within Chanhassen. Staff did not find a comparable site within the city. Notably, West 78th Street has a tree-lined median, but it has a four-lane configuration for the majority of the median separated length. Below is a summary of concerns related to fire safety and response times for our emergency vehicles alongside the concerns about traffic calming and pedestrian safety: Emergency Access Concerns: Traffic Calming Concerns: State Fire Code Requirement: an 16-foot lane meets MnDOT State Aid approved Aerial Apparatus Road requirements minimum of 26 foot width)be provided when structures reach a vertical distance One research study has found that of 30 feet or more. narrower lanes on urban and suburban streets were generally associated with State law requires vehicles to pull to the lower crash frequencies compared to right when an emergency vehicle is wider lanes." behind them. When passenger vehicles pull to the right on a 16-foot thru lane, Narrower cross sections reduce emergency vehicles cannot get through. crossing distances and have been associated with reduced travel speeds, Concern about reduced response times both direct factors in the safety of due to vehicles becoming a roadblock. pedestrians." Concern about response times for the Bicycles and pedestrians are among the existing neighborhoods where most vulnerable roadway users, and connectivity is limited: The Preserve at vehicular speed and exposure are the two Bluff Creek, Camden Ridge and Pioneer primary factors in non-motorized users' Pass. crash frequency and severity." The quotes are from Toole Design Group's memorandum on lane width dated June 13, 2017. These concerns are not in competition with one another,rather they must all be considered to create an effective design. The proposed 16-foot lane width satisfies the concerns about traffic calming without addressing the concerns for emergency response. Staff is open to working with the applicant's engineer if there is an option they wish to pursue that can provide additional pavement width to better accommodate emergency vehicles,but visually narrow the lanes to provide traffic calming(paint stripes,bike lane, extended concrete gutters, etc.). The extension of Bluff Creek Boulevard will be a minor collector,per the 2030 Comprehensive Plan. The city will also designate this portion of Bluff Creek Boulevard as a Municipal State Aid MSA) Road, as the current roadway is an MSA route. The applicant proposes an Ultimate Plan for the Bluff Creek intersection with Powers Boulevard that includes two-lane entry into the roundabout. The plat and PUD will need to be revised to change the single lane entrance of Bluff Creek Blvd from Powers Blvd (CSAH 17)to Avienda Parkway to two lanes wide. This was noted with the AUAR comments and is a specific area of Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 23 of 59 concern, that the Bluff Creek Drive road extension from Powers Blvd be designed for 2-lanes inbound through and around the proposed internal roundabout, such that adequate throughput is achieved at the critical Powers Blvd/TH 212 intersection. This 2-lane condition is needed as well to match the already built and committed intersection layout that stubbed in the future entrance to Bluff Creek Blvd. This 2-lane inbound for Bluff Creek Blvd is also consistent with the AUAR's notation for dual northbound left turns on Powers Blvd at TH 212. Avienda Parkway: Avienda Parkway is proposed to be a 36-foot wide roadway with a two-way left-turn lane. Staff recommends the applicant look at adding traffic calming measures to Avienda Parkway at Lot 1, Block 2 & 3 and Lots 4-6, Block 4. Specifically, the applicant shall look to incorporate pedestrian-friendly crossing features to the intersections at Mills Drive and the western leg of Avienda Parkway, and where private drives intersect the east leg of Avienda Parkway. Mills Drive: The applicant shall revise the width of Mills Drive to correspond with the existing Mills Drive section in The Preserve at Bluff Creek. The applicant shall align the intersection of Mills Drive and the access to the apartment building with the parking ramp to form an intersection rather than offset as the current plan shows. The extension of Mills Drive is required to provide a secondary access to The Preserve at Bluff Creek development, which currently is an approximately 2000-foot long cul-de-sac that currently has a temporary emergency access onto Lyman Boulevard. The developer of The Preserve at Bluff Creek 6th Addition will remove the temporary emergency access onto Lyman Boulevard once the Mills Drive connection is constructed. Sunset Trail: Sunset Trail is a 44-foot wide roadway that consists of two 15-foot turn lanes and a 14-foot thru lane. This road is the northern access to the site off Lyman Boulevard. Sunset Trail will become a private roadway from Avienda Parkway to Bluff Creek Boulevard as it winds through the center of the development. When Lot 1, Block 5 and/or Lot 2, Block 5 apply for site plan approval, this private road shall be constructed. Emergency Access Road to Camden Ridge Development Staff has reconsidered the constructing the emergency fire lane connection and is recommending against building with in the Bluff Creek Overlay District. See ARTICLE XXXI. - BLUFF CREEK OVERLAY DISTRICT for more detail. STREET LIGHTING The applicant has not submitted a street lighting plan at this time. The project shall include street lighting per city code. Decorative street lights are permissible with a maintenance agreement. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 24 of 59 SIDEWALKS AND TRAILS The applicant proposes 10-foot bituminous trail on both sides of Bluff Creek Boulevard, on the outside of Avienda Parkway and the west side of Sunset Trail. The applicant proposes 5-foot concrete sidewalk on Mills Drive and the inside of Avienda Parkway. ADA-compliant pedestrian ramps shall be constructed at all intersections and median refuges per the MnDOT standard details. RETAINING WALLS Several retaining walls are proposed around perimeter locations of this development. Nlillilliii...: M_ NEE Wall A9S i'' i ;!', 5 T rd Orli; Wall B W Iti oT2 1 Ir 4) i Vl mos ! LOT 2 S Jj'T- Tg MP LOTS 7/ VTII11IIP I r.''. 4I1 0III111101 IT - 114i111 ....d1. 111. - 6.d. 4I=rql r Retaining Wall A runs between the parking lot of Lot 2, Block 3 and the west side of Sunset Trail. This wall is approximately 310 feet long and 19.5 feet tall. Retaining Wall B runs along the northern property line parallel to Lyman Boulevard between the Powers intersection and the Sunset Trail intersection. This wall is approximately 980 feet long and 15.3 feet tall. Wall C wraps around a stormwater and northwest I 4-.)1/, ' 1. _LOT of the Avienda Parkway E/Bluff Creek Boulevard intersection. This wall is approximately 150 feet l, Wall C' \ long and 4 feet tall. Top and bottom wall elevations k o shall be labeled on the plan set. 1 Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20,2017 Page 25 of 59 kb es 46 1 II, 1 j 1 i e,e w i LOT j,, rfl( d 1`il, l1, 11', r IP LOT 1A 11 111`, i n. 'oxen T',, c:\111., Wall Wall D is at the southeastern edge of the property and wraps around Wetland 4. This wall is approximately 1500 feet long and a maximum height of 21 feet tall. Wall D includes two tiers with landscaping in between them. Landscaping between tiered walls shall be low or no maintenance. T r r I r I VIEW 2 Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 26 of 59 ir 1iTiL4iii-.-.- - - . 41Livihithh_ P AT.LAT- .:.:::-: ...-1:0• 001. 1 00,,.. i. likC,...J.,,imfrig m..... aiiism„.., diiirs.- weilw.....____ _ _,onensiling=rolo 01, 1 PIi411(iii A / ' L 4 fr:_A— v4id"\\/.\ fil0/,,,c,ArmirAL,,, 9 WALL HT:IFT ALLHT:I FT ! 4111/111, 13- li1.5' Wall E WALL HT 7 FTNW 1 IP a WALL HT 12 Fr WALL HT:I7FT WALL HT 22 FT /` Ii- i/tom\ Wall A IIF wALLHTaFT i'. -_ \ - p WALL HT:2 FT t jar ArjrWAWLL: 1 1 WALL HT: FT 0 WALL HT:I FT __— / • y.n uio• r"M.\ .,'.` The adjustments to the southwest portion of the development to reduce impact to the Bluff Creek Overlay Zone include two proposed retaining walls: Wall E and Wall F. Wall E sits between the Bluff Creek Overlay Zone and the service enriched senior housing parking lot. Wall E is approximately 680 feet long and has a maximum height of 22 feet. Wall F sits between the wetland and Wall E/the parking for the senior housing on Lot 5. Wall F is approximately 450 feet long and has a maximum height of 15 feet. The applicant shall revise their plan and relocate Wall F outside the buffer area of the adjacent wetland prior to grading the site. Staff recommends the applicant work with residents of The Preserve at Bluff Creek to remove the retaining wall along the shared property line and replace with a graded berm. A fence or other barrier is required at any location where a wall is greater than 6 feet tall and within 10 feet of a public right of way. The wall along the southern portion of the site shall be architectural compatible. The following wall materials are prohibited: smooth face,poured in place concrete(stamped or patterned is acceptable), masonry, railroad ties, or timber. Boulder walls are prohibited if the maximum height is greater than 6 feet. All retaining walls shall be owned and maintained by a property-owners association. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 27 of 59 SANITARY SEWER MAIN The plans show two separate sanitary systems to service this development. The twin homes proposed for Lot 1, Block 2 and Lot 1, Block 3 will be serviced from a stub constructed near the northeast corner of the site as part of The Preserve at Bluff Creek development. The twin homes shall tie-in to 8 inch PVC sanitary main proposed under Mills Drive and Avienda Parkway West. The sanitary stub from MH 25 shall be no larger than the 8 inch downstream pipe and the slope shall be adjusted accordingly. Service stubs shall be provided for the six twin home units proposed on Mills Drive. The rest of the development will be serviced by sanitary sewer that will extend from the stub under existing Bluff Creek Boulevard. The sanitary main will be constructed under Bluff Creek Boulevard, Avienda Parkway and Sunset Trail and will vary from 8 inch to 12 inch diameter. An 8 inch stub will be constructed to Sunset Trail and Lyman Boulevard for future extension to service the existing parcels on Sunset Trail north of Lyman Boulevard. Sanitary structures along Bluff Creek Boulevard shall be moved out of the landscaped median and into the center of east bound travel lane for future maintenance access considerations. All sanitary sewer main constructed within the right-of-way in this project shall be publically owned and maintained. Private sanitary main must be constructed to meet the city's requirements for public utilities. The plan shall use 2017 Chanhassen standard detail plates, which are available on the city's website. The proposed design grades for sanitary pipe are set at the minimum slopes per the 10-State Standard for design. However, setting the design grade to this minimum is not advisable. The plan must have a design grade that the developer and engineer are confident that the construction process will achieve the minimum. If the grade is flatter than the 10-State Standard at the time utility acceptance is requested, the city will require the sanitary sewer be excavated and reconstructed to meet the grade requirement. Staff recommends use of design grade 0.10% above the required minimum. WATER MAIN Water main for is development is proposed to connect from a 12" stub under the existing Bluff Creek Boulevard. The 12"water main will be constructed under Bluff Creek Boulevard and Avienda Parkway. An 8" connection from the eastern roundabout is proposed to loop the system to Powers Boulevard. A second, 12" connection is proposed 570 feet north of Powers Boulevard. Staff is recommends that this connection be removed and a connection through the parking lot of Lot 3, Block 4 to the water main under Lyman Boulevard be installed. The applicant shall grant a drainage and utility easement for this publically owned and maintained connection. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 28 of 59 An 8" connection is proposed on Mills Drive to the water main stub constructed with The I Preserve at Bluff Creek. Service stubs shall be provided for the six twin home units proposed on Mills Drive. The applicant shows a water main connection through the wooded Outlot A to connect to the Camden Ridge development. The Camden Ridge development has not had reported issues with water circulation. Because of this and due to the economic considerations of the city installing a pressure reducing valve and future maintenance of the line, staff no longer requires the applicant to make this connection. Additional water main stubs will be provided at the accesses for Lot 1, Block 4 and Lot 1, Block 5. All water main constructed within the right-of-way in this project shall be publically owned and maintained. Private sanitary and water main must be constructed to meet the city's requirements for public utilities. The plan shall use 2017 Chanhassen standard detail plates, which are available on the city's website. STORM WATER This document summarizes the review of stormwater management and associated considerations for the Avienda Development project in the City of Chanhassen. The primary documents reviewed were a 17-page plan set titled "Avienda", dated 4-14-17, and a Draft Stormwater Narrative dated 4-14-17. Table 1 summarizes the existing and proposed impervious coverage on the project site from the information provided in the Draft Stormwater Narrative. The applicant must provide the total disturbed area of the proposed development. Table 1 - Existing and Proposed Impervious Coverage Total Site Increase in Disturbance[ac] Impervious Area lac] imperviousness ad) Existing Conditions 0.40 0% Proposed Conditions >100(not provided) 76.69 50%; 76.29 Summary of Stormwater Management Review: Volume Control-The proposed project does not meet requirements. Rate Control -The proposed project does not meet requirements. Water Quality- It cannot be determined if the project will meet the requirements with the information provided. Stormwater Requirements This project includes construction of 76.29 acres of new impervious surface that will be placed on what is currently pervious surface. Since this project increases the imperviousness of the Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 29 of 59 entire project site by more than 50 percent, and proposes a net increase of impervious surface by more than one acre,permanent stormwater management controls for Volume, Rate, and Water Quality is required per the Riley Purgatory Bluff Creek Watershed District(RPBCWD) rules. Volume Control Per RPBCWD,the volume reduction requirement is an event-based abstraction equal to the instantaneous volume of 1.1-inch depth of runoff(DvR) over the net new impervious surface. The soils on site are primarily of hydrologic soil group D,based on provided Web Soil Survey information. To provide volume reduction, the project proposes to incorporate a stormwater reuse irrigation system. The applicant must provide a figure clearly identifying the areas to be irrigated with areas quantified, which is not included in the current plans. A volume reduction requirement of 0.55-inch may be considered if the site is deemed restricted by the RPBCWD. Please note that this 0.55-inch consideration requires thorough and extensive documentation of site restriction, including soil borings and other information as requested. The RPBCWD rarely grants the restricted site consideration without extensive documentation that the site has been designed with the minimum impervious surface coverage and that the irrigation areas and reuse systems have been designed to provide the maximum benefit possible. If the 0.55-inch volume reduction is not achievable on site, then it is even less frequent that RPBCWD grants the "maximum extent practicable" requirement for volume reduction. It is recommended that the applicant be prepared to demonstrate that alternative layouts have been considered for reducing impervious and increasing irrigation, in addition to incorporation of alternate BMPs such as pervious pavers or asphalt. Calculation of the volume reduction requirement value (VvR) is shown below. 2 VVR = 1.1 in * * 76.29 ac * 43,5 0 f t = 304, 626 ft3 12 in lac MIDS provides that a harvest/reuse system earns a volume reduction credit equal to the amount of water that is irrigated over the course of three days. The proposed reuse system will irrigate 23.27 acres of green space at an application rate of one inch per week. The calculation of the volume reduction credit (Virr) earned by this system is shown below. 43,560 ft2 1 in 1 ft 1 week V1.,. = 23.27 ac * lac * 1 week 12 in* 7 days * 3 days = 36,201 f t3 Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 30 of 59 The volume reduction provided by the proposed irrigation system wilt capture the first 0.13-inch volume reduction depth, DvR) of runoff from the tributary impervious surfaces. D 36 ft31 ac 12 ire vr 0, 13 in 6.29 ac 43, 560 ft2 1 ft The proposed reuse system does not provide sufficient volume reduction per RPBCWD rules. It is recommended that the irrigation system is revised to provide further volume reduction. Increasing the irrigation rate to 1.5 inches per week (as approved by RPBCWD) and expanding the irrigation areas are two ways to increase volume reduction. The stormwater management for this site does not satisfy the volume reduction requirements. Rate Control RPBCWD rules require that peak rates are limited to existing conditions for the 24-hour, 2-, 10-, and 100-year critical rain events and the 100-year, 10-day snowmelt event at all places where runoff discharges from the site. The provided stormwater management report demonstrates that rate control is met for all points discharging from the site,with the exception of the 100-year, 10- day snowmelt event for Wetland 3. This will need to be revised to be in compliance with RPBCWD requirements. The stormwater management for this site does not satisfy rate control requirements. Water Quality RPBCWD rules require that at least 60% of total phosphorus and 90%of total suspended solids are removed from site runoff. The applicant has submitted a MIDS calculator output containing the proposed treatment train on site. This treatment train includes two reuse cisterns, one sand filter, and five constructed Level 3 stormwater ponds. Based on the provided modeling, the stormwater ponds provide the greatest water quality benefits among the treatment train components. The applicant must provide documentation that each of these ponds meets the Level 1, 2, and 3 criteria per the Minnesota Stormwater Manual to ensure that they will produce the calculated water quality benefits. We have not been provided sufficient documentation that water quality requirements can be met with the current stormwater management plan. Wetland Discharge Considerations The project site discharges to three critical wetlands: MnDOT Mitigation Area East(nodes 1 R and 10R,pre- and post-project,respectively, in the submitted HydroCAD model),MnDOT Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 31 of 59 Mitigation Area South(nodes 5R and 40R),Wetland 3 (nodes 6P and 33P), and Wetland 4 (nodes 8P and 44P). The models and stormwater report demonstrate that, except for Wetland 3 indicated above, rate control requirements are fulfilled and there is not expected to be any detrimental impacts from increased rates to these wetlands. The proposed project will increase annual runoff volumes to each of these wetlands. The applicant must provide the annual runoff volumes to each wetland for the pre- and post-project conditions. This information will be used to determine if the increased volume will have detrimental effects on these wetlands. The applicant must provide further information on the bounce and inundation periods for each of the identified critical wetlands. The bounce and inundation changes caused by the project must be in compliance with WCA requirements. Most of the storm water run-off from the public streets is directed to the underground storm water cells. The city is not planning on participating in the future maintenance of storage and reuse systems. Staff recommends the developer look at other alternative storm sewer designs so the runoff from public streets does not drain to the private underground storm water reuse systems. 2FT , L. 1----,,, l Wau HT:2 FTS i----. \ ''' N, ALL HT.-14 FT= ` WALL HT:15 ET-- ' WALL HT:I FT- `' 1-- REFER TO ILLUSTRATIVE- ` RETAINING WALL SECTION RETAIL 50.000 S.F. ii I I I 1 L 1 The applicant must show a maintenance access route for the pond at the bottom of Wall D. ASSESSMENTS The twin home units must pay a water and sanitary service partial hook-up fee when Lot 1, Block 2 and Lot 1, Block 3 are replatted at the rate in place at that time. The remaining hook-up fees would be paid with the building permits. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 32 of 59 The developer shall work with the Building Department to determine the city SAC and WAC fees for commercial and multi-family buildings. The hook-up fees for commercial and multi- family buildings are due with the building permit at the rate in place at that time. The developer shall pay this site's portion of the 2005 AUAR costs- which is $25,836.70 with the final plat. Collector and Arterial Roadway Traffic Impact Zone fees will be collected with the final plat. The fee will be based on the commercial rate of$3,600 per acre and a residential rate of 2,400 per acres. The developer shall escrow funds for installation of traffic signals at Sunset Trail, Powers Boulevard and Audubon Road. The escrow amount shall be based on the Carver County's cost participation policy as published on their website. WETLAND ALTERATION PERMIT New Information Level 7 Development, LLC,has applied for a Wetland Conservation Act(WCA) permit to the City of Chanhassen as the Local Government Unit(LGU) for the WCA. The developer is proposing to impact 4.4659 acres of WCA regulated wetland. WSB has been reviewing the permit application on behalf of the City since February 2017. Background Information Applicant submitted application February 15, 2017 with preliminary stormwater model information on February 21, 2017. City determined application was incomplete on March 10, 2017. This determination was reviewed with the applicant on March 9,2017. Applicant submitted revisions on March 14, 2017. City determined the application was complete on March 17, 2017. A Wetland Conservation Act Notice of Application was sent out the Technical Evaluation Panel on March 17, 2017. I Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 33 of 59 The project proposes to impact the following wetlands: Wetland Wetland Wetland Impact Fill or Wetland Number Type Acreage Acreage(fill Excavate Management and Class excavate) Wetland 1 1, 3 1.001 1.001 F Manage 2 Wetland 1/2 1,2 0.1860 0.1860 F Manage 2 Wetland 2 1, 2, 5 2.2569 2.2569 F Manage 2 Wetland 3 1 0.6696 0 NA Manage 2 Wetland 4 1 0.1253 0.1253 F Manage 2 Wetland 5 1 0.3483 0.3483 F Manage 3 Wetland 6 1 0.2514 0.2514 E(for Manage 2 pond) Wetland 7 1 0.0150 0.0150 F Manage 3 Wetland 8 1 0.0844 0.0844 F Manage 3 Wetland 9 1 0.0985 0.0985 E (for Manage 3 pond Wetland 10 1 0.0740 0 NA Preserve TOTAL 5.2095 4.4659 While the application was technically complete,there is more information that would be needed to determine if the project meets the requirements of the Wetland Conservation Act. The additional analysis that is still needed includes the following: o Evaluation of the project's effect on the wetlands remaining onsite as well as the impact on surrounding wetlands. Currently,the information supplied does not provide sufficient evidence that secondary hydrology impacts would not occur to onsite Wetland 3 and to the downstream wetland migration areas (see WSB memo dated May 1, 2017). o Supporting documentation that avoidance and minimization has been met per the WCA. For example, a market study has been provided,but this does not provide the needed justification for this type of project and subsequent wetland impacts. The market study only provides information about other lifestyle centers in the metropolitan area. o Evaluation that the lost wetland functions and values are adequately replaced. The applicant is currently proposing wetland mitigation through the purchase of wetland credits within banks location in Blue Earth, Stevens, and Rice Counties. Evaluation of whether this adequately mitigates wetland functions, such as lost water quality and stormwater storage functions, within the city's subwatershed has not been completed as the information about secondary impacts has not yet been provided and a determination of the project's overall stormwater management system needs to be included in the review. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 34 of 59 o The land development plan submitted to the City after the wetland permit application was submitted has discrepancies in the wetland impacts. The application shows wetland impacts to Wetland 4,but their land development plan does not show this impact. Additionally, the correct size and impact to Wetland 1 needs to be clarified. Clarification on the actual wetland impact plan is needed 1 within the WCA Permit process. The US Corps of Engineers requested and held a meeting with the applicant. The city was also in attendance at the April 6, 2017 meeting. The US Corps of Engineers indicated 1 there was additional information that was required to be submitted before they could determine if a permit could be issued. Since the US Corps of Engineers required similar information as to what the WCA 1 process is needing, the 60-day decision timeline was extended. The current 60-day decision timeline ends July 12. A TEP meeting has not yet been held to review the project. A TEP meeting is needed to review the application in conformance with the WCA. Wetland Functions and Mitigation If the project meets the WCA sequencing and shows that the wetland impacts need to occur for the project(i.e. if the project meets wetland avoidance and minimization requirements),the rest of the WCA review for this project is dependent on wetland replacement. The WCA requires that wetland replacement must replace the public value of wetlands lost because of an impact. The public value of wetlands is generally based on the functions of wetlands including: water quality, flood water attenuation,public recreation and education, and fish/wildlife/plant habitats. The WCA uses the Minnesota Routine Assessment Method MnRAM)to determine functions and values. The City completed a citywide MnRAM in 2006. The applicant has completed MnRAM as part of the application process. For the onsite wetlands that were previously evaluated by the City, the applicant's MnRAM has either the same result or a slightly higher quality results for the wetlands. The table above shows the wetland management categories from the application. The standard categories that the city uses, which are in conformance with state guidance, is as follows: Preserve: These are the highest quality wetlands and have high quality habitat and native vegetative diversity. Manage 1: These are a lower quality than Preserve,but still show high habitat quality and plant diversity. Manage 2: These wetlands have been impacted by stormwater, invasive species, or other impacts and are lower quality than Manage 1. They likely still provide some habitat and may have some native plant species. Manage 3: These wetlands have been impacted the most and may provide a stormwater treatment function and have minimal native plants. These are the lowest quality wetlands. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 35 of 59 The wetlands proposed to be impacted by the project are either Manage 2 or Manage 3 wetlands. Some have historically been excavated. These wetlands do not contain a diversity of native plants. They do provide stormwater and floodplain treatment for downstream wetlands as they are at the headwaters of the Bluff Creek and Lake Susan watersheds. Downstream waters are impaired for water quality. Wetland mitigation that replaces wetland functions and values at a minimum of a 2:1 ratio is required and can be met in a variety of ways: Onsite mitigation: New wetlands are created or restored within a project area. This could address replacing functions and values in the same area,but the current layout does not provide opportunity for a reasonable creation or restoration project. Also, creating new wetlands takes time and there are many factors to consider for its success. Replacement in the same subwatershed: New wetlands are created or restored within the same minor or major subwatershed as the project. This would allow wetland functions and values to be replaced within the subwatershed where the project is located and the project layout would not have to be altered to fit mitigation on site. However, a suitable site would need to be located. Purchase of wetland credits from a wetland bank: There are several wetland banks in the state and applicants can purchase credit from these already created wetland areas. It is preferred in the WCA rules that a bank within the same bank service area be chosen to purchase credit for a project. Some combination of these mitigation options: An eligible project can also use a combination of these mitigation options. As stated, if the project is determined to have met the avoidance and minimization criteria for the wetland impact, wetland mitigation for the lost functions and values would be required at a minimum of a 2:1 ratio. Currently, the applicant is proposing mitigation through the purchase of credit from three wetland banks in Blue Earth, Stevens, and Rice Counties. These banks are in the same bank service area, and only one is in the same major watershed area. Recommendations and Next Steps The applicant needs to supply the needed additional information to the city. The additional information is needed to determine if the project meets the WCA requirements. A Technical Evaluation Panel meeting is needed to review the application. If the application is deemed to meet the avoidance and minimization criteria of the WCA, a mitigation plan that adequately replaces wetland functions and values is needed. City Staff has reviewed mitigation options. City Staff recommends the applicant provide wetland mitigation via the purchase of wetland bank credits, at a ratio of 2:1, in accordance with WCA requirements. In addition to the wetland bank credits, City staff recommends that a condition of Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 36 of 59 approval will include the applicant provide a site-specific water quality improvement project within the watershed to mitigate water quality impacts locally, as the site is located up-stream of impaired waters. This site-specific mitigation may occur either onsite, or at an agreed feasible location within the local watershed. Details will be coordinated with the applicant. The applicant has submitted documentation demonstrating that they looked for property within the watershed to pursue water quality improvement projects to mitigate wetland and water quality impacts locally. As none of the explored sites were project ready,the applicant shall contribute$300,000 to the city for water quality improvement projects within the watershed. NPDES MS4 Permit Chanhassen is permitted to discharge stormwater under the General Permit Authorization to Discharge Stormwater Associated with Small Municipal Storm Sewer Systems under the National Pollution Discharge Elimination System/State Disposal System Program(MS4) issued August 1, 2013. The MS4 permit requires Chanhassen, as a permittee,to develop a post- construction stormwater management program. This program must give the highest preference to "Green Infrastructure"practices such as conservation design, infiltration and reuse. New development must result in no net increase from pre-project conditions of stormwater volume, stormwater discharge of total suspended solids and total phosphorus. Riley Purgatory Bluff Creek Watershed District Rule J Rule J requires that the 1.1 inches of runoff from impervious surface of a parcel must be abstracted on-site. In addition,the stormwater management must achieve 60%removal of total phosphorus and 90%removal of TSS on an annual basis. These removals are consistent with the National Urban Runoff Program(NURP) recommendations and the volume is consistent with the NPDES permit requirements. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 37 of 59 ARTICLE XXXI. - BLUFF CREEK OVERLAY DISTRICT Bluff Creek Primary Zone CONDITIONAL USE PERMIT s7year if The City of Chanhassen established elltheBluffCreekOverlayDistrict, t` ' ' BCO,by ordinance in 1998 to protect 3 the Bluff Creek Corridor, wetlands, 4 0 Jig" bluffs and significant stands of mature a i trees through the use of careful site design and other low-impact practices. r This parcel is partially encumbered by r 1 the Bluff Creek Overlay District. A conditional use permit shall be issued by the city for all subdivisions, site plans, and prior the erection or ew—.' r ' alteration of any building or land within the BCO. Tr 11 A Bluff Creek is entirely within the City of Chanhassen. It provides a unique blend of habitat, vegetation and recreational opportunities through the center of the city. The corridor encompasses all of the land which drains to Bluff Creek. In December 1996,the City of Chanhassen adopted the Bluff Creek Watershed Natural Resources Management Plan BCWNRMP). The plan was the culmination of several years of study and planning focused on protecting the natural and recreational resources provided by the Bluff Creek corridor. The BCWNRMP recommended the establishment of a primary zone(the creek, riparian wetlands, associated steep slopes, native vegetation) and a secondary zone(other undeveloped portions of the watershed) as a tool to help protect the creek's natural resources. The primary and secondary zones were mapped at that time using aerial photography to provide staff and the public with a general idea of where the zones would lie. The intent was to protect a natural corridor from the source to the convergence with the Minnesota River that would allow for wildlife migration, habitat protection, green space preservation,recreational opportunities, educational opportunities,protection of the bluff areas from erosion, and protection of the water quality of Bluff Creek. The City of Chanhassen established the Bluff Creek Overlay District(BCOD)by ordinance number 286 in December of 1998 which was codified as Article XXXI, Chapter 20, and Chanhassen City Code. The BCOD primary zone includes the forested area in the southwest corner of the site and the wetlands contained therein. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 38 of 59 fir q 4 t fir},..`. r ;17. a F ca y7F - ct O. 6)-(70 as t SJR i•9, , ' i 4 Y 44, ori 0'Z vs fie The applicant is proposing encroaching into the Bluff Creek primary zone as historically determined, which included the approximate edge of the tree line. Outlot A would then contain the Bluff Creek Corridor primary zone. The Primary Corridor is designated open space. All structures must meet a 40-foot structural setback from the Primary Corridor boundary as required by Chanhassen City Code. If granted, this will be the second variance of this type within the Bluff Creek Overlay District in this area. The other was approved as part of the Powers Crossing development allowing grading up to the primary zone boundary,but not encroaching into the primary zone, which was never built. The Bluff Creek Overlay District was intended to preserve the natural corridor along Bluff Creek for aesthetic,recreational, wildlife and water quality functions. As Section 20-1551 of the City Code states, "significant natural features should impact development rather than development impacting significant natural features." Bluff Creek is a 303d-listed water with turbidity and fish IBI impairments. It is known to have significant erosion and sediment issues resulting from the increase in surface water discharge volumes to the creek. The city and the Minnesota Pollution Control Agency conducted a Total Maximum Daily Load (TMDL) Study. This study resulted in further recommendations to protect Bluff Creek. The Bluff Creek Overlay District was intended, in part,to guide development to minimize the increases in hardscape that accompany development by creatively designing site plans to reduce impervious surface and save significant natural resources. Because of the need to define the underlying causes of the erosion within Bluff Creek,the Bluff Creek Corridor Feasibility Study was undertaken. This study identified 22 severely eroded gullies and escarpments just in the lower valley alone downstream of the proposed development. Properties within the Bluff Creek Overlay District are subject to the following requirements: 1. A conditional use permit is required prior to all subdivisions, site plans, land alteration and building within the BCOD. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 39 of 59 2. Bluffs must be preserved as set forth in Article XXVIII of city code. 3. Density transfers can be used to cluster development in areas where the location of the primary zone makes portions of the site unsuitable for development. 4. Natural habitat areas within the primary zone must be preserved as open space. 5. The primary zone must be 100 percent open space. 6. All structures must be set back at least 40 feet from the primary zone. 7. The first 20 feet of the setback from the primary zone cannot be disturbed. The project proposes construction of a building, an access drive,parking areas and a public street within a portion of the Bluff Creek Overlay District primary zone. The encroachment into the primary zone and setback requires a variance. Staff believes that only a minimal encroachment is necessary to permit the construction of Bluff Creek Boulevard. To mitigate for the impacts to the primary corridor, the applicant should submit a plan for the restoration of areas adjacent to the Bluff Creek Corridor with species consistent with the city's Bluff Creek Watershed Natural Resources Management Plan. Staff recommends that no encroachment on the primary zone be allowed Staff also recommends that for development adjacent to the overlay district,monument signs indicating the Bluff Creek Overlay District be placed at every property corner and angles with no more than 150 feet apart. Building within the BCOD requires a variance. The applicant will have to demonstrate that they meet the variance criteria. 8. The applicant is requesting to grade within the primary district and well as place a building with in the district. One of the mitigation strategies of the AUAR "The city will follow existing zoning regulations including Floodplain Overlay(Article V), Wetland Protection(Article VI), Shoreland Management(Article VII), Bluff Protection(Article XXVIII) and Bluff Creek Overlay(Article XXXI) to protect natural and environmental resources from potential impacts resulting from the Development Scenario. The city will reference policies and strategies outlined in the 2030 Comprehensive Plan, Surface Water Management Plan and the Bluff Creek Watershed Natural Resource Management Plan as technical resources during the review of specific development projects. Total amount of impact to Bluff Creek removed 1.75 acres Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 40 of 59 r Ili I) . T,:,RETAIL li f Tuft Creek SEkIOR HOUSING SENIOR HOUSING HOTELJf13D3F _ I 29000RF H9510RI \I OTEL hI 1 y/ ifrk R Metst s' N\ atxrouwcmnt i r MM.Of,-WV, f e I RETAIL RET !i 1 - 11 AV I E N DA lidaiNEErammEwimi=ii Applicant proposes to remove around 1.75 acres for the construction of a parking lot within the Bluff Creek Overlay District Primary Zone. This entirely wooded area is mix of native species including oak,basswood, elm,black cherry and iron wood. Within the proposed area of removals there are 14 significant trees; these trees have a minimum diameter of 12". There are also 33 special trees proposed to be removed for a parking lot in this area as well. These trees are all oaks with a minimum diameter of 30". At the western end of the removal area and in the woodland edge there is an understory of buckthorn. The existence of buckthorn does not diminish the value of the woodland area. The city has been successful in rehabilitating woodland areas and this area would benefit greatly from preservation and buckthorn management. This Primary Zone woodland contains important forest diversity,provides excellent habitat, offers residents a quality of life highpoint, and provides numerous overall benefits to the city. The conservation of this natural land will provide the city of Chanhassen with cost savings and quality of life benefits such as energy savings, air pollution mitigation, increased property values, improved health of residents, and avoided stormwater runoff and pollution. A parking lot in the place of the Primary Zone will tip the scales in the exact opposite direction costing the city energy usage, air pollution,reduction of green space, and stormwater runoff. The majority of the impact to the overlay district is to accommodate parking for the senior housing, Assisted and independent. Both development are over parked. All resident parking is accommodated in a parking garage via the ratios established in the city code. The only surface parking is the guest parking. i1 Planning Commission Preliminary Plat and Planned Unit Development–Planning Case 2017-10 June 20, 2017 Page 41 of 59 Senior Housing Guest Parking Ratio Provided Required Over requirements Assisted 150 units 1 space for every 4 rooms 77 38 39 Independent 75 units 1 space for every 4 rooms 61 19 48 Number of additional stalls provided 87 2. Multifamily: Parking standards i) Efficiency units and one-bedroom units—One and one-half stalls, one of which must be completely enclosed in a garage. ii) Two-bedroom and larger units—Two stalls, one must be completely enclosed in a garage. iii) Senior housing—designed and limited to senior citizens, age restricted to those 55 years of age and older, shall provide one parking stall per dwelling unit,which must be enclosed in a garage. Assisted living facilities shall provide one-third parking stall per dwelling unit. All required parking for assisted living dwelling units must be enclosed in a garage. iv) Garage stalls for multifamily buildings containing more than 20 dwellings must be placed underground or attached to the primary structure. The city may allow freestanding garage stalls only when the applicant demonstrates that the architectural design of the building results in an inability to accommodate all the stalls under the building and when the majority of this requirement is met with underground parking. v) In multifamily rental buildings, the use of at least one enclosed stall shall be included in the lease or rental rate of each apartment. In multifamily owner-occupied buildings at least one enclosed stall shall be included in the sales price of each home. vi) One visitor parking stall shall be provided for each four dwelling. J RETAQ JZ 4_ i5EN10RHW51NG I SE IDRHWSING i HOTEL i v 5.035:C.ft tea i ----- --- i--Z RETAIL RETAIL iV J Lj - - ------L-- AVIENDA Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 42 of 59 Staff recommends the following conditions of approval: a. The developer shall dedicate the Conservation Easement containing the Bluff Creek Primary Zone to the City. b. The Developer shall provide the city with a management for this area and submit to the city for review. c. Monuments indicating the Bluff Creek Overlay District shall be placed at every other property corner and at an angle of deflection greater than seven percent,but in no case shall they be greater than 150 feet apart. d. The development shall not encroach into the Bluff Creek Primary Zone except for an access driveways. e. All buildings and other structures including parking shall be outside the BCOD. The developer shall comply with the with the 40 foot primary zone setback and preserve or create a 20 foot buffer from the primary zone. f. The buffer will be required to have a vegetation management plan and soil amendments. Variance Request The developer is requesting a variance to encroach into the Bluff Creek Overlay District primary zone to grade and construct a building. However, staff does not see a need to alter the primary zone boundary for development. The Bluff Creek Overlay District was intended to preserve the natural corridor along Bluff Creek for aesthetic,recreational, wildlife and water quality functions. Fragmentation and significant reduction in the area of the primary zone would significantly degrade this area. Development of the site is possible within these encroachments. Staff believes that only a minimal alteration is necessary to permit the construction of Bluff Creek Boulevard, which is allowed by the city ordinance with the consideration to maintaining consolidated areas of natural topography and vegetation. The city is therefore establishing the northwesterly boundary of the primary zone as the edge of the right-of-way for Bluff Creek Boulevard. The requested variance does not meet the criteria for approval of a variance. a. Variances shall only be permitted when they are in harmony with the general purposes and intent of this Chapter and when the variances are consistent with the comprehensive plan. The proposed development can be completed without the need to encroach into the Bluff Creek Primary Zone. The purpose and intent is to preserve the natural corridor along Bluff Creek for aesthetic,recreational,wildlife and water quality functions. Fragmentation and significant reduction in the area of the primary zone would significantly degrade this area b. When there are practical difficulties in complying with the zoning ordinance. Practical difficulties," as used in connection with the granting of a variance,means that the property owner proposes to use the property in a reasonable manner not permitted by this Chapter. Practical difficulties include,but are not limited to, inadequate access to direct sunlight for solar energy systems. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 43 of 59 There are no practical difficulties that would require the approval of an encroachment into the primary zone. This is a farm field that allows for the movement of development outside the environmentally sensitive area. c. That the purpose of the variation is not based upon economic considerations alone. The variance would increase the amount of developable land, which would be an economic consideration. d. The plight of the landowner is due to circumstances unique to the property not created by the landowner. Other properties are encumbered by the Bluff Creek Overlay District and have been viable and developable within granting of a variance, which would impact the natural area. This property is developable without a variance. It is only the desired placement of a structure within the primary zone, which leads to the variance. e. The variance, if granted, will not alter the essential character of the locality. A variance, if granted, would considerably alter the character of the primary zone by fragmenting and reducing the area of the primary zone. f. Variances shall be granted for earth sheltered construction as defined in Minnesota Statutes Section 216C.06, subdivision 14, when in harmony with this Chapter. This criteria does not apply. 4 , .. yt.. n I: 1 1,,,,•1-' Is., 0`• r+ ir-i , •` - iI i1::'.. t/ :;td it ft r, _ z 4.it r,,,. . c a t1.k [t i; ,., Y IT'S ia''7 ;'"p- Tali. }, :.a. ., i+ ,,y- 7 t, r, t t t `, , n,. T,'-# t' `. 43,.'r7 k st hte Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 44 of 59 Etn.,. •,....k.., # .. . , ,-..-laroi,, w v 111 t.„: b L t r. , d li,,,,- ' 4,,. 3 F..4411 It C4P" :41 ' • ),k, -.,---.hP 0 it 1 i I } kt. 4.. ...,,..- -._ . -,. .,4-,f. . - „,... . - , _ ,;:- fr 4.- :...,.."4. ,-, iyc` , r,.ami`i A. K N:.,/,-..:1-c? ,s tel_. 40'w"/ t Landscaping Comments The design narrative submitted by the applicant references lush plantings, low water use and responsible resource use as goals and standards of the development. To this end, it is expected that proposed landscaping and preserved green space exemplify the latest best management practices. In this regard, tree preservation,boulevard and foundation plantings, turf expanses in open spaces, and irrigation needs should demonstrate a higher standard than the average commercial development. Including topsoil and soil amendments to insure healthy plantings, specifying landscape plants that are suited for the site conditions, installing a reuse irrigation system and parking lot raingardens, and minimizing impact to the Bluff Creek Overlay primary zone will all assist with elevating the project standards. The lower southwest corner of the site is part of the Bluff Creek Overlay District, an area intended for preservation and restoration. This wooded corner within the Primary Zone contains a native upland forest dominated by oaks,but also filled with elms,basswood,black cherry and ash. This area serves as a stormwater,habitat, clean air and carbon sequestration management area. Eroding the overall impact of the area by carving into it for development does a disservice to the future generations of Chanhassen residents who will one day benefit from and appreciate the controlled management and protection of the overlay district. According to city ordinance, the purpose of the district is to protect the Bluff Creek Corridor, wetlands,bluffs, and significant stands of mature trees;promote innovative development techniques such as cluster development and open space subdivisions...' The proposed landscape plan submitted includes one item for review, namely boulevard tree plantings along the collector roads. Staff requests more detail for the overall site than what has been provided. What has been provided lacks sufficient detail to be reviewed for an overall Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 45 of 59 concept plan. Parking lot,perimeter, foundation, and open space landscaping should also be shown. As drawn on the submitted plans, the parking lot design is denoting only half as many landscape islands as would be required by ordinance. Installing only 50% of the landscaping leaves large expanses of unadorned,heat-accumulating,blank pavement. The intent of city ordinances is to eliminate vast,unaesthetic parking areas. This site is ideal for incorporating sustainable landscaping that serves to create a pleasing environment, trap stormwater and reduce water use. Instead of numerous, small islands scattered throughout the parking areas, large planting beds that act as stormwater features and allow for optimal tree and plant growth as well as elevated aesthetics could be incorporated. Maplewood Mall should serve as an example of parking areas that endeavor to minimize the detrimental effects of impervious surfaces. For a local example, the Chaska Curling Center has successfully designed a parking lot that includes aesthetically pleasing landscaping treatments as well as stormwater management. Nag. 2 f- 40:1114, fir r 4111$14 Tn Ire Y The boulevard tree landscape plan includes a satisfactory list of species to be used on site. However, the city ordinance requires that no more than 20%of the total trees should be from any one genus and no more than 10% should be from any one species. Additionally, Chanhassen has alkaline soils so trees that prefer a more acidic soil, such as Northwoods maple, do poorly when grown on many sites in Chanhassen and especially when grown on newly developed sites, unless a soil correction has been made. Species selection should be based on the site conditions—clay, alkaline, droughty soils. Also, if the proposed plan remains committed to individual landscape islands, then silva cells, engineered soil or other accommodations must be used in order to insure the survival of the trees. A reuse watering system should be considered to irrigate plantings. With the amount of impervious surface on site, adequate reservoirs of stormwater runoff should be collected to serve the irrigation needs of the site. Foundation plantings will be expected for all buildings on site and residential landscaping requirements will also need to be met for those specific areas. To Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 46 of 59 meet the design goals as stated in the narrative, overall tree cover should be at least 20-25% or higher in commercial areas and a minimum of 30-35%or higher in residential areas. Carver County Comments from Letter dated May 8, 2017 1. Prior to Plat and PUD approval, the County would like to review and approve the overall AUAR additional sub-report and figures of detailed intersection and related segment geometric design concepts with estimated costs, schedule by year, and table of proportionate cost sharing for the city, Developments, MnDOT, and County consistent with the County's cost participation policy. Costs to include intersection/lane upgrades; signal interconnect and signal/fiber communications; and lighting as needed. In particular,more information is needed for the level of improvements at the intersections of Sunset Trail/Lyman Blvd and Bluff Creek Blvd/Powers Blvd. 2. The plat and PUD will need to be revised to change the single lane entrance of Bluff Creek Blvd from Powers Blvd (CSAH 17) to Avienda Parkway to two lanes wide. This was noted with the AUAR comments and is a specific area of concern,that the Bluff Creek Drive road extension from Powers Blvd be designed for 2-lanes inbound through and around the proposed internal roundabout, such that adequate throughput is achieved at the critical Powers Blvd/TH 212 intersection. This 2-lane condition is needed as well to match the already built and committed intersection layout that stubbed in the future entrance to Bluff Creek Blvd. This 2-lane inbound for Bluff Creek Blvd is also consistent with the AUAR's notation for dual NB left turns on Powers Blvd at TH 212. 3. The intersection of Sunset Trail/Lyman Blvd should be reviewed in detail for intersection control alternatives. Intersection traffic operations at this location are a concern and it may be that access needs to be restricted to right-in/right-out until such time that higher order intersection facilities are available. Sunset Trail may need to be widened to account for this access condition as well as for two turn lanes out. In addition,numerous utilities are in place in the NW quadrant and some are being looked at to be relocated. Pedestrian ramps and other improvements will be required at Sunset Trail, including the potential to cross Lyman Blvd. 4. Prior to plat and site plan approval, and at least prior to 30%plans and specs,please provide for County review and approval roadways or access points intersecting with County highways. A special review of the design of Bluff Creek Blvd and Sunset Trail will be required. In addition, intersection lighting will need to be reviewed and included if not adequate as determined by the County. 5. Physical connections need to be made to the signalized main intersection and some adjustments may be required pending more review of detailed engineering plans. Some form of contract/permit and surety with the County will be required for design, construction, and final inspection for the traffic signal and roadway approach facilities. Striping of lanes and/or crosswalks maybe needed to be incorporated into the project. The installation of pedestrian push buttons/APS system may also be needed. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 47 of 59 6. Related to rights of way, the boundary appears to be substantially monumented and abutting existing plats and right of way plats. No external or internal boundary conflicts noted on county parcel deed construction drawing. The plat may be required to denote controlled access along CSAH 18 or CSAH 17. Final plat, with up to date title work, will need county approval near the end of project. 7.Related to parks and trails,please provide for County review and approval some type of additional, declarative sub-report and figures of the specific plans and impacts to the city and county regional and linking trails plan for the highways and areas related to the AUAR and this development. Our understanding is that the city currently has a trail running along the west side of Powers in the project area. On Lyman, a trail is not identified in the project area; this is likely because the trail infrastructure runs on the north side and not the south side of Lyman. Neither Lyman nor powers is currently a part of the County's Comprehensive Plan for trail alignments. In addition,the County installed a 10 foot wide bituminous trail along the west side of Powers Blvd in 2014. The site plan grading plan shows new contours over this trail, so please clarify on this as well. 8. Prior to any work affecting or on County highways or in County right of way,the applicant shall coordinate plans with the County Engineer and obtain a Utility or Excavating/Filling/Grading Permit(s) from Carver County Public Works: http://www.co.carver.mn.us/how-do-i/apply-for/a-permit). Final details of locations, grades, and profiles affecting County roads as well as any utility connections will need to be reviewed and approved prior to any permits. As notes to our understanding, the city stubbed in a new water main at the SW quadrant of Powers and Lyman. County has vacant fiber conduit and vaults along the south side of Lyman the entire length of this property. 9. Any damages,modifications, or changes incurred on County highways from current or approved conditions will need to remedied or updated at development expense, including costs incurred by the County. MnDOT letter dated May 4, 2017 The Minnesota Department of Transportation(MnDOT)has reviewed the PUD and has the following comments: Water Resources: MnDOT owns several wetland restoration sites just outside the proposed project limits. There is one to the south of the project limits and one to the east of the project,just across Powers Blvd. MnDOT also owns a few culverts on Powers Blvd and Lyman Blvd that currently receive water from the proposed site. MnDOT would need to see more drainage analysis to make a determination if the proposed project would affect MnDOT drainage systems. It is likely that the project will need a drainage permit. Please submit documents specified below with a drainage permit application: Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 48 of 59 1. Final drainage plan showing storm sewer plan, storm sewer and culvert profiles and pond contours 2. Existing and proposed drainage area maps with flow arrows 3. Existing and proposed drainage/pond computations for the 2, 10, and 100 year rainfall events. Permits: As previously stated, a drainage permit is required. Additionally, any use of or work within or affecting MnDOT right of way requires a permit. Permit forms are available from MnDOT's utility website at http://www.dot.state.mn.us/metro/maintenance/permits.html Please include one plan set formatted to 11 x 17 size with each permit application. Please direct any questions regarding permit requirements to Buck Craig(651-234-7911 or buck.craig@state.mn.us) of MnDOT's Metro Permits Section. Traffic: Traffic has concerns about the impacts to operations at the proposed TH212/Powers Blvd intersection. Please continue to coordinate with MnDOT's Traffic section, especially in finalizing the current draft traffic impact study for the development. Please direct any questions regarding these comments to Julie Johnson Julie.C.Johnson@state.mn.us or 651-234-7824) of MnDOT's Metro South Area Traffic Section. Design: A significant amount of grading is proposed along Powers Boulevard which is part of MnDOT right of way. Please submit a grading plan at a readable scale showing the proposed slopes and drainage issues. Also include a typical section showing the relationship with the boulevard to the Powers. A very tall retaining wall is proposed along the TH 212 right of way and will need to be reviewed. Just a reminder that no supporting element of the proposed wall can be on MnDOT right of way. Noise: MnDOT's policy is to assist local governments in promoting compatibility between land use and highways. Residential uses located adjacent to highways often result in complaints about traffic noise. Traffic noise from this highway could exceed noise standards established by the Minnesota Pollution Control Agency(MPCA),the U.S. Department of Housing and Urban Development, and the U.S. Department of Transportation. Minnesota Rule 7030.0030 states that municipalities having the authority to regulate land use shall take all reasonable measures to prevent the establishment of land use activities, listed in the Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 49 of 59 MPCA's Noise Area Classification(NAC), anywhere that the establishment of the land use would result in immediate violations of established State noise standards. MnDOT policy regarding development adjacent to existing highways prohibits the expenditure of highway funds for noise mitigation measures in such developed areas. The project proposer is required to assess the existing noise situation and take the action deemed necessary to minimize the impact to the proposed development from any highway noise. Park Comments 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. Additional narrative in italic text describes how the applicant responded to these recommendations in their preliminary plat and PUD application. 1. Incorporate meaningful,park-like places, including the provision of appropriate recreation equipment, site furnishings, and landscaping adjacent to both the townhome and apartment neighborhoods. o The applicant describes the inclusion of a network ofgreen, adding a variety of private, semi private, and perhaps some additional public space throughout Avienda. Details of this vison, including the size, location, amenities, and ownership of these spaces will need to be explored. A significant number of residential dwellings are being proposed for a site, which is currently at the outer limits of the service areas for existing public parks. The city's Comprehensive Plan standard is to provide 1-acre of actively programmed public or private park space for every 75 residents. A park dedication requirement, either in the form of land dedication or payment ofpark fees or a combination of both, will be a condition of approval for this application. Park fees are charged at the rate in force upon final plat approval. Current park fees are $12,500 per acre for commercial/industrial property, $3,800 per dwelling for multi-family/apartment units, $5,000 per dwelling for duplexes, and$5,800 per dwelling for single family. 2. Preserve the woodlands identified in the Bluff Creek Overlay District to the greatest extent possible. The Commission envisions nature trails within a portion of the woodlands. o The current submittal depicts the retention ofjust 75%+/- of the Bluff Creek woodlands. Preserving the greatest extent of the woodlands as possible remains the goal. 3. Significantly increase the walkability of the core retail space to encourage pedestrian interaction by providing wide sidewalks, numerous gathering locations, interesting site furnishings, landscaping, and hardscapes. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 50 of 59 4. Provide well-designed sidewalks and pedestrian connections to all buildings and locations. 5. Incorporate traffic calming into all pedestrian crossing locations. 6. Design, incorporate, and construct a comprehensive, on-site system of trails, including: 1. A trail running west to east from Bluff Creek Boulevard through the upper portions of the woodlands continuing east along the southern border of the property,then turning north adjacent to.Powers Boulevard. a. Not depicted in the current application. 2. An internal trail positioned north to south within the townhome neighborhood allowing residents to gain access as pedestrians to adjacent destinations. a. No internal trail is shown but a north to south trail paralleling Avienda Parkway adjacent to the residential area is shown. Upon crossing Bluff Creek Boulevard to the south, a more direct pedestrian route connecting to the Bluff Creek woodlands should be identified and constructed. 3. A thoughtfully designed, formal access that welcomes pedestrians from the intersection of Lyman and Powers Boulevard directly into the proposed development. a. Not depicted in the current application. 4. Completion of the emergency roadway connection with Miranda Way to be utilized as a trail way except in the event that north/south emergency vehicle access is needed. a. This emergency roadway, to be utilized as a pedestrian trail, is depicted in the application. Additional study should investigate how to thoughtfully connect the emergency roadway into the Avienda pedestrian network. RURAL SERVICE DISTRICT The properties included within the Avienda development are currently located within a Rural Service District for taxing purposes. The city is divided into an urban service district and a rural service district, constituting separate taxing districts for the purpose of all municipal property taxes except those levied for the payment of bonds and judgments and interest thereon. Within the rural service district regulations, the ratio that exists between the benefits resulting from tax supported municipal service to parcels in the rural service district to parcels in the urban service district is seventy-five(75). Rural service properties are therefore taxed for municipal taxes at 75 percent of rate used for other properties. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 51 of 59 Whenever any parcel of land included in the rural service district is platted, in whole or in part, or whenever application is made for a permit for the construction of commercial, industrial or urban residential building or improvement to be situated on such parcel or any part thereof, or whenever such building or improvement is commenced without a permit, the council shall make and enter an order by resolution transferring such platted or improved parcel from the rural service district to the urban service district. Based on the proposed rezoning and subdivision of the properties, these parcels shall be removed from the rural services district in conjunction with the approval of the development. A resolution will be included in the July 24,2017 City Council agenda. RECOMMENDATION The Planning Commission recommends approval of Planning Case#2017-19 to rezone 115.00 acres of property zoned A-2, Agricultural Estate District, to Regional Commercial — PUD Subdivision contingent upon final plat approval, as shown in plans from Landform dated April 14,2017 and June 14,2017 and adoption of the findings of fact." PUD The Chanhassen Planning Commission recommends that City Council approve the Rezoning of 115.54 acres, from Agricultural Estate District,A2, PUD Regional Commercial including Exhibit A Avienda Design Standards " (attachment#1) SUBDIVISION The Chanhassen Planning Commission recommends that City Council approve the Subdivision Preliminary Plat creating 17 lots, 3 outlots and dedication of public right-of-way,plans prepared by Landform dated April 14, 2017 and June 14 ,2017 , subject to the following conditions: Engineering 1. Top and bottom elevations for all retaining walls shall be labeled on the plan set. 2. Landscaping between tiered walls shall be low or no maintenance. 3. A fence or other barrier is required at any location where a wall is greater than 6 feet tall and within 10 feet of a public right of way. 4. The following wall materials are prohibited: smooth face,poured in place concrete stamped or patterned is acceptable),masonry,railroad ties, or timber. Boulder walls are prohibited if the maximum height is greater than 6 feet. 5. All retaining walls shall be owned and maintained by a property-owners association. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20,2017 Page 52 of 59 6. The applicant shall revise their plan and relocate Wall F outside the buffer area of the adjacent wetland prior to grading the site. 7. As large, landscaped boulevards are proposed, the applicant shall add a note to the typical sections to identify a corridor for installation of private utilities such as power, communication, gas, etc. 8. The applicant shall show the road profiles and a horizontal alignment table in the plan set for all public roads prior to final plat. 9. The public roads constructed with this development are: Bluff Creek Boulevard, Avienda Parkway, Sunset Trail and Mills Drive. All other roads and drives constructed with this development will be privately owned and maintained. 10. The applicant proposes an Ultimate Plan for the Bluff Creek intersection with Powers Boulevard that includes two-lane entry into the roundabout. The City requires this Ultimate Plan be constructed at this time,but the roadway can be striped for one-lane only. 11. The applicant shall remove pavement and expand the median on the southern leg of the Powers Boulevard/Bluff Creek Boulevard intersection to remove the second left-turn lane from northbound Powers Blvd to westbound Bluff Creek Blvd. 12. Staff recommends the applicant add traffic calming measures to Avienda Parkway West near the residential areas of development. Specifically,the applicant shall incorporate pedestrian-friendly crossing features to the intersection at Mills Drive and Avienda Parkway West. 13. The applicant shall revise the width of Mills Drive to correspond with the existing Mills Drive section in The Preserve at Bluff Creek. 14. The applicant shall align the intersection of Mills Drive and the access to the apartment building with the parking ramp to form an intersection rather than offset as the current plan shows. 15. Sunset Trail will become a private roadway from Avienda Parkway to Bluff Creek Boulevard as it winds through the center of the development. When Block 5 and/or Lot 2, Block apply for site plan approval,this private road shall be constructed. 16. The plan for concrete sidewalk on the inside of Avienda Parkway shall be revised to a 5- foot width. 17. ADA-compliant pedestrian ramps shall be constructed at all intersections and median refuges per the MnDOT standard details. 18. The sanitary stub from MH 25 shall be no larger than the 8" downstream pipe and the slope shall be adjusted accordingly. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 53 of 59 19. Sanitary service stubs shall be provided for the six twin home units proposed on Mills Drive. 20. Sanitary structures shall be moved out of the landscaped median and into the center of lanes for improved future maintenance access. 21. All sanitary sewer main constructed within the right-of-way in this project shall be publically owned and maintained. 22. Private sanitary main must be constructed to meet the City's requirements for public utilities. 23. The plan shall use 2017 Chanhassen standard detail plates, which are available on the City's website. 24. The proposed water main connection 570 feet north of the Bluff Creek Blvd/Powers Blvd intersection shall be removed. A water main connection from Avienda Parkway to Lyman Boulevard through the parking lot of Lot 3, Block 4 shall be installed. The applicant shall grant a drainage and utility easement for this publically owned and maintained connection. 25. Water service stubs shall be provided for the six twin home units proposed on Mills Drive. 26. Additional water main stubs shall be provided at the accesses for Lot 1, Block 4 and Lot 1, Block 5. 27. All water main constructed within the right-of-way in this project shall be publically owned and maintained. Private sanitary and water main must be constructed to meet the City's requirements for public utilities. 28. The applicant must show a maintenance access route for the pond at the bottom of Wall D. 29. The applicant must provide the total disturbed area of the proposed development. 30. Permanent stormwater management controls for Volume, Rate, and Water Quality are required per the Riley Purgatory Bluff Creek Watershed District (RPBCWD)rules. 31. The applicant must provide a figure clearly identifying the areas to be irrigated with areas quantified, which is not included in the current plans. 32. The proposed reuse system does not provide sufficient volume reduction per RPBCWD rules. It is recommended that the irrigation system is revised to provide further volume reduction. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 54 of 59 33. The applicant must provide documentation that each of these ponds meets the Level 1, 2, and 3 criteria per the Minnesota Stormwater Manual to ensure that they will produce the calculated water quality benefits. 34. The applicant must provide the annual runoff volumes to each wetland for the pre- and post-project conditions. 35. The applicant must provide further information on the bounce and inundation periods for each of the identified critical wetlands. The bounce and inundation changes caused by the project must be in compliance with WCA requirements. 36. The twin home units must pay a water and sanitary service partial hook-up fee when Lot 1, Block 2 and Lot 1, Block 3 are replatted at the rate in place at that time. The remaining hook-up fees would be paid with the building permits. 37. The developer shall work with the Building Department to determine the City SAC and WAC fees for commercial and multi-family buildings. The hook-up fees for commercial and multi-family buildings are due with the building permit at the rate in place at that time. 38. The developer shall pay this site's portion of the 2005 AUAR costs- which is $25,836.70 with the final plat. 39. Collector and Arterial Roadway Traffic Impact Zone fees will be collected with the final plat. The fee will be based on the commercial rate of$3,600 per acre and a residential rate of 2,400 per acres. 1 40. The developer shall escrow funds for installation of traffic signals at Sunset Trail, Powers Boulevard and Audubon Road. The escrow amount shall be based on the Carver County's cost participation policy as published on their website. 41. The proposed redevelopment will need a Riley-Purgatory—Bluff-Creek Watershed District(RPBCWD)permit prior to beginning construction activities. 42. It is the applicant's responsibility to ensure that permits are received from all other agencies with jurisdiction over the project(i.e.,Army Corps of Engineers, DNR, MnDOT, Carver County, RPBC Watershed District, Board of Water and Soil Resources, PCA, etc.). 43. A drainage and utility easement shall be placed over Outlot B. 44. The developer shall dedicate the Conservation Easement containing the Bluff Creek Primary Zone to the City. 45. Provide a cross access easement to Lot 4,Block 1 Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 55 of 59 Landscaping 1. No development encroachment on the Bluff Creek Overlay District primary zone shall be allowed nor fragmentation of the primary zone area. 2. The access route shall follow the shortest route from Camden Ridge to the proposed development. 3. The applicant shall submit an overall landscape plan that shows proposed landscaping for the overall site including items such as parking lots,perimeter, foundation and open space areas. 4. Parking lot islands shall be linear areas incorporating planting area and stormwater management. 5. If the applicant chooses to install the minimum requirement sizes of parking lot landscaping islands, then if the proposed plan remains committed to individual landscape islands, then silva cells, engineered soil or other accommodations must be used in order to insure the survival of the trees. 6. No more than 20% of the total trees should be from any one genus and no more than 10% should be from any one species. 7. A reuse watering system should be considered to irrigate all plantings within the site. 8. Drought tolerant plants shall be incorporate into the overall landscape plan. 9. Proposed landscaping plant materials shall be selected based on site conditions. 10. At a minimum, overall tree cover should be at least 20-25%or higher in commercial areas and a minimum of 30-35% or higher in residential areas. 11. Any landscaping located within the ROW or the median shall be covered by an encroachment and maintenance agreement Park and Trail 1. Incorporate meaningful park-like places, including the provision of appropriate recreation equipment, site furnishings, and landscaping adjacent to residential components. 2. Preserve the woodlands identified in the Bluff Creek Overlay District. Provide a blanket trail easement over the entire preserved area to accommodate the installation of natural surface public trails. I Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 56 of 59 3. Provide an attractive public trail connection from the north entering the Bluff Creek Overlay District. 4. Incorporate traffic calming into all pedestrian crossing locations. 5. Full park dedication fees shall be collected per city ordinance in lieu of requiring parkland dedication. 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. Fire Department Comments The east and west bound driving lanes of Bluff Creek Boulevard extending from Powers Boulevard to the existing Bluff Creek Boulevard be increased from 16 feet to 20 feet curb to curb. This is in order for emergency apparatus to safely pass cars and trucks once they pull over and stop. CUP The Chanhassen Planning Commission recommends that City Council approve the Conditional Use Permit to encroach into the primary zone and required buffer for the construction of Bluff Creek Boulevard; subject to conditions in the staff report: 1. The developer shall dedicate the Conservation Easement containing the Bluff Creek Primary Zone to the City. 2. The Developer shall provide the city with a management for the area and submit to the city for review. 3. Monuments indicating the Bluff Creek Overlay District shall be placed at every other property corner and at an angle of deflection greater than seven percent,but in no case shall they be greater than 150 feet apart. 4. The developer shall not encroach into the Bluff Creek Primary Zone. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 57 of 59 5. The developer shall comply with the with the 40 foot primary zone setback and preserve or create a 20 foot buffer from the primary zone. 6. The buffer will be required to have a vegetation management plan and soil amendments. 7. The plans shall be revised to remove any structure in the BCOD. VARIANCE The Chanhassen Planning Commission recommends that City Council deny the Variance to encroach into the primary zone and required buffer. WETLAND ALERATION PERMIT The Chanhassen Planning Commission recommends that City Council approve the Wetland Alteration Permit to 4.4659 acres of permanent wetland impacts subject to conditions: The applicant needs to supply the needed additional information to the city. The additional information is needed to determine if the project meets the WCA requirements. A Technical Evaluation Panel meeting is needed to review the application. If the application is deemed to meet the avoidance and minimization criteria of the WCA, a mitigation plan that adequately replaces wetland functions and values is needed. City Staff has reviewed mitigation options. City Staff recommends the applicant provide wetland mitigation via the purchase of wetland bank credits, at a ratio of 2:1, in accordance with WCA requirements. The applicant shall contribute$300,000 to the city for water quality improvement projects within the watershed. Wetland Functions and Mitigation If the project meets the WCA sequencing and shows that the wetland impacts need to occur for the project(i.e. if the project meets wetland avoidance and minimization requirements), the rest of the WCA review for this project is dependent on wetland replacement. The WCA requires that wetland replacement must replace the public value of wetlands lost because of an impact. The public value of wetlands is generally based on the functions of wetlands including: water quality, flood water attenuation,public recreation and education, and fish/wildlife/plant habitats. The WCA uses the Minnesota Routine Assessment Method MnRAM) to determine functions and values. The City completed a citywide MnRAM in 2006. The applicant has completed MnRAM as part of the application process. For the onsite wetlands Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 58 of 59 that were previously evaluated by the City,the applicant's MnRAM has either the same result or a slightly higher quality results for the wetlands. The table above shows the wetland management categories from the application. The standard categories that the city uses, which are in conformance with state guidance, is as follows: Preserve: These are the highest quality wetlands and have high quality habitat and native vegetative diversity. Manage 1: These are a lower quality than Preserve,but still show high habitat quality and plant diversity. Manage 2: These wetlands have been impacted by stormwater, invasive species, or other impacts and are lower quality than Manage 1. They likely still provide some habitat and may have some native plant species. Manage 3: These wetlands have been impacted the most and may provide a stormwater treatment function and have minimal native plants. These are the lowest quality wetlands. The wetlands proposed to be impacted by the project are either Manage 2 or Manage 3 wetlands. Some have historically been excavated. These wetlands do not contain a diversity of native plants. They do provide stormwater and floodplain treatment for downstream wetlands as they are at the headwaters of the Bluff Creek and Lake Susan watersheds. Downstream waters are impaired for water quality. Wetland mitigation that replaces wetland functions and values at a minimum of a 2:1 ratio is required and can be met in a variety of ways: Onsite mitigation: New wetlands are created or restored within a project area. This could address replacing functions and values in the same area,but the current layout does not provide opportunity for a reasonable creation or restoration project. Also, creating new wetlands takes time and there are many factors to consider for its success. Replacement in the same subwatershed: New wetlands are created or restored within the same minor or major subwatershed as the project. This would allow wetland functions and values to be replaced within the subwatershed where the project is located and the project layout would not have to be altered to fit mitigation on site. However, a suitable site would need to be located. Purchase of wetland credits from a wetland bank: There are several wetland banks in the state and applicants can purchase credit from these already created wetland areas. It is preferred in the WCA rules that a bank within the same bank service area be chosen to purchase credit for a project. Planning Commission Preliminary Plat and Planned Unit Development—Planning Case 2017-10 June 20, 2017 Page 59 of 59 Some combination of these mitigation options: An eligible project can also use a combination of these mitigation options. As stated,if the project is determined to have met the avoidance and minimization criteria for the wetland impact,wetland mitigation for the lost functions and values would be required at a minimum of a 2:1 ratio. Currently,the applicant is proposing mitigation through the purchase of credit from three wetland banks in Blue Earth, Stevens,and Rice Counties. These banks are in the same bank service area,and only one is in the same major watershed area. In addition to the wetland bank credits,City staff recommends that a condition of approval will include that the applicant shall contribute$300,000 to the city for water quality improvement projects within the watershed. FINDING OF FACT The Planning Commission also adopts the attached findings of fact and recommendations. ATTACHMENTS 1. Exhibit A—Avienda Design Standards 2. Application for Development Review— April 14, 2017 3. Development Plans—April 14, 2017, June 13, 2017 and June 14, 2017 4. Application Narrative—April 14, 2017 5. Avienda Design Guidelines—April 13, 2017 6. McComb Group Retail Trends and Shopping Centers—March 2017 7. WSB Stormwater Review—May 1, 2017 8. Review from Riley-Purgatory-Bluff Creek Watershed District—May 1, 2017 9. Army Corp of Engineers letter—May 3,2017 10. Memo from Carver County—May 8, 2017 11. Memo from Minnesota Depart of Transportation - May 4, 2017 12. Findings of Fact 13. Petition from Residents near Avienda development 14. Affidavit of Mailing g:\plan\2017 planning cases\17-10 avienda preliminary plat&pud\cc staff report july 10 2017-final.doc EXHIBIT A AVIENDA CHANHASSEN,MINNESOTA DEVELOPMENT DESIGN STANDARDS A. Intent 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. It shall strive to create a self-sustaining pattern of land uses with cultural, employment, entertainment,housing, shopping, and social components. The regional/lifestyle center commercial district is a mixed commercial district with retail and entertainment uses of a scale and function that serves a regional market. The physical environment emphasizes an attractive, comfortable walking experience for shoppers and visitors. It shall be designed to serve pedestrian and mass transit users as well as automobile traffic. Centers of this type, generally, have at least two major retail anchors and are characterized by the diversity of mixed retail and service uses. Uses within this district should complement existing retail users in the other commercial districts. 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, 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. Coordination with other zoning regulations. The development shall follow the Avienda PUD and City B. Permitted Uses The permitted uses in this zone should be limited to uses as defined below or similar uses to those as listed in the Standard Industrial Classification. If there is a question as to the whether or not a use meets the definition,the Planning Director shall make that interpretation. Uses and location shall be consistent with Development Plan Dated June 13, 2017. Avienda Design Standards June 20, 2017 Page 2 of 19 Permitted Uses The permitted uses in Avienda Village are all uses that would be part of a vibrant lifestyle center and as anticipated in the Comprehensive Plan. The following categories of uses were anticipated in the Comprehensive Plan and the listed uses should be permitted to ensure the success of the lifestyle center: Entertainment: a. Arcades and similar uses, accessory to permitted uses b. Art Galleries c. Bowling alleys d. Dance, art, music, and similar professional studios e. Movie theaters 2. Retail sales establishments: a. Clothing and apparel stores, including shoes, jewelry, accessories, etc. b. Drug stores and pharmacies. c. Flower shops without green houses. d. Furniture and home furnishings. e. Home and furniture stores, including furniture store, home improvement center, electronic store, appliance store, and similar establishments (only 1 use of this type at a maximum of 50,000 square feet feet) f Office supply stores selling items such as electronics, computers and software, musical instruments and office supplies at retail. g. General merchandise stores that carry an assortment of merchandise from all the other categories. Such establishments may include but are not limited to department store, discount store, and similar establishments. (Limited to 18,000 square feet for any single user) h. Miscellaneous retail stores for items such as antiques, articles on consignment, beauty supply, sporting goods and bicycles, books (except adult book stores), stationery, jewelry, art, hobbies, crafts, toys, and games, cameras and photographic supplies, gifts, novelties, and souvenirs, pets and pet supplies, luggage and leather goods, sewing, needlework, catalog and mail-order, and news dealers. i. Supermarkets and other food and grocery stores such as butcher shops and fish markets, fruit and vegetable markets, dairy products stores, candy, nut, and confectionery stores and retail bakeries. (limited to only 1 Supermarket not to exceed 98,000 square feet) j. Cigar stores as a principle use. Tobacco products and accessories only when accessory to a principal use. k. Stores selling interior decorating supplies, such as paint, light fixtures and decor. Limited to 18,000 square feet for any single user) Avienda Design Standards June 20, 2017 Page 3 of 19 Hospitality and food service establishments including: a. Bars and Taverns i. Cafes, delicatessens, food catering establishments. ii. Coffee shops and cafes. iii. Patio/al fresco dining facilities. Accessory to a principal use. iv. Restaurants. 4. Hotels (only 1 permitted in the development in the retail hospitality district) 5. Services i. Barber and beauty salons and spas including hair, nail, tanning, skin and scalp services. ii. Computer services iii. Day care center, childcare centers, preschools and Montessori school Only one permitted in the development 16,000 square feet) iv. Dry cleaning, Laundry and garment services v. Farmers markets. vi. Finance, insurance and real estate. vii. Financial institutions. viii. Health and recreation clubs, instructions and services. ix. Health services. x. Legal services. xi. Offices of doctors, dentists, optometrists, lawyers, accountants, realtors, accountants, attorneys, architects, engineers, business or financial consultants or other professionals, and corporate, executive, administrative, or sales offices including incidental sales of medical or dental aids. xii. Optical goods. xiii. Photographic studios. xiv. Print and Copy shops. xv. Shoe repair shops and shoeshine parlors. xvi. Tattoo and body art and piercing services (MS ch. 146B), when accessory to a permitted use. xvii. Travel agency. 6. Housing Residential development in a regional/lifestyle center commercial PUD may only occur in conjunction with a commercial or office development and may not encompass more than 20 percent of the proposed development. The residential component of a development may be constructed concurrent or after construction of the commercial or office component, but may not proceed such commercial or office development. The phasing of the residential component shall be reviewed and approved as part of the development plan. Avienda Design Standards June 20, 2017 Page 4 of 19 PUD allow up to 30% residential this would allow 550 d/u at 16 units/acre) a. Multiple -family dwellings. b. Senior housing independent living and (assisted not to exceed 150 units). c. Single family homes. (Density of 3-6 units an acre on Lots 1 and 2 of Block 2 low Density Housing District) d. Townhomes, including detached townhomes and twin homes. Other uses: a. Retail businesses or service establishments that generally provide commodities or services and that are judged by the Planning Director (1) to be similar in character and operation to the permitted uses described above; (2) to be closely complementary and to enhance the permitted uses; and (3) to be compatible with the intent and purposes of the Avienda Village Regional Lifestyle Center PUD. b. Drive-through accessory to a permitted use. (A maximum of four shall be permitted in Avienda. Two drive through associated with the supermarket and two other drive through only in the hospitality district.) 8. Prohibited Uses a. Auto related: including gas stations, tires repair etc. b. Truck, motorcycle boats, etc. sales. c. Club warehouse including wholesale. C. 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 3 feet, e.g., a 40 -foot tall building would be set back 30 feet (ffe rear)perimeter at that point where the building height equals 40 feet. A building height may step back, providing the setback/building height ratio is maintained. The 30 -foot PUD exterior setback may be changed, increased or decreased, by the city council as part of the approval process when it is demonstrated that environmental protection or development design will be enhanced. Otherwise all buildings must maintain a 1 foot setback to 1 building height on the perimeter of the PUD property lines. D. Design Standards Unless otherwise permitted in the PUD the design standards shall follow the Chanhassen City Code Chapter 20 Article XXIII DIVISION 7. - DESIGN STANDARDS FOR COMMERCIAL, INDUSTRIAL AND OFFICE -INSTITUTIONAL DEVELOPMENTS Avienda Design Standards June 20, 2017 Page 5 of 19 LOW DENSITY HOUSING DISTRICT I 5 4 MULTI -FAMILY HOUSING DISTRICT 1 OFFICE DISTRICT 2 VILLAGE RETAIL DISTRICT 2 RETAIL & HOSPITALITY DISTRICT B The Master Plan identifies five distinct sub districts within Avienda. Each of these sub - districts (outlined on the plan below) is defined by specific site development patterns and perhaps a distinctive character or image. The sub- districts complement one another as part of the overall plan. The sub -districts are shown the attached Sub -district Map They include: a. Sub -District 1 -Workplace —provides a location for uses with high concentrations of employees, such as medical/technology related office, and other corporate or institutional uses b. Sub -District 2 - The Village — provides the broadest variety, highest density and greatest intensity of development, encouraging both vertical and horizontal mixed use c. Sub -District 3 - Commercial — provides a location for larger scale retail and other auto - oriented commercial uses d. Sub -District 4 - Multi -Family — provides opportunities for high density senior or rental apartments e. Sub -District 5 - Low Density Residential — provides opportunities for small lot homes Material Classification* applications proposal Class I: a. Brick Avienda Design Standards June 20, 2017 Page 6 of 19 b. Natural stone c. Glass d. Copper metal panels e. Specialty concrete f. Architecturally precast textured concrete panels Class II: a. Opaque panels b. Ornamental metal c. Architectural rockface concrete masonry unit d. Masonry stucco e. Exterior insulating finishing system (EIFS) f. Wood Other comparable or superior materials may be approved by Design Review Committee (DRC) The applicant should demonstrate that the PUD will provide for a high level of architectural design and building materials. While this requirement is not intended to minimize design flexibility, a set of architectural standards should be prepared for city approval. The primary purpose of this section is to assure the city that high quality design will be employed and that home construction can take place without variances or impact to adjoining lots. The PUD agreement should include the following: 1. Standards for exterior architectural treatments; 2. Streetscape requirements: a. Every building shall incorporate a streetscape, public realm space between the building 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. Strectscape elements shall include: Landscaping, lighting and street furniture such as benches, bus shelters, kiosks, planters, public art, tables and chairs, etc. Avienda Design Standards June 20, 2017 Page 7 of 19 E. Development Site Coverage and Building Height 1. The PUD standard for hard surface coverage is 70% for the overall development. Individual lots may exceed this threshold, but in no case shall the average exceed 70 percent. 2. More than one (1) principal structure may be placed on one (1) platted lot. 3. The maximum building height shall be: 1)Office District - three stories (waiting to see the view perspective from Lyman Boulevard) 2)Village Retail District Apartment 6 stories Retail 1 story Restaurants 1 story 3) Retail Hospitality District Hotel 3 stories Apartment 5 stories Retail 1 story 4) Multi- family District — four stories/40 feet 5) Low Density Housing District - 35 feet F. Parking requirements 1. Parking shall follow Chanhassen City Code ARTICLE XXIV. - OFF-STREET PARKING AND LOADING 2. There is no minimum parking setback when it abuts, without being separated by a street, another off-street parking area. 3. Drive thru must meet the following stacking requirements: Use Banks 8 vehicles 160 feet Coffee shops 13 vehicles (260 feet Restaurant 12 vehicles 240 feet Pharmacies 5 vehicles 100 feet) G. Landscaping plan. An overall landscaping plan is required. The plan shall contain the following: 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. Avienda Design Standards June 20, 2017 Page 8 of 19 2. Exterior landscaping and double -fronted 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 and yard plantings. A minimum budget or plan for foundation plants shall be established and approved by the city. As each parcel is developed in the PUD, the builder shall be required to install plant materials meeting or exceeding the required budget or prior to issuance of certificate of occupancy or provide financial guarantees acceptable to the city. 4. Tree preservation. Tree preservation is a primary goal of the PUD. A detailed tree survey should be prepared during the design of the PUD and the plans should be developed to maximize tree preservation. 5. No fences shall be permitted between the required landscape buffer and arterial and collector roads. H. Signage The intent of this section is to establish an effective means of communication in the development, maintain and enhance the aesthetic environment and the business's ability to attract sources of economic development and growth, to improve pedestrian and traffic safety, to minimize the possible adverse effect of signs on nearby public and private property, and to enable the fair and consistent enforcement of these sign regulations. It is the intent of this section, to promote the health, safety, general welfare, aesthetics, and image of the community by regulating signs that are intended to communicate to the public, and to use signs which meet the city's goals: a. Establish standards which permit businesses a reasonable and equitable opportunity to advertise their name and service; b. Preserve and promote civic beauty, and prohibit signs which detract from this objective because of size, shape, height, location, condition, cluttering or illumination; c. Ensure that signs do not create safety hazards; d. Ensure that signs are designed, constructed, installed and maintained in a manner that does not adversely impact public safety or unduly distract motorists; e. Preserve and protect property values; f. Ensure signs that are in proportion to the scale of, and are architecturally compatible with, the principal structures; g. Limit temporary commercial signs and advertising displays which provide an opportunity for grand opening and occasional sales events while restricting signs which create continuous visual clutter and hazards at public right-of-way intersections. h. All sign shall comply with the city sign ordinance ARTICLE XXVI. — SIGNS unless otherwise permitted in this document. Avienda Design Standards June 20, 2017 Page 9 of 19 1. Proiect Identification Si¢n Six project identification signs shall be permitted for the development. The location of the Project Identification signs shall be as follows: a. Southwest and southeast of the intersection of Sunset Trail and Lyman Boulevard. b. Southwest of the intersection of Powers and Lyman Boulevard. c. Northwest and southwest of the intersection of Powers Boulevard and Bluff Creek Boulevard. d. The most southeasterly corner of the development, facing Highway 7AV I E N DA Project identification signs shall not exceed 80 square feet in sign display area nor be greater than eight feet in height. The sign shall be setback a minimum of 10 feet from the property line and be located outside the sight distance triangle. The design and dimensions of the sign shall be identical throughout the development. 2. Off -premise director a. The sign architectural structure shall not exceed 8 feet in height. Avienda Design Standards June 20, 2017 Page 10 of 19 b. The individual tenant sign panel area shall not exceed 8 square feet, 6 feet wide and 1' 4" high, no more than three panels per off -premise directional sign. c. The overall sign area shall not exceed 32 square feet. d. The sign shall be located outside of the sight triangle and shall not interfere with the driver's intersection sight distance. e. The sign shall maintain a minimum of 10 feet from the back of the curb. f. The sign shall maintain a 1.5 -foot separation from trails/sidewalks. g. The sign shall not be illuminated. h. The sign shall not interfere with snow removal operations. i. The sign lettering shall not exceed 1 foot and have a uniform style. j. The sign shall only include the names and logos of the businesses. k. The sign design shall compliment the design and materials of the proposed buildings. 1. The applicant shall construct the sign. TENANT TENANT s i TE Avienda Design Standards June 20, 2017 Page 11 of 19 m, Sixteen off -premise directory signs shall be permitted for the development. The location of the off -premise directory signs shall be as follows: i. Four corners of the intersection of Avienda Parkway and Sunset Trail ii. Four corners of the intersection of Bluff Creek Boulevard and Sunset Trail. iii. Four corners of each of the intersections of Avienda Parkway and Bluff Creek Boulevard. 3. Monument Sian a. Each lot shall be permitted one monument sign. One monument sign shall be permitted per lot with the exception of Lots 1 and 2, Block 5. These signs shall not exceed 24 square feet in sign display area nor be greater than 5 feet in height. b. All monument signs shall maintain a uniform architectural design that complements the architecture of the buildings. Signage must consist of individual letter as required by the City Code. c. These signs shall be set back a minimum of 10 feet from the property line and be located outside the sight triangle. d. All monument signs shall face the internal streets (Avienda Parkway and Bluff Creek Boulevard.) Avienda Design Standards June 20, 2017 Page 12 of 19 4. Wayfindin¢ Signs Way finding signs shall be permitted along the internal street located within Lots 1 and 2, Block 5. T.- Avienda Design Standards June 20, 2017 Page 13 of 19 a. The sign shall not exceed 8 feet in height. b. The sign area shall not exceed 32 square feet. c. The sign shall be located outside of the sight triangle and shall not interfere with the driver's intersection sight distance. d. The sign shall maintain a minimum of 10 feet from the back of the curb. e. The sign shall maintain a 1.5 foot separation from trails and sidewalks. f. The sign shall not be illuminated. g. The sign shall not interfere with snow removal operations. h. The sign lettering shall not exceed 6 inches and have a uniform style. i. The sign shall only include the names and logos of the businesses and a directional arrow. j. The sign design shall compliment the design and materials of the proposed building. k. The sign shall not obstruct driver's views of any city owned street signage or railroad signage. 1. The sign will be owned and maintained by the developer. m. The applicant shall construct the sign. 5. Wall Signs a. The location of letters and logos shall be restricted to the approved building sign bands, the tops of which shall not extend above parapet height. The letters and logos shall be restricted to a maximum of 30 inches in height. All individual letters and logos comprising each sign shall be constructed of wood, metal, or translucent facing. b. Second story illuminated signs that can be viewed from neighborhoods outside the PUD site, are prohibited. c. Tenant signage shall consist of store identification only. Copy is restricted to the tenant's proper name and major product or service offered. Corporate logos, emblems, and similar identifying devices are permitted provided they are confined within the signage band and do not occupy more than 30% of the sign area unless the logo is the sign. d. Wall signs are limited to two elevations per building. e. Single tenant buildings shall be permitted wall signs on two elevations only. The size of the sign shall be based on Table 1. Avienda Design Standards June 20, 2017 Page 14 of 19 T" 1 Max. Percent of Wall Area Wall Area in Square Feet (sq. ft.) 15% 0-600 13% 6014,200 11% 1,201-1,600 99 1,801,2,400 7% 2,4013,200 5% 3,2014,500 3%, not to exceed 275 sq. ft. 4,500+ f. Halo Lit signs are permitted consistent with the wall area criteria, including maximum nits and only white. 6. ProiectinQ sign (wall) a. Shall be limited to Lots 1 and 2, Block 5 b. Sign area shall not exceed 2 square feet and not project more than 2 feet from the building. 7. Festive Flags/Banners a. Flags and banners shall be permitted on approved standards attached to the building facade and on standards attached to pedestrian area lighting. b. Flags and banners shall be constructed of fabric or vinyl. c. Banners shall not contain advertising for individual users, businesses, services, or products. d. Flags and banners shall project from buildings a maximum of two feet. f. Flags and banners shall have a maximum area of 10 square feet. g. Flags and banners which are torn or excessively worn shall be removed at the request of the city. Avienda Design Standards June 20, 2017 Page 15 of 19 8. Building Directory a. In multi -tenant buildings, one building directory sign may be permitted. The directory sign shall not exceed eight square feet. 9. On Premise Directional Signs a. On -premises signs shall not be larger than four (4) square feet. The maximum height of the sign shall not exceed five (5) feet from the ground. The placement of directional signs on the property shall be so located such that the sign does not adversely affect adjacent properties (including site lines or confusion of adjoining ingress or egress) or the general appearance of the site from public rights-of-way. No more than four (4) signs shall be allowed per lot. The city council may allow additional signs in situations where access is confusing or traffic safety could be jeopardized. b. Bench signs are prohibited except at transit stops as authorized by the local transit authority. c. Signs and Graphics. Wherever possible, traffic control, directional, and other public signs should be consolidated and grouped with other street fixtures and furnishings to reduce visual clutter and to facilitate vehicular and pedestrian movement. A system of directional signs should also be established to direct traffic within the commercial area and away from residential areas. 10. Prohibited Signs a. Pylon signs are prohibited. b. Back lit awnings are prohibited. Avienda Design Standards June 20, 2017 Page 16 of 19 c. Window Signs are prohibited except for company logo/symbol and not the name. Such logo shall not exceed 10% of a window area. d. Menu Signs are prohibited. e. Signs employing mercury vapor, low pressure and high pressure sodium, and metal halide lighting; plastic panel rear -lighted signs. f. Signs on roofs, dormers, and balconies. g. Billboards. h. Back -lit awnings. i. Interchangeable letter boards or panels. j. Flashing signs. 11. Sign Design and Permit Requirements a. The sign treatment is an element of the architecture and thus should reflect the quality of the development. The signs should be consistent in color, size, and material and height throughout the development. A common theme will be introduced at the development's entrance monument and will be used throughout. b. All signs require a separate sign permit. c. Wall business signs shall comply with the city's sign ordinance for the Neighborhood business district for determination of maximum sign area. Wall signs may be permitted on the "street" front and primary parking lot front of each building. report continued on next page) Avienda Design Standards June 20, 2017 Page 17 of 19 Street Elements in Chanhassen Street Elements in Chanhassen 14^/nNlw.r1 ril/ry 2 ewrrtAMAN. l bA.w4. f1Abn sic..rrrrrrV/In Wr/I.t 14NM)paM IIA:./rruwf w•/ry Yl..... 1 V rVyR YIr Il w./... i wrw•) f.r..•r u t.0/rl+ww• hvK u •n.e t.r..• Slt• n/M Furnishings 1 Banners/Special Lighting rac Hrt( +Vers drorr 2 Benches 3 Bike Racks 4 Bollards v 5 Bus Shelters k 6 Ornamental Light Pole Bz 7 Kiosks 8 Newspaper Vending I9Trash/Recycling Purl Other furnishings Avienda Design Standards June 20, 2017 Page 18 of 19 Plantings 11. Continuous Planting Pit/Paving Bands 12. Hanging Baskets 13. Planters 14. Planting Screens 1S. 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APPLICATION FOR REZONING TO PUD, PUD DEVELOPMENT PLAN , CONDITIONAL USE PERMIT, VARIANCE AND PRELIMINARY PLAT Revised May 10, 2017 GITY OF CHANHASSEP! RECEIVED IIA'( 1 0 2011 LANDFORM CHANHASSEN PLANNING DEPT From Site to Finish INTRODUCTION On behalf of Level 7 Development, LLC, Landform is pleased to submit this application for Rezoning to Planned Unit Development(PUD), PUD Development Plan and Preliminary Plat for"Avienda", a mixed- use Regional/Lifestyle Center at the southwest corner of intersection of Powers Boulevard and Lyman Boulevard. We are also requesting approval of a conditional use permit and variance to allow impacts to the primary and secondary zones of the Bluff Creek Overlay District. The property is dual guided Regional Commercial or Office and zoned Agriculture Estate for the portion of the property west of Powers Boulevard and is guided Medium Density Residential and zoned Agriculture Estate for the portion of the property east of Powers Boulevard. The City Council approved the Concept Plan on November 28, 2016 and directed staff to update the AUAR(Alternative Urban Areawide Review) for the site. The development team has been working to address the issues raised during the concept plan review and is excited to submit this development plan. REZONING TO PLANNED UNIT DEVELOPMENT Our proposal to create a regional lifestyle center that serves Chanhassen residents and surrounding communities is consistent with the vision and goals of the Comprehensive Plan and the standards of the Zoning Ordinance. 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 SCD14001.LEV I H F OR M April 14,2017 REVISED May 10,2017 Project Narrative 2 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." Rather than creating an RC zoning district,the City developed Zoning Ordinance Section 20-509 Standards and guidelines for regional/lifestyle center commercial planned unit developments). The intent of this district is 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." This project provides this opportunity for this diverse mix of uses in a high-quality lifestyle center. Lifestyle centers create a lifestyle experience, rather than a simple shopping experience, for customers though creation of a main street in the center of the project with places to dine, converge and socialize. Today's consumers do much of their comparison shopping online and come to the stores for unique customer experiences. Avienda delivers this experience, meets the intent of the ordinance and we request approval of the rezoning from Agricultural Estate District to Planned Unit Development(PUD). PUD DEVELOPMENT PLAN Level 7 Development has been working with the City to develop a plan that fulfills the City's vision while meeting the demands of the current marketplace. We are excited to present our proposal, which includes a mix of detached townhomes, apartments, office, medical and professional services, retail, entertainment and hospitality. The site plan was developed to locate the retail in the central portion of the site with residential and office uses at the perimeter of the site to provide a softer transition to the adjacent residential uses. Our plan will help the City achieve its goals of providing a variety of housing types for all people in all stages of life, 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 and is consistent with the AUAR mitigation plan. Our application includes detailed "Avienda Design Guidelines"that will ensure that this multi-phase development meets the PUD development goals over time. We request approval of the Avienda Design SCD14001.LEV L ANDF OR M April 14,2017 REVISED May 10,2017 Project Narrative 3 Guidelines as part of the PUD approvals. The design guidelines generally comply with the PUD standards in Section 20-509,with PUD flexibility requested for the following: 1. The ordinance states that minimum building setback on the PUD exterior is 30 feet, but also requires that where the development abuts an area designated for residential use the setback be 50 feet. We are requesting that the standard 30-foot setback be permitted along the west lot line. Lot 1, Block 2 and Lot 1, Block 3 are planned as detached townhomes abutting single family homes of the same scale. Lot 7, Block 1 is separated from the adjacent residential by Bluff Creek Boulevard and an outlot. For these reasons, we also request that a 20-foot parking and drive aisle setback be allowed along this western lot line. 2. Section 20-509 of the Zoning Ordinance allows 5-stories for residential.We are requesting that that the City allow up to 6-stories for the apartments in Block 5. 3. We are requesting approval to modify the parking standards and allow the following: a. Parking shall be provided based on the shared use of surface parking areas whenever possible. Cross access easements and the joint use of parking facilities shall be protected by a recorded instrument acceptable to the city. b. The development shall be treated as an integrated shopping center and reductions of up to 30% in the number of required off-street parking spaces as outlined in Subd. 3 of this section may be approved by the Zoning Administrator in the case of shared parking between abutting uses. c. Generally,the individual uses should provide a minimum of: i. One space per 250 square feet of commercial/retail area. ii. The office/personal service component shall be treated as an integrated office building and provide four spaces per 1,000 square feet. iii. Residential uses shall provide one space per unit with visitor spaces provided as part of the commercial/office uses. iv. Hotel/motels shall provide one space for each rental room or suite plus one space for every two employees. d. Signage to be allowed as outlined in the Avienda Design Guidelines. Market Study Our submittal includes a Retail Trends and Shopping Centers report prepared by McComb Group, Ltd, a consultant that the City has used in the past. The report is an update to the 2014 report they prepared for the development and reinforces the need for Avienda lifestyle center at this location. The report notes that we are in the midst of a retail evolution driven by economic trends, generation shifts in population, changing lifestyles and spending patterns. This study addresses the changing retail marketplace and the characteristics of a contemporary Lifestyle Center, which a lifestyle experience, rather than a simple shopping experience. SCD14001.LEV L A NDF OR M April 14,2017 REVISED May 10,2017 Project Narrative 4 No lifestyle center can be successful without activity generators. These are businesses that draw customers to the site(sometimes called anchors). In today's changing retail market, those draws may be individual users, but are just as likely to be the experience itself.A collection of quality businesses in an interesting and accessible environment acts as an activity generator. Avienda Village will meet the Zoning Ordinance stated goals for this center to provide"regional and community scale integrated retail, office, business services, personal services and services to the traveling public near freeway interchanges." The study continues to support the 2014 findings that 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 Avienda Lifestyle Center will serve an unmet need in the community, will serve regional demand and will complement existing Chanhassen businesses. Permitted Uses The permitted uses in Avienda Village are all uses that would be part of a vibrant lifestyle center and as anticipated in the Comprehensive Plan. The following categories of uses were anticipated in the Comprehensive Plan and the listed uses should be permitted to ensure the success of the lifestyle center: 1. Entertainment: a. Arcades and similar uses, accessory to permitted uses b. Art Galleries c. Bowling alleys d. Dance, art, music, and similar professional studios e. Movie theaters 2. Retail sales establishments: a. Clothing and apparel stores, including shoes,jewelry, accessories, etc. b. Drug stores and pharmacies. c. Flower shops without green houses. d. Furniture and home furnishings. e. Home and furniture stores, including furniture store, home improvement center, electronic store, appliance store, and similar establishments f. Office supply stores selling items such as electronics, computers and software, musical instruments and office supplies at retail. g. General merchandise stores that carry an assortment of merchandise from all the other categories. Such establishments may include but are not limited to department store, discount store, and similar establishments. SCD14001.LEV L ANDF OR M April 14,2017 REVISED May 10,2017 Project Narrative 5 h. Miscellaneous retail stores for items such as antiques, articles on consignment, beauty supply, sporting goods and bicycles, books(except adult book stores), stationery,jewelry, art, hobbies, crafts,toys, and games, cameras and photographic supplies, gifts, novelties, and souvenirs, pets and pet supplies, luggage and leather goods, sewing, needlework, catalog and mail-order, and news dealers. i. Supermarkets and other food and grocery stores such as butcher shops and fish markets, fruit and vegetable markets, dairy products stores, candy, nut, and confectionery stores and retail bakeries. j. Cigar stores as a principle use. Tobacco products and accessories only when accessory to a principal use. k. Stores selling interior decorating supplies, such as paint, light fixtures and decor. 3. Hospitality and food service establishments including: a. Bars and taverns. b. Cafes, delicatessens, food catering establishments. c. Coffee shops and cafes. d. Patio/al fresco dining facilities. e. Restaurants. 4. Hotels 5. Services a. Barber and beauty salons and spas including hair, nail, tanning, skin and scalp services. b. Computer services c. Day care center, childcare centers, preschools and Montessori school d. Dry cleaning, Laundry and garment services e. Farmers markets. f. Finance, insurance and real estate. g. Financial institutions. h. Health and recreation clubs, instructions and services. i. Health services. j. Legal services. k. Offices of doctors, dentists, optometrists, lawyers, accountants, realtors, accountants, attorneys, architects, engineers, business or financial consultants or other professionals, and corporate, executive, administrative, or sales offices including incidental sales of medical or dental aids. I. Optical goods m. Photographic studios. SCD14001.LEV L A NDF OR M April 14,2017 REVISED May 10,2017 Project Narrative 6 n. Print and Copy shops. o. Shoe repair shops and shoeshine parlors. p. Tattoo and body art and piercing services(MS ch. 146B),when accessory to a permitted use. q. Travel agency. 6. Housing a. Multiple-family dwellings b. Senior citizen housing independent living. c. Senior citizen housing, included assisted living, skilled nursing and memory care. d. Single family homes. e. Townhomes, including detached townhomes and twinhomes. 7. Other uses: a. Retail businesses or service establishments that generally provide commodities or services and that are judged by the Planning Director(1)to be similar in character and operation to the permitted uses described above; (2)to be closely complementary and to enhance the permitted uses; and(3)to be compatible with the intent and purposes of the Avienda Village Regional Lifestyle Center PUD. b. Drive-through accessory to a permitted use. A maximum of four shall be permitted in Avienda. Design Concept The design vision for the Avienda development will be an integration of both traditional and contemporary elements that will ultimately establish a"timeless"character as described in the Avienda Design Guidelines. 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. The project will be phased over time with Phase I consisting of the mass grading and construction of the new public streets and associated public infrastructure. Future phases will be added and details will be finalized as part of the site plan and final plat process to ensure consistency with the design vision for Avienda. The site plan submitted shows the general location of anticipated uses, but the specific building size, location and orientation will be finalized as part of the site plan approval for that particular lot. Landscaping and Tree Preservation Ample landscaping will be incorporated to create an inviting environment. Our project preserves 20 acres of the 120-acre site as open space in Outlots A, B and C and preserves 54% of the existing tree canopy. SCD14001.LEV L ANDF ORM April 14,2017 REVISED May 10,2017 Project Narrative 7 The site has only 59% impervious area, which is lower than we would typically expect to see with this type of mixed use development.We have worked to preserve the trees in the Bluff Overlay zone in the southwest portion of the site to provide a buffer between the proposed development and the existing homes on the south and west. However, some of this area has been impacted both to provide an emergency vehicle access through the Bluff Overlay zone as required by the City and to accommodate development in the area south of Bluff Creek Boulevard. Our plans have been designed to provide this connection in the development,while minimizing grading and tree loss. We believe this is consistent with the intent of the overlay zone and other development in the area. A comprehensive landscape plan has been developed to supplement the existing trees and support the design theme throughout the development. The landscaping plans 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 are designed to reflect the different street characteristics within the development from local residential streets to collector streets intended to move traffic through the project. Final landscape plans will be submitted with the final plat and site plan applications for each phase to ensure consistency with the project vision. Streets The plan shows construction of Bluff Creek Boulevard, a key east-west collector road connection between the existing neighborhood and Highway 212. Traffic calming has been incorporated into the street design through use of roundabouts, landscaped medians and boulevards, pedestrian crossings and other tools. Internal connections are provided within the development by Avienda Boulevard,which will connect to Lyman Boulevard at Sunset Trail.Access points on Lyman Boulevard have been designed based on County plans. These public streets and the associated public infrastructure will be constructed in Phase I of the development. Stormwater Management The plans were designed to maintain the existing drainage patterns. Stormwater improvements to serve the proposed development scenarios have been designed to and will be constructed to meet the requirements of the SWMP, RPBCWD rules, and National Pollutant Discharge Elimination System NPDES) Phase II storm water requirements. The project includes a storm water pond in the northwest portion of the site and two in the east central portion of the site, but a key component of the system is reuse of stormwater runoff in the irrigation system. The stormwater narrative submitted with our application describes this system in more detail. SCD14001.LEV L ANDF OR M April 14,2017 REVISED May 10,2017 Project Narrative 8 Wetlands— Wetland Alteration Permit A wetland delineation has been completed for the property and the LGU (City of Chanhassen)concurred with the delineation. Wetlands 3 and 4 will be preserved and will comply with the wetland buffer requirements. It is our intention to mitigate the wetland impacts off-site through the use of wetland banking credits. The development team has submitted a mitigation application and is working through that process with the LGU and other agencies. We have received written comments from the USACE and will be providing a response to the USACE and wetland LGU concurrently. We ask that the development proposal be reviewed and approved contingent upon agency approval of the wetland mitigation plan. BLUFF CREEK OVERLAY DISTRICT The development team began working with City staff on this project in 2015. From the onset, staff direction has been to provide an emergency vehicle access from the Camden Ridge development south of our site. The emergency vehicle access cuts through the wooded area of the project site and is required to go through the only area that meets the City's definition of a bluff or steep slope on the site. We are requesting approval to allow impacts to the northern portion of the wooded area,which is part of the Bluff Creek Overlay District. Staff has indicated that both a conditional use permit and a variance are required to impact the Bluff Creek Overlay District primary zone. The proposed impacts to the primary and secondary zones of the Bluff Creek Overlay(BCO)district are nearly equally split between impacts resulting from the construction of an emergency vehicle access and Bluff Creek Boulevard as required by the City and the Avienda development. We have reviewed the ordinance standards, including the conditional use permit standards in Section 20- 232 and the variance standards in Section 20-58, and request approval based on the finding that the standards have been met. Specifically, a significant portion of the impact, in the most sensitive part of the site is for the emergency vehicle access required by the City. There is no alternative to bring the emergency vehicle access from the south and connect to the Bluff Creek Boulevard without impacting the BCO. The northern proposed impact for the senior housing is needed because the location of the required Bluff Creek Boulevard does not allow adequate buildable area south of the boulevard if the wetland to the north is to be preserved as shown. We have worked to minimize the impact, but some impact on the north is required to create a buildable lot. The impacts proposed will increase public safety by providing the required emergency vehicle access and would continue to meet the intent of the BCO by preserving the most significant natural features, particularly those on the south side of the bluff which drain more directly to Bluff Creek. With the exception of a small portion of the south end of the emergency access road, the BCO impact area's stormwater runoff will be routed to the Avienda stormwater management system. Peak discharge rates and quality will meet the prescribed requirements from the City, Riley Purgatory Bluff Creek Watershed District, and MPCA. SCD14001.LEV L ANDF ORM April 14,2017 REVISED May 10,2017 Project Narrative 9 The proposed impacts will allow development of the subject property as a regional/lifestyle center as envisioned by the Comprehensive Plan. The development with comply with all other ordinance standards established as part of the Avienda PUD. As noted earlier, the project preserves 20 acres of the 120-acre site as open space in Outlots A, B and C, preserves 54% of the existing tree canopy and adds significant new landscaping throughout the site to mitigate for the anticipated tree loss in the BCO. PRELIMINARY PLAT The preliminary plat shows 18 lots and three outlots. The three outlots are proposed as permanent open space. The plat includes dedication of 11.5-acres of right-of-way on this 120-acre site and construction of these new public streets as part of our project. Phasing This project will be phased over time with a series of final plats to support the phased development project. All public streets will be platted with the initial plat and future phases will be platted in response to market demand. SUMMARY We respectfully request approval of the rezoning to PUD, PUD development plan and preliminary plat for Avienda" a regional lifestyle center. We look forward to Planning Commission review on May 16, 2017 and June 6, 2017 and City Council action on June 26, 2017. 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(ajlandform.net or 612.638.0225. SCD14001.LEV L ANDF OR M April 14,2017 REVISED May 10,2017 Project Narrative 10 I i: '' n 4 ....• ii114 i _ n , ,„ , , -. 4. 4, ,,,- La. •.••• ...=- 7.. .. . ' 4: -111-4-..A. Afing,wet• . iirit-,,..,..,i , aa_._-':-'41,....•ALA 4411,43144"Aida, 11 ' n all --.4r„;, •-,.....• • *mum 4 -inif .."'"""VA 111 '' v.'- Ni& ca'''" • 4-... k. 4 ' Itkeii / '7;•L A r_...., • • Ain vii.Ns,. 4-.."."7"---... 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I.,5,1 ••• i ....,,,-":" ky, 10'1,71 4' •- 45: 144 ' -..-4,,,-„, ,.. i.. ,, It,, •.• 1 1 4140 1 AV I E N DA DEVELOPMENT DESIGN GUIDELINES Contents Overview— 5 Signage— 14 Sub-District 2-TheVillage Introduction To Design Guidelines Overview 26 Application Objectives Public Realm/Streetscape Implied Responsibility Definitions Architectural Character Standards Signage Part One:Overall— 7 Streetscape Character Overview Stormwater Gathering Space-Live/Relax Management— 19 Gathering Space-Work/Play Context— 8 Overview Overview Objectives Sub-District 3-Retail and Recommendations Recommendations Hospitality— 40 Objectives Public Realm/Streetscape Public Spaces— 20 Architectural Character Street Hierarchy— 9 Overview Overview Recommendations Sub-District 4-Multi-Family Recommendations Objectives Residential— 42 Public Realm/Streetscape Streetscape— 10 Part Two:Sub-district Site Development Overview Guidelines— 23 Architectural Guidelines Recommendations Overview Objectives Public Realm/Streetscape Sub-District 5-Low Density Street Lights Plazas Residential— 43 Public Realm/Streetscape Parking— 12 Sub-District 1-Office— 25 Site Development Overview Public Realm/Streetscape Recommendations Site Development Objectives Architectural Character Minimum Standards Loading Areas Architecture— 13 Overview Version:2017 Apr 13 AVI E N DA DEVELOPMENT DESIGN GUIDELINES j 4 ,,,,it!i, 41'''''1.;.-:''''''''.:cs. AVIS DA I ..!'i Overview Purpose Avienda(Pronounced:Ah-vee-EN-da)is a district with"elegant vitality':fulfilling These guidelines set basic parameters,describe preferences and illustrate the city of Chanhassen's vision to become one of the region's most vibrant,design intent.They serve as a framework within which creative design can and prosperous communities.Located at the confluence of Highway 212 and should occur.There is no one prescribed solution,but many options that can Powers Boulevard,Avienda offers a desirable,diverse shopping and lifestyle meet the basic requirements and intent of this document. destination with convenient access. As a gateway to the City of Chanhassen,development in Avienda should blend Application the best of retail,office,medical and hospitality.It should support high quality, attractive design that is compatible as a whole with forms and materials that are The format and content of these guidelines are specifically tailored for use as authentic to the region. a reference workbook that is organized into two parts.The first part outlines issues and recommendations that apply to the entire project area.The second Design Drivers section highlights specific guidelines that apply to each sub-district. Timeless architectural features and forms A color palette drawn from earth tones and natural elements Implied Responsibility A safe,balanced network of pedestrian,bicycle and automobile access All participants in the development of this project area must recognize the local and community impacts of this project and the various systems that Inclusive opportunities to relax and gather play an important role.Each building must fit within the context of the entire Lush,resilient plantings with multi-season interest plan.Individual projects must complement,not compete with,adjacent development in terms of public space,walk and trail connections,stormwater Responsible resource use management solutions,street layout,parking strategies,land use mix and building design.Projects in this development will also need to comply with City of Chanhassen PUD standards. Introduction To Design Guidelines This document is intended to help direct design solutions and define character for this project.It is also intended to provide concepts for future development that will establish and maintain the aesthetic character of Avienda. AVI E N DA DEVELOPMENT DESIGN GUIDELINES Introduction — 5 OFF CE .i I 7,,,,, I r—T—j oFFicE—+ I, f a I 6tPartOne:Overall 1 --+--- --,^t- v -a 6 - — --_"' tIIaRETA'L FETAL RUA RErn:L \ Overview Mj i RErAL e i,' •• I IThereareanumberofstandardsthatapplytotheentireAviendadevelopment ) H, :' r Including recommendations for stormwater management,parks,streets,land I y K ly ,I o Ijjjar ' 1D. use,parking,transit and other development components.Many of these overall l Avienda guidelines overlap,or are Integrated with one another.For ease of wr -- . - " L' r — discussion they are categorized according to the same list of'layers'that formed RET ' 'ML , RErthebasicstructurefortheGuidelines: 111/ b 1 RE) RErM Context-local,city,regional i l y - StreetHierarchy-access,circulation,arrangement r I 4 '• Streetscape—preferred design,location lir at 9 ig Parking-quantity,location,type 4 -- ^! I EglIC t Architecture preferred uses,horizontal/vertical mixed use,built form, 1 -_ character of development i ,i i I Signage—design,location,quantity,type ydd! lr I , •, I o a j Stormwater Management-surface water features,stormwater management y_` Open Spaces-trails and plazas RETAIL RETAIL RETAIL RE"'''"'° R j _ It is essential that proposed design solutions for development projects and z‘ I other improvements within Avienda demonstrate an understanding of the I interplay between these layers. 7-- AVI E N DA DEVELOPMENT DESIGN GUIDELINES Avienda Overall — 7 Context y, ...-. K. Overview nr. 11 _, ir:- Avienda is a unique area within Chanhassen;but it is a part of,and connected with,a variety of local,city-wide and regional systems(See Figure 1).Each a . Lake Ann' Do ntosvn Chanhassen Chaoh.uvznA l zinm ! k PaisleyPark 'r development project,whether a single building,one lot,or a series of blocks, r , must provide reasonable links to these systems as a primary design objective. D ' Recommendations 1 To ensure that Avienda takes full advantage of local and regional systems, a, t ` development should: r r y}. Chanhassen High School 212 Provide safe,easily recognized connections to city,county and state trail 1-,k• a L'..." Project Site' corridors syr..... `. 4 ° 4 ' ski R ,1 ' , lFa i Make provisions for public amenities and encourage their use syr..... el If t" JC ca Flying Cloud Airport Tie into,and improve,the Chanhassen utility network q. t 1" y r,! . C-- tike - Integrate with and complement the existing(and future)street Chaska High School y ile L:> t Fie' y I I 1, . r + , 41 '' %. framework t Eec r ,...,. 1 112 Medical Center i 4 i Vii,'Available Land I a- li Become an integral part of the city and county drainage/ stormwaters. j 212. - t'.' s,,' :.` `1 j--ill,<1 1 ,. e 4 '' management plan t a 4K:7,4", 's6' a ''?' Ex'ting Trail/Sidewalk •.- r,-, 4". f Objectives d'M Ya•t' ' R I iIY{ ypStormwatershallbemanagedtothemaximumextentpracticableto Y F t•_,' J , 4Yp meet the requirements of the watershed,city and other agencies.Where R - ' stormwater features are visible,they should support the aesthetic design 2 S;• of the development F`N+ Bikeways and pedestrian routes in Avienda must be designed for safety and ease of access. 1 ry t., t C L AVI E N DA DEVELOPMENT DESIGN GUIDELINES Avienda Overall — 8 STREET CENTERLINE i 111 I I 2-LANE STREET Street Hierarchy 10' 9' 22' i 22'20' i Overview The Development Master Plan defines a strategy for the layout of public B®i 2-LANE PARKWAY and private streets in Avienda.The size,type and configuration of this street hierarchy is based on a combination of projected traffic volume,level of service 6' 15' 18' i 18' 11' 10' at intersections,proposed adjacent land use and desired aesthetic character. These guidelines promote a system that balances pedestrian and vehicular use. 13111 III 2-LANE BOULEVARD Recommendations 10' 9' 16' Varies 16' 9' 10' The proposed street pattern reflects an opportunity for residents and visitors to park once and enjoy the shops and amenities on foot.Methods to achieve this include: s— Provide a street network that distributes pedestrian and vehicular traffic throughout Avienda(many choices or travel paths) i Promote improvements that invite pedestrian and bicycle use including i• J wide sidewalks,streetscape amenities and designated bicycle trails 1 K oil Mii , Y k`J,.r4-X r, 11 . i 4., etifj37. moi- = l.," ,I, ., AVI E N DA DEVELOPMENT DESIGN GUIDELINES Avienda Overall — 9 Streetscape Objectives Creative design solutions for streetscape improvements should include: Overview Streetscape improvements that provide traffic calming Amenities within the public right-of-way-and private portions of the Inviting streetscapes that balance the needs of automobiles and pedestrian realm-play an Important role in the aesthetics and placemaking of pedestrians,and draw you into and through Avienda the Avienda streetscape: A marriage of building design and streetscape design that encourages Plazas and public gathering spaces active spaces near the streets 111 rill: rl' . IAS c'.. Street/sidewalk character and streetscape elements N Bicycle/pedestrian connections StreetLights 1.=- 1 e Residential courts and other private green space Decorative street lights are desired for Avienda and the developer will work with the City and Xcel Energy to finalize the luminaire and pole types. The goal is to foster a safe and welcoming public realm that will invite pedestrian activity,promote traffic calming and encourage community Lighting design: gathering.Street trees,lighting and decorative fencing frame corridors and Conceptual Roadway Lighting-BEGA brand 77836(single pole top luminaires) outdoor rooms.Special pavements,street furniture,public art and layered and 77841(double pole top luminaires)have been chosen for their quality and Conceptual Roadway Eighth, plantings will enhance points of interest and transition. aesthetic.f.4 Conceptual Pedestrian Lighting-BEGA brand 77210(pole top luminaires)have rti Recommendations been chosen for their quality and aesthetic. 7 J- Glve pedestrian scale to otherwise vast open parking lots,streets and plazas by: N Incorporating boulevard,median,and parking island trees to frame iis,r' .• space and provide shade v E y Installing street lighting that meets all safety standards and design criteria,while creating a signature character for this district Providing bike parking and pedestrian connections as part of each project within Avienda in M Placing benches,seating,wayfinding kiosks and litter receptacles with regularity along trail loops Conceptual Pedestrian Lighting AVI E N DA DEVELOPMENT DESIGN GUIDELINES Avienda Overall — I 0 STREETSCAPE CHARACTERISTICS Street Trees CHARACTER MAINTENANCE PLANTING DENSITY PRIMARY USERS SITE PRIORITY Urban i High High Pedestrian Immediate r>. 4 qj• .`• k x -- screening) Impact t k 4... _ ---y-:-. Swamp White Oak River Birch Discovery Elm Northwoov Low Long Term Natural Low visibility) Automobile Impact 1111=1111.1110 illk Red Oak White Oak oe I+ - _ 4<,/ Birds eye of Bluff Creek Boulevard Landscape enhancements at intersections MEW Street 4e eo v Consistently planted median with thematic he-ins to Avienda brand Section AVI E N DA DEVELOPMENT DESIGN GUIDELINES Avienda Overall — or x t2 i % 4'• a.,41,.r•^ T • ,{ iM' : p. t .rpt iii a ` ' o vim___ Parking r" ' A 7 a', ML-q?_'' ; h:. ''' I''''',!,ID'v, t r_ Overview f+` ., r L x Balancing the realities of auto-related necessities and the desired character of Lush plantings with year round interest and i,, Comfortable pedestrian connects:- I,,n par kiIr.IN, Avienda is a significant challenge.The goal is to provide adequate parking;both of uses in Avienda.In addition to providing adequate space,quality design is l% quantity and location,while promoting new strategies that support the overall W needs of Avienda.Parking will be provided through a combination of on-street crucial.The framework for Avienda encourages creativity,innovation,quality 1 spaces,off-street surface lots and structured ramps to support the mix of uses and attention to detail in the project development,including parking solutions. at Avienda. J Parking structures should contribute to the overall character and image of Minimum Standards t,Avienda.Ramp design should include elements,colors and materials that Parking in Avienda is intended to be shared to the greatest extent practicable reflect,or complement surrounding buildings.Liner stores/units or other street N°^'a- In all mixed-use areas.Parking shall be provided under any of the following r t level uses should be integrated into ramp design. arrangements: v'- t Shared parking arrangements between nearby uses are encouraged in Recommendations all subdistricts Parking guidelines encourage the following: Within Sub-District 2 parking on individual parcels serving individual aScreenloadingareaswithhi h-quality materials that are consistent with rhe principal building Provide a combination offencing and landscaping to minimize the uses may be provided if designated and approved as part of the master prominence of parking areas from important views plan Explore options to integrate stormwater management requirements into i parking area design Loading Areas 1 Landscaped parking islands Intended for tree plantings must include Loading areas and docks shall be placed on the building's least visible elevation. jr- Th, Loadingareas shall be screened frompublic streets and residential areas adequate soil volume for healthy tree growth.Generally,provide one to l I,l three cubic feet of soil volume per one square foot of tree canopy area through landscaping and building design measures. T J I_ 2 1. 2 j a Objectives A The primary objective is to provide a balance of surface lots,on-street and i structured parking,with ample quantities and close proximity to serve the mix 4‘ rt y -.../awilat Avienda Sub-District Map AVI E NI DA DEVELOPMENT DESIGN GUIDELINES Avienda Overall - 12 Architecture Overview i The architectural guidelines are intended to encourage an integration of by a raised parapet,by comparable and compatible exterior building both traditional and contemporary design.Buildings should have a balanced materials,or painted to complement the building materials in order to z, r I i. horizontal/vertical rhythm of windows,offsets,roof lines,materials,and diminish its impact.Incidental rooftop equipment deemed unnecessary i entrances.Buildings should be highlighted by massing variety that includes to be screened by the City shall be of color to match the roof or the sky,r:' -' i -- transition lines.Main entrances of buildings should be clearly identifiable whichever is more effective. i and timeless architectural materials,features,and forms should be integrated Equipment used for mechanical,processing,bulk storage tanks,or Into the design.Architectural designs should provide high-quality design, 1 equipment used for suppressing noise,odors,and the like that protrudes natural stone measured,to a great degree,by the pedestrian experience along the street and from a side of a building or is located on the ground adjacent to a stucco/eifs sidewalk and by an architectural expression that provides character without building shall be screened from public view as much as practical with being obtrusive,or artificial.The quality of the materials selected shall be materials matching the design of the building.Where miscellaneous guided by the design drivers and classified in the Material Classification table. exterior equipment cannot be fully screened with matching building materials,landscaping may be used as additional screening. Recommendations 41111311 --Of all the layers that combine to form the project master plan,architecture will typically be the most prominent development component.Both visually and physically,architecture will play a major role in defining the overall design steel structure and angled louvers create filtered shade character and mix of uses.It is crucial that the design and location of buildings shade trellis Material Classificationaddressthesearchitecturalguidelineswithspecificemphasisonthefollowing: Promote an animated street presence with a mix of street-level uses, interesting building facades,doors and windows on the street where Class is appropriate,careful design of lighting,awnings,signage and other Brick Mildelementsthatanimatethepedestrianexperience Natural stone Promote variety in building design,character and expression;not onecopper roof and facade panels theme or building style,but a thoughtful integration of many design Glass solutionscopper metal panels Copper metal panels Promote a variety of building types,including a range of height, Specialty concrete scale and proportion that supports an integrated mix of shopping j destinations,food venues,service businesses,commercial office options, Architecturally precast textured concrete panels and other mixed uses I ' palillinal7ClassII: r " 1• Building location is as Important as building style;special architectural r• Opaque panels elements,character,transparency and a higher level of materials 410• and detailing should be used to highlight corridors and crossroads Ornamental metal 1throughouttheprojectArchitecturalrockfacecmu Encourage the use ofhigh-quality materials(as listed under the material Masonry stucco rs s—M!!l " classifications),suggesting a preference toward native materials,with steel structure and"greenscreen" -clear anodized aluminum storefront respect for local building techniques Exterior insulating finishing system(EIFS) mesh infill creates living scrim walls system with green tinted glass and of vines spandrel glass Minimize the impact of all mechanical equipment;as viewed from Wood ground levels at a variety of locations.All mechanical equipment located greenscreen storefront system on the roof or around the perimeter of a structure shall be screened Other comparable or superior materials may be approved by Design Review Committee(DRC) AVI EN DA DEVELOPMENT DESIGN GUIDELINES Avienda Overall — 13 I a 1 0 i NE-i i 1 L Ia once g' I r.e I i Signage t 4 PE1N PEAAI uEIPA RI;iAI i M Overview T t r,,, 0 Signage within Avienda should provide a system for clear wayfinding for all 1 i ti modes of transportation and should ensure successful business operation whileI 4---"---1 maintaining Avienda's brand.The Master Sign Plan identifies key sign locations.i Developments shall apply to the City of Chanhassen for sign permitting. I 1 PM REI.,-h is - I. 11ObjectivesI opq- ;i . 1 z / a Signage should be used as a tool to help identify businesses and neighborhoods within Avienda and should have elements that are focused on f" 4 ' M j 11' 0 I its pedestrian nature as well as the signage needs for businesses.Signage and b e. I J lightinglighting which is integrated into the design of the building is encouraged.r I 4-.:... I EI. 0. 4Definitions 1 fr in ruse I , ` I P,,.,,_ -r Sign,development identification means a permanent ground,low profile i I sign which identifies a specific residential,industrial,commercial or office I I development and which is located on the premises of the development which it 1 I 7 I identifies.i I I Sign,business directory means a sign which identifies the names of specific 1--.—._- I I businesses located in a shopping center,medical center or commercial, j 0 u REM aE, industrial or office development project which is located on the premises or )/ entrance of the center or development so identified. i Sign,informational means a sign containing descriptions of major points of V—,;r—{,--a . interest,government institutions or other public services such as hospitals, LEGEND sports facilities,etc. N 111110. 0 Sign,Development Identification 0 Sign,Business Directory-1 Sign,Business Directory-2 0 Sign,Informational Sign Master Plan AVI E N DA DEVELOPMENT DESIGN GUIDELINES Avienda Overall — 14 Development Identification,Type 1 with Business Directory-I Sign in background low. rc,.,....».,.., 3u TENANT Y14. j:: f'.)`' TENANT t F ? ANL ri a lyL. A i. s sem`- ,ft` AVI N DAtI 1 T.- • `,'"' • ' 2, Informational Signage a I; Standards t, . Signs,Informational one sign at the intersection of Lyman and Powers and one sign at the iri -•, TENANT western entry to the project from Bluff Creek Boulevard as shown on the X * The pedestrian oriented nature of Avienda requires unique signage that will J ,,. 'y'teaSignagePlanf build on the design concepts for the development.These types of signs include t F'ti.y 1 street signs and wayfinding signs.Such signage shall be allowed on public These signs located around the periphery of the Avienda development are T r ,{ r1` s -: • TENANT. spaces as needed to provide information and wayfinding.No advertising shall allowed as shown on the signage plan and shall have consistent materials and a,' d 1i ' Y be allowed on Informational Signs except for community events.colors. I < .• '?'•' ' f AABusinessDirectory-1 Sign is allowed as part of a holistic design coordinatedc ,,,'.1•A„, Sign,Development Identification with Development Identification,Types 1 and 2 or as a single freestanding sign r.` "+ .' , Vn on Powers Avenue.The sign shall coordinate with the materials of the Gateway i•P'.*"'"-' t4 E The Avienda Development has a variety of gateways in varying scales.Three Monuments.Tenant sign panel may be 8 sf,6'-0"wide x 1'-4"tall,up to(3)three -- sizes of signs address those varying scales: signsper monument. I'- tx_.'+ r•' aDevelopmentIdentification,Type 1 includes two signs on Powers Boulevard Development Identification,Type 2 includes one sign on the project d retaining wall facing Highway 212 1-,T.1,,,,. Development Identification,Type 3 includes one sign on Lyman Avenue, y Business Directory-I Sign AVI E N DA DEVELOPMENT DESIGN GUIDELINES Avienda Overall — 15 Jr R3Gya r-- -r- AVIENDA Sign,Business Directory-2 One sign is allowed per building in Districts 1,3 and 4,provided that the following standards are met: The signboard shall be constructed of wood,acrylic,aluminum or metal and shall be architecturally compatible with the style,composition, materials,colors and details of the building No part of the sign shall encroach on the right-of-way and its location Business Directory-1 Sign as part of Development Identification Sign,Type 2,view to northwest from Powers Boulevard shall not Interfere with pedestrian or vehicular circulation 9 -_ Projects with multiple tenants in a single building shall coordinate l project signage as part of a holistic design. n -- i 1 1 TENANT Business directory signs within District 2 should incorporate the Village brand identity of Avienda. TENANT Prohibited signs TENANT Jj 5 1 2 The following signs are prohibited: Signs employing mercury vapor,low pressure and high pressure sodium j i Al -7 g and metal halide lighting;plastic panel rear-lighted signs.r-—1'.:1 Above:Business Directory-2 Sign with a_ ,- 1 multiple tenants Signs on roofs,dormers,and balconies r Billboards Below and Bight:Natural stone materials are Preferred for sign bases of all scales. Back-lit awnings iMiir jc Interchangeable letter boards or panels Avienda Sub D st ' i. ii,- Flashing signs 11114 iiiii AVI E N DA DEVELOPMENT DESIGN GUIDELINES Avienda Overall — 16 Building Focal Point Tenant signage ilm. 'gr'r SIGN 111 Ir' Building Signs 0 11 mu The following parameters apply to building signs.Local authority review, rp i r approval,and permitting is also required.All storefront signage and graphics r_ t tJ'"' y are to be first reviewed and approved.All sign packages are to include: Locations 90'-0°wide lease area building frontage Sizes Style of lettering Example: Storefront dimensions=12'-0"x 90'-0"=1,080 s.f.x 15%=162 s.f.total allowable signage on all sides Materials Types of illumination No exposed crossover,raceways,ballast boxes,or transformers will be permitted for wall mounted signs.Raceways needed to support Installation details otherwise floating letters(not mounted to a wall)shall be painted to Logo design match adjacent building.All penetrations of the building structure required for sign installation shall be seating in a water tight condition No roof mounted signs are permitted and shall be patched to match adjacent finish Store identification signs shall be limited to the Purchaser/Lessee's trade name. The following types of signs and sign components and devises will not be The Purchaser/Lessee must use a crest,shield,logo,or other establishment permitted unless otherwise approved: corporate Insignia,the area of which shall be included within the allowable sign • Moving,rotating,or revolving signs area Any sign,notice,or other self-illuminated signs,located in the interior of the Exterior changeable letters or signs premises and easily legible from the exterior,except those which are required Noisemaking signs ibylaw,code,ordinances,or regulations,will be allowed only if permitted by the h;711111114CityofChanhassenSignspainteddirectlyonthestorefrontsignband All attachment devices,wiring,clips,transformers,lamps,tubes,bulbs,light Signs employing flashing,flickering,changing or moving lights of any 0 J I~ sources,manufacturers labels and plates,and other mechanisms for signage kind shall be concealed from public view Inflatable signs Letters may be interior-illuminated with lamps wholly within the depth of the Examples of some features that align with this intent are shown at right. i 1, letter 000-.." I, r Only the following types of storefront signage will be permitted: back lit("halo effect")letters. Kr R A"^' v Individual dimensional work or metal Internally-Illuminated channel letters with opaque metal sides and 4 „ ,t translucent plastic faces. AVI E N DA DEVELOPMENT DESIGN GUIDELINES Avienda Overall — 17 Large Tenant Retail Signage Maximum area calculation may transfer to other storefronts,leased by Table 1 the same tenant to increase tenant visibility to surrounding streets Max.Percent of Wall Area In Square Calculations apply to tenants with more than 10,000 sf of leasable area Wall Area Feet(sq.ft.) Wall-mounted signs shall not project more than 10"from the building. Signage shall be integrated into the architectural features of the facadeCabinet signs are prohibited. 15% 0-600 to which they are attached 13% 601.1,200 Service/secondary signage maximum area is 2 sf 11% 1,201.1,800 Maximum signage area Is calculated at 15%of wall area for each building 9& 1,801.2,400 7% 2,401-3,200 5% 3,201-4,600 3%,not to exceed 4,500+ 275 sq.ft Large Tenant RPtall Signage Percentage of wall area as specified in Table 1 4k,ril-pgili..-P.MEN,aml ..........—___ta _ 1, ___„ , ..,,,, _. .___ Ir. 4. -"-- to .I r I '''..-.;4.,r••••,=__ , .,...—, 1i II [ IIM --— i . _,4 9: 11' a. ., !® li .. iliii It 1111 Percentages are calculated based on elevation wall areas. Percentage of wall area as specified in Table 1. l L Niiimamil l e, J IM p•--.low- 11f11.I Ru PI• I.egII ISN NttlliiiiiiiiiililM— AVI E N DA DEVELOPMENT DESIGN GUIDELINES Avienda Overall — 18 Stormwater Management Overview l. .. Stormwater management will be handled with a mix of surface ponds, r y. r1 f 0 raingardens,permeable pavement,filtration,underground chambers,and a mss' reuse irrigation system.The mix of systems will provide an environmentally f +` responsible,visually pleasing strategy to manage stormwater while providing focal amenities.Detailed strategies for managing stormwater within Avienda can be found in the Stormwater Management Plan. Objectives Stormwater shall be managed to the maximum extent practicable to meet the requirements of the watershed,city and other agencies. Integration of water and landscape,use of high quality materials and providing a safe environment supply the overlying objectives. Recommendations c r Stormwater management facilities will be for the most part installed and maintained by the master developer.Individual development projects should Ali f: implement additional management features,as feasible,depending on their 7- 71St 1''f z. , 4 . 1, .{>" specific situations. I, AVI E NDA DEVELOPMENT DESIGN GUIDELINES Avienda Overall — 19 PEDESTRIAN NODE CHARACTERISTICS CHARACTER MAINTENANCE PLANTING DENSITY PRIMARY USERS SITE PRIORITY Urban High High Pedestrian Immediate screening) Impact Public Spaces r_._•-_,,./1.: 444S,, r_ : Overview Avienda healthy living brand seeks to incorporate a full menu of activity choices Low Long Term for visitors and residents.The plan links the existing neighborhood and trails Natural Low visibility) Automobile Impact through Avienda,creating interesting gathering nodes along the way.Of equal importance is the contribution from each development project to this network of green,adding a variety of private,semi-private,and perhaps some ti additional public space throughout Avienda.Private development will share p the responsibility to provide inviting,innovative and useable green space as E, 3rr' ` lit wr Integral parts of individual parcel site design. 1.-- ili, v I iihasaillillitle Ilift..1.,...._ _ _ ..- , Mein iIIIIIIIItr,_ Recommendations The Design Guidelines encourages the following: lik.,--- fkill.f- s Private development should provide inviting gathering space as integral ems ' lpartsofeachdevelopmentproject Create signature water features(ponds,pools,fountains,waterwalls)as Views of plantings and i destnan node,alon primary pede. major visual amenities throughout Avienda 9 Small pedestrian nodes should highlight transition points within Avienda ILTl and provide respite along particularly long stretches of trail Objectives J I 7 se • c ' Based on the Development Master Plan for Avienda,a variety of public and I 1 2 17.o i ra' private green space is proposed including:i I II Jg i • Each project within Sub-Districts 1,2,3,and 4 will provide intentional J1' I®q . - plazas or green areas as integral components of site development and f`— building design y'^ j" s1ifl1Y II A pedestrian node should include seating,a litter receptacle and shade 4 t -,I with proportional understory plantings to anchor the area comfortably within the context of the trail or sidewalk.Pedestrian level lighting and wayfinding should be considered depending on the node location L r 11 Avienda 50,',1 ptai AVI E N DA DEVELOPMENT DESIGN GUIDELINES Avienda Overall — 20 o Vs . .1ytt R, • ic atif ; • it i, i. --+ r, ti xz`'+ i1,,t.„t , r 0.:.".:.”' i Street Trees 4 4.,,..., ,,....„....:„ :,.. :---... ..,.... „4„,..,....,_:-.. 0-4*..0- -.M'0 Um i...,,-,...Swamp White Oak River Birch Red Oak Discosery Eiw Northwood Maple j iii Pedestrian Interest 11111 111 r t : Pedestrian Circulation Model 1 A7tr:71..-... -- ow*...---.. A..-- '..--- g. ** rG Pink Spires Crabapple Red Jewel Crabapple Eastern White Poe Crimson Spire Oak AV I E N DA DEVELOPMENT DESIGN GUIDELINES Avienda Overall — 21 WIlcilii1/401=0", i Pr j: iso Bluff Area Trailhead r I. a/t '+' 'M Create a naturalistic t ' experience within Avienda Work with existing terrain and h' vegetation t Add site amenities,wayfinding l"+' ' ..-^""trees and ornamental plants at s,.e.w. key nodes i Or" 4.ru • SITE CHARACTERISTICS S -• CHARACTER MAINTENANCE PLANTING DENSITY PRIMARY USERS SITE PRIORITY Urban High High Pedestrian Immediate screening) Impact i IL 4'. e Low Long Term Natural Low visibility) Automobile Impact AVI E N DA DEVELOPMENT DESIGN GUIDELINES Avienda Overall — 22 Part Two:Sub-district Guidelines Public Realm/Streetscape Plazas The developer shall be responsible for construction of all streetscape Except for Sub-District 5-Low Density Residential,all properties with principal Overview improvements along adjacent streets.These Improvements include all buildings should have some public plaza space.The public plaza space should hardscape and landscape improvements,such as trails,sidewalks,street trees, include benches,trash receptacles,lighting fixtures and other amenities to The Master Plan identifies five distinct subdistricts within Avienda.Each of benches,bike racks,litter receptacles and plantings. create a welcoming space for tenants,residents and guests.These plazas spaces these sub-districts(outlined on the plan below)is defined by specific site should be visible from the main site access(front door)or well aligned with the development patterns and perhaps a distinctive character or image.The sub- project's public frontage. districts complement one another as part of the overall plan.The subdistricts are shown the attached Sub-district Map(Figure 5).They include: Sub-District 1-Workplace-provides a location for uses with high concentrations of employees,such as medical/technology related office, c,- and other corporate or institutional uses 1 OFFICE DISTRICT Sub-District 2-The Village-provides the broadest variety,highest i I - - _ density and greatest intensity of development,encouraging both 1-- vertical and horizontal mixed use 1 - Sub-District 3-Commercial-provides a location for larger scale retail r------ - OW DENSITY and other auto-oriented commercial uses HOUSING DISTRICT Sub-District 4-Multi-Family-provides opportunities for high density 1 senior or rental apartments me Sub-District 5-Low Density Residential-provides opportunities for L-+, - 2 2 small lot homes VILLAGE RETAIL Development plans must respond to the overall Avienda Design Guidelines J DISTRICT described In Part One,but also the following detailed framework for each sub- J district.To further clarify and illustrate proposed features in the Master Plan, a ,...,_._... _____. r..._ these sub-district guidelines are organized under the following categories: T',' Public Realm/Streetscape Site Designy//' 4 ArchitecturalMULTI-FAMILY — .7 In all cases,the sub-district framework must be applied in harmony with the Y HOU TRICT RETAIL&HOSPITALITY overall Avienda framework and with other existing city,county,state codes, DISTRICT design criteria,plans and studies that support broader goals for regional growthr. and development. AVI £N DA DEVELOPMENT DESIGN GUIDELINES Sub-Districts – 23 r.: ." R f_, 7 ..u„,„ T.:. 7. 1 ,-. 17.- -, -.... _....... a: ,.. r BoUIding aLDINGativeCHAIx ofRACTdE 9 r . t s ... i++.e types,scales and expressions k e yam_ - N . I s., I til ,...4"-41117.:11 i e(g s ;i 410. lit all 1 SCREENING jomijiti. C s screened mechanical units by raised a ,< L_ parapets lrr.., 14......,...14,,„„. lt 1 is . i:'' _- . 1: r moi. t 4' 7-;'Kra .y 1-}„i• f....>'..C.. ... Ail XENON g Y/ e =x .t I : R 1 EXPRESSION RAL fl.v;9 contemporary"timeless"design f e i!!" ' firthat translates to all aspects of the e I _ development M1 a 4 s AVI E N DA DEVELOPMENT DESIGN GUIDELINES Sub-Districts — 24 Sub-District I -Office L.„...„7„, ., e, mn i' , i aii .. Public Realm/Streetscape a'Ili t i , w ' y " "" •`. is' 1;; I tl nnau l'', 1'.. Il> , t t4 ' ii • 1 , >f^- . own, q.I+The Office Sub-district encourages a mix of large and small floor plate buildings,but instead of commercial or entertainment,this area of Avienda is I MA •. num s. ''' °r r'- 1. ^ dominated by office uses.With opportunities for corporate or medical campus kft, ,; f' ,, r4 i r,•'• 1 i c+ ,0 41":.;i ,1 4 -t5 l ' development comes the auto-related infrastructure-easy access,bigger streets 4 j .::.._•- a I`4,1 and large surface parking lots.Once again,this suggests that equal attention be r '' t • — paid to public realm and streetscape improvements that not only accommodate j.. J / vehicles,but also invite bicycle and pedestrian traffic. t Site Development Buildings in this sub-district should face adjacent streets,with both primary and 400 %\ secondary entries provided to animate these important facades. 1` Architectural Character main el spol`" j ( ta i! a .r r r f"` , 1 "plodLWIuBuildingsintheofficedistrictshouldhaveagroundfloorlevelthatisvisuallytecIIdistinctandproportionallylargerthanindividualfloorsaboveit.Maximum Z.ka.1 -FI fl .o U um.mi. 4 ' L: l 1 I '''' m•'! I1' '( theightsforbuildingsinthisdistrictarelimitedtothreestories. I I 1 a t+s_ . 'ii i1bn- AN/I E N DA DEVELOPMENT DESIGN GUIDELINES Sub-District I — 25 Ell sr c _ L _ a 1d0t-. •._ , d. i. , e Jo,ie! n x sxi l tl 1 g i z e$®ER'ai Sub-District 2-TheVillage l 2 __ r"" Public Realm/Streetscape T Public realm and streetscape Improvements define the character of Avienda and create a memorable signature for the Village sub-district.Great plazas and great streets,encourage intensified levels of activity,support the proposed mix of uses,invite community gathering and accommodate special events Village Characteristics throughout the year. SITE PRIORITY CHARACTER MAINTENANCE PLANTING DENSITY PRIMARY USERS Provide gracious sidewalk width to support intensity of pedestrian traffic Urban High High Pedestrian impimmediate in the Village screening) t Incorporate durable,high quality amenities including unit pavers, integral colored concrete or scoring patterns,additional plantings, ornamental fencing and other features Trees and planters along the Village streets to create an inviting space. Wide sidewalks and logical connections to the Avienda trail system. I Long Term Outdoor dining is encouraged Low Impact Natural Low visibility) Automobile Plaza space is strongly encouraged at key development nodes.A variety of plaza uses have been explored to support the needs of residents and guests to gather,play,relax and eat imommt- Architectural Character Buildings should be composed of a visually distinct"base;"middle;and"top".A R Adopting a visually distinct base will support the relationship of the building i 00 G L L S to the pedestrian experience.Adopting a visually distinct middle will create 1 t; " locations to provide signage as well as architectural massing and overall t ' 12//Ill/I/// //thu 1 proportions that enhance the character of the development.Adopting a 11,47.7!. u/// I .. i visually distinct top will create consistancy and will uniquely identify where the ' ?!'' " i I t,.• r— • 1110"144, r Tr: Kbuildingmeetsthesky.Heights in this zone are restricted to a maximum of two II 1 ew I( rstoriesabovegrade. 1 i 1,• (•I ' .r1', AVI E N DA DEVELOPMENT DESIGN GUIDELINES Sub-District 2 — 26 Potential Tenant Signage locations Building Focal Point Blade Sign Signage Village Project Sign areas: o NI Large tenant signage#1,15 sf,4'-0"wide x 3'-8"tall,(1)one sign per Project c rd Nem 1 Elm '!A r Sign Large tenant signage#2,8 sf,4'-0"wide x 2'-0"tall,(2)two signs per Project Sign 30'-0" lease area building frontage Village Tenant Signage Example: Criteria: Storefront dimensions=12'-0"x 30'-0"=360 s.f.x 10%=36 s.f.total allowable signage on primary entrance Optional signage for secondary elevation(s)=36 s.f.x 50%=13 s.f. Tenant signage calculations apply to tenants with less than 10,000 sf of leasable area. Corner tenants are allowed to match primary entrance signage at two storefronts. Maximum signage area is calculated at 15%of storefront area for each elevation of the storefront. Blade Sign(s)to be calculated as part of total allowable signage.Blade Signs to be a min.of 8'AFF,may not extend above the cornice line,and may have a max. Optional signage allowance on rear elevation.Signage to be no more than signage area not to exceed 4 sf per face. 50%of primary entrance.Length of the sign shall not be more than 75%,of the overall tenant storefront measured linearly in width. Wall-mounted signs shall not project more than 10"from the building.Cabinet signs are prohibited. Signage may be calculated for each storefront or elevation facing a designated pedestrian corridor. Storefront"refers to the first 12'above each tenant floor of lease area building frontage with public access. Maximum area calculation may transfer to other storefronts or building elevations,leased by the same tenant to increase tenant visibility to Elevation"refers to the first 12'above each tenant floor of lease area building surrounding streets. frontage without public access. The body of the sign shall not exceed 30"in height Enlarged initials,capitals Office tenant signage will be allowed on a building directory near the primary and extended typographical elements(e.g.,such as the up and down strokes entrance and ability to use monument signage locations.Design Review of"g"and"h;etc.),are acceptable up to a maximum of 36"in height or width. Committee approval shall be based on sign design quality,attractiveness,scale Stacked signage or logos must not exceed 48"in height and must fit other appropriateness,and compatibility with the building to which attached. signage criteria. Service/secondary signage maximum area is 2 sf. Outlots will be allowed(1)freestanding ground monument within their property that conforms to the overall development materials and aesthetic, with a maximum size of 5'-0"(H)x 10'-0"(W)with approval by the Design Review Committee. AVI E N DA DEVELOPMENT DESIGN GUIDELINES Sub-District 2 – 27 4 . 77„.: t j •.!••i • i - . 41,--1••--- ..-- Fr- 1 - h./?1,frie- ii,4' 0,i 41'••••.. ' i ../ ns :', ':.• !' 010%• r1"'••'''''..4--;;•;!?,';-' 4,,•L'• 'V. •. .. -- *. r; . V 1' L. r'':'. I.'. eii,. 1: "Iiifr''i' ;i t tt Iklittft, t I I... ,‘.....,'• t I'.""'--: I'(''''--•- f- i.. ‘ ---.i--I r:. s— i -- \ Streetscape Character I.7 i II e'''*Th Vi.•.I •:',-;-''. ii•-t1;•,f; -i, , A - 1,...; ,.,, ;-,-. 1 0-4.'''' 1.-.'-I. :- ...' r i tii.t,' it, ' .•.• l 14 -,r•••••'' (-7 50. '- . •,,- _ ..C-. ' Alk.'.-.1 =. r 7„.,[..: .•,....a.at.g.1::,, • t .". •,,..„.:: ...: ,,, •, iiiii, r„....,.. 4 ,„,d -.• t',..4: ' .:,:-. ,.7,+ .:11`r ...- -, Air i 4: ''.! .7... itt -'•:, -'-- 7' i --;•,..••f`7, .'.`, -., i,.,_.,4,16,.... it.„.r 1 1. 1- . i'. 1 I iii...;'1°"... 1110. r ' .-: '':.'.' 1..0111 ,, . •,:," j.,,,,o, I. 4..w. -,-• -.. ,, 4.r AvIEND1‘ DEVELOPMENT DESIGN GUIDELINES Sub-District 2 — 28 Gathering Space-Live/ Relax Gathering space related to adjacent retail that encourages lingering, Ow gathering,and connection.This r" u' setting identified as LIVE/RELAX is i p a peaceful area with small seating1.. ir+groups and options for an overhead canopy,fire feature,kinetic art,s ' calming water features and lush plantings. g....? LIVE/RELAX is comfortable and shady on a hot day and a welcoming placy 4 to cozy up to the fire in the cool season. iialgi 41k ar, g, L' r 1 1 . l Y dL•sal. 1 - i`•. iiiiik_ AVI E N DA DEVELOPMENT DESIGN GUIDELINES Sub-District 2 — 29 7":1 4:5 '-•"' ; , '":7, '-'1„. - \0 --. 0101c'3JSis 4\ 0. e a A. 1 Gathering Space-Work/Play N.. t /. 1i4 4 0 0 Outdoor space connected to adjacent retail that encourages gathering and v supports lively energy.Active areas with movable seating,these spaces appeal to a wide range of users and provide alternative work spaces for the Office tenants of Avienda. r.i ear y; j 1 r J r i 1$. J,iZIfji Zvs r I 411t 1111:'1112.till: 11. 4.1"P: 47'. r:: iii- Ili% AC".1111 i lie l Iiwl0° . tvo kj wit' 40. R.' rt r'f r1 I llllf AVI E N QA DEVELOPMENT DESIGN GUIDELINES Sub-District 2 — 30 r - 4, i-li-ii-1.";4- -;-------- av,., 4". 4.. ..,4142rOlt- V 1:....7--:- . ..........0.-‘ 1 1--ri ija a. _4 14 -- • • • Atii i Ifil ir ' 4c-ilt... 0, . ,.,„. ik.e.it A, 4:44 4, 41.41-11- V: r-2°' , Agar•- .3 -04 44 ;PC . ' .‘111111Plato- 4.1-, 0. 4.. ..iimk.,,, i-.."-.. 1 4.4...." 11i I. fitma‘f'"D* 1 i11 IS,.. 4 , t 1:4 ,t 4. ' 7 -1-0111,°°--‘%° 0114‘,;- "kliaN. i. - * 4#4. la -11 . Nt.-41 411 14 1 4.11.1.-lo. ' i.., 4 4 1 / tillfdrV, IV*•Ak - VW "tt*• II . 0:<:to. 1 All LA . lit: w L teritif,t1": 4.... dill 1 i ; sLz- .r.' r.;EgPs•:—. -s4 IR,4GPI‘ 714 t.-..... 4..z..44. 0 0' • ....„.,..,, 4 ,, P. iltikit 44,a r-,"'"' el*so• ', 11 o ''.... -.A-- 44- 7 Melt -4' i-it:f,. i.r.....,........ s......, 4 at. azo : , ; . .- 4 --K. ..1 .... 44 VA W:.• ',....s' r ' L ilti, I or, VS 11.4. .....,, 4, 17014ift 1, , IL NM 46,,, -• , a. ,....... 1..., N A i4/ 11. VOI: aiiil. r. i C'e; 4C-\ i.,:s.I 4 We 7.0.4.• Li. .. 4. ,...941. alb N' ... 4°' 10 glit,441, y 44411„ 44444144:: 46. t 14 •=-7-... '. - ' N 4 ...„,.... .717,,.... 4 t-11 LZA.A,on. . 0.,i 0„ ,, Zi 1 Il I - If ' Ar g,---- X. 0"t- l' 4 tk' 1(1: v•-•.-Iiy. 47 j.r.et,, 1il4 111111k6 i 711111111111i14- k..t:';le' 7. 'k11116: P + r 4. A alimi. . Iiir.:;....._ AVI E N DA DEVELOPMENT DESIGN GUIDELINES Sub-District 2 - 31 T_ i ',_ M. p r Y l. Lill 4iiy i-i't ver I. lir I9i.;iIi. ®i,.iIi (, fii iiiiifi Y V aKw p.'.o-y. A 14 1 Yy 8s 7' W ag j V 41ti- - 4r • il " jp. N, o- t r • , , rrJ L'aillik.11----''"it-i -...1,144 '''N- '-„, I ' At---et . 1111110k It ' "c''• - ' ' 4 i. s 4 0 4: -. W=.. Lw.J o o. ,,,a."1,,:,-,-- It rf4: L.._. 4_• wwo- tz,*tee 4 ilk * i r x O-211 eIrro,„ r Arillid*Aligiall--- ' rdiffionm AVI E N DA DEVELOPMENT DESIGN GUIDELINES Sub-District 2 - 32 r g. r r , 7 - s-^ 7Sb, u mit, 1^. j.4 r fir A sit, f, 1 lit. i ,:. • it ''*".,' . r r' _ A yN. • r i I, 4.40/ 0. '4.......„> 0%.„ 0 u fes 1" s lb _ s t q' r yS 1L. .. 2P .(('. ttt. ,2 4 r If3 lir.''''' I.f 1+_ AVI E N DA DEVELOPMENT DESIGN GUIDELINES Sub-District 2 - 33 BUILDING PLACEMENT align buildings with the pedestrian e ill! V1 S 1y environment.Encourage window't '+ r '' . K a- { r shopping. 4 1., : F Z.. 9. to , ay s, +Y 4 f- yy yt y. 1.1•4, ....., L,. r• sr.:.'y to•s ,.'it ,_ c 1 PEDESTRIAN REALMt , i C iii iia! :., place amenities with regularity along y• l" walkable streets.Create comfortableIlf1 ?`..r°t outdoor places,in a variety of scales, 6. 11 .V.5%' 4 n,,, 1, _to meet,shop and relax. MATERIAL EXPRESSION use a consistent high-quality palette of materials that Is consistent with Avienda's brand. AN/I E N DA DEVELOPMENT DESIGN GUIDELINES Sub-District 2 — 34 tM! RY 3 „:,,, ...,,,,. .,,,:: , „. ...,f; kl 44,--- -' ' -,-" ---'4,-''' ',' ill i 11111;tH,, .1,1'..r• ,. , :„ , , w i{3'. 1 .3- t r s 1. 10 S p rr 4:`-. Y -,.i2 R.;r .**'1, w-r' S 4.,,•, ,Y i . 4' l j '''d ,,', d3 ii. ' V-- .t.. -', -_ t 4 Gt ` iii3 t trr • moi'X t i 0..t > y, Sa_ - y•Y,7, J3 d s - 1`• ',if` .71.-.., 4 } 3, < Q - ,. 4.Ak. 4 • S y••_ T io- "`, + •,...-'"' :, I. Y•#°•.'":-.a+y ..•Iltt tam- I -i-, -„...- _...T.i .__ ' ' 11 ilr- fiatsii p2"` o i.y 4. k.: 3, YjyiLD''. 1.,...: s 4 R ...r1 vY I r ar !.r- h..,, •'t: $t. r I(-:(.1\ AN/I E N DA DEVELOPMENT DESIGN GUIDELINES Sub District 2 — 35 4 , i iAT 4 -f` 4' Allt. 7 e )k It ,. - , , t:r 7."1:-.i ' t '- ' • - MI z Lt..L_ . .t;.,:, _ t -, 11,5•1 4 r , : 1 11 Tii r PI e.•.'''', '-' 2-1 '''''1 '.I . A,k I-i • l' Itl'-t-- k.'kd 4. 11.1111 *4 , . ,, 0 -... w.,. , . ., •- AA,' ' 1, ' 2:I.L1).arirlittit .-.., i-4 ' ... ' r ' A-, -^ A '?Ai •-91`.. _,_ , 4. ' ", t .... ' r=• '• r,, ,.. .,, ....,„, E .1 -',.._ . 11'.. W*77-4W..;., .: . i4:, it't '' !. •Li. ',,...,i,,‘ ....u,iik ti., .,-... ji, .. ..i tifirNqr_;-:';*.• i, ''„-Nc,..;aZ. - -r''' firlx r>*.t.,-) : s•'--. 1,-''..' `--k- ' .- . .' ,111.,',',.- .*.'.,;Ni ': •, . ' 1 14y... :•_, r.,,,,r,..e. _ s ,,r,.,..."WO< . .......‘ a_.• .. 1%,^' , -% , 0 l . M . ji c If 31 1:1^.. ii iyitg114i jir • i , • 4 m • 'vi - .. - ; t N.'4 It414" sm..4 .9 A," rig I - 1 ft 41.r 4, A ARIIiiir LNt:' j.... 16,........._ ''' - 1 r Ilk%i s' iill..i4.' t V' I P't z •..fte. — fahki hi.a.l'ib\ari •i t 1 '''' ,t+a, Sub-District 2 — 36AVI £Ni DA DEVELOPMENT DESIGN GUIDELINES ANIMATED STREET PRESENCE vibrant pedestrian experience along Vt i- t 1 street,providing opportunities to relax i. and gather 7,„1. t_s."•-• 1A 1 d.ii r--;,-).-4 J , rte i ,.. J l'..'C... i ,h ;'- "L. . ter. f u .. Y r, -, C MATERIAL COLOR r «. = t palette drawn fromearthtones and s•p, reig natural elements it, T"lK7 `F: 'WA. r `Veli __ T _;Iii ilii .w, ot.Ito STORMWATER UTILIZATION 1 i, 1•l + L pr•" ,. .0 using stormwater as an amenity with V i ti t ` ` "• ponds and water features AVI E N DA DEVELOPMENT DESIGN GUIDELINES Sub-District 2 — 37 BUILDING DESIGN VARIETY '' variation in character and expression LANDSCAPING create new,attractive design and landscape features MATERIALS high-quality natural materials AVI E N DA DEVELOPMENT DESIGN GUIDELINES Sub-District 2 — 38 BUILDING INTEREST thoughtfully placed signed and utilization of awning and overhang features LIGHTING 411. r inclusion of lighting elements to help articuate and illuminate the site 7'0 f ... ..e fi rte, J L •"1.` 4 1 4.I.f fes , GL i. u i NI t r. Ft. 441 it r WALKING PATHS tt,,\. i'• i meandering walking paths that connect C i,zr, the site and adjacent trails S i • -- `, ,I r t b.. _ - AVI E N DA DEVELOPMENT DESIGN GUIDELINES Sub-District 2 — 39 Sub-District 3 - Retail and Hospitality ia Public Realm I Streetsca e r p FRESNSIMARRET' `."_"•----...—. While the Retail and Hospitality Sub-district encourages a mix of large and smallici Y'' floor plates,accommodating auto-oriented uses,this suggests even greater r i` attention be paid to public realm and streetscape improvements that not only r i „ iA ! accommodate vehicles,but also invite bicycle and pedestrian traffic.Surface a i11{{!titi F parking lots provide convenient access to storefronts,but present an additional challenge to the overall visual character and aesthetic appeal of this area.Plazas c _, rl adjacent to main entrances are encouraged. mmisil r a-- 'I illArchitecturalCharacter t.,- Massing and rhythm define the overall feel of an individual builidng.Massing 2 NI ® w and rhythm in this district should include breaks in the roof line and vertical Q i M ) i i transition lines that articulate seperate tenants in the same building.Massing L 4.. i ti •••i 111 111 t ®I I 1'1 and rhythm should continue around corners and buildings should not appear 111." , Si T x t 4, "' rr to have a"rear"facade.Heights in this zone are restricted to four stories above r. trel ® 1 t- grade.1, , - '. ! 11, ", i a ;'. rr isi I ,,. :. r •+ * fes: .-Flea_. 4 _ ji A7 c' AVI E NI DA DEVELOPMENT DESIGN GUIDELINES Sub-District 3 — 40 BUILDING VARIETY promote variety of building heights,scales, proportions x t N A` IIa ; rj; `_, i; 1 j i 4. 1{r ft! ..c art nPir i./ i fi.I -I 11,1 t 11-1L'- tej? .._= ors r AVI E N DA DEVELOPMENT DESIGN GUIDELINES Sub-District 3 — 41 3011 Sub-District 4 - Multi-Family Residential r;_ V ` 7I 1111 f ;qp Public RealmlStreetscape 1 ._; IllirL A large preserve area and access to regional trails supply the informal green y 4 1 .4-` I•I ' r space for Avienda,and more specifically,provide the valuable park frontage and e' Ili 11 - n 4! C y -9 . rill . - it _i,. mix of amenities needed to support housing development within the Multi- i b 1 1; :.. - flit b FamilySub-district. j 7 1l illy iLLl B I 1I `, I I I', it I is, a I A 1+7 - + ' ate'• ,: ir Site Development The Multi-Family Sub-district emphasizes residential development.To support the proposed housing,a well connected project will link residents to the Village ate.. activity center of Avienda)and adjacent recreational amenities.Residential front doors will connect with public walks along each of these streets a+t-~ promoting the urban character of Avienda.Special attention should be paid toAt: y- _ welcome adjacent existing neighborhoods into Avienda. 1) '" I i SII ' Nor 1 _-t _ 1. k : , Architectural Guidelines I i 1 rp--44--. 9 1 Buildings in the multi-family housing district should have uniformly np proportional floors.Architectural expressions on the facade should relate to the n m °J-- —" aft' 11111r1, units behind and should create a distinct seperation of the individual units in a .104. i' 71 generally uniform design style.Heights are restricted to six stories above grade. 1{ • J' ' AVI E N DA DEVELOPMENT DESIGN GUIDELINES Sub-District 4 — 42 Sub-District 5 - Low Density Residential I Public RealmlStreetscapek 44r , ..„.. 7. A large preserve area and access to regional trails supply the informal green 4 I I . A I, Di t r ' space for Avienda,and more specifically,provide the valuable park frontage and --. a..._ • :-:E.._ 4 r 4 I' ' r: t s j t mix of amenities needed to support housing development within the Multi- 4 0 t, t,, , e Ill{' r ' Family and Low Density Sub-districts. r r• 4-1,A,.,,r, u i it i s-• 1• R*r j = Kf` .• t i i Site Development iY.s I The Low Density Sub-District emphasizes residential development.To support . . r4a t E.' the proposed housing,a well connected project will link residents to the Village I kiiactivitycenterofAvienda)and adjacent recreational amenities.Residential front doors will connect with public walks along each of these streets promoting the urban character of Avienda.Special attention should be paid to f / welcome adjacent existing neighborhoods into Avienda. Within with sub-district a minimum driveway length of 20-feet is recommended to limit conflicts between vehicles parked in the driveway itn fix and street or sidewalk users 1-r — iiii ' /11—°*'.." 1 _ 1 In ii L.,,_,.: 1_, _ ! i ,v, ___.-_ ',.i, r ", , 11 r li i ,- Al ii. --— t T' 1 '' a..- it_ a..'1044 A :I..J M r AVI E N DA DEVELOPMENT DESIGN GUIDELINES Sub-District 5 — 43 RETAIL TRENDS AND SHOPPING CENTERS Prepared for Landform March 2017 DOD McCOMB GROUP,Ltd OMO R E A L E S T A T E A N D 000 R E T A I L CONSULTANTS RETAIL TRENDS AND SHOPPING CENTERS Prepared for Landform Prepared by McComb Group, Ltd. March 2017 Copyright©2017 McComb Group, Ltd. TABLE OF CONTENTS Chapter Subject Page I RETAIL TRENDS AND SHOPPING CENTERS 1 Economic Trends 1 Generation Trends 3 Retail Sales Trends 3 Food Service 6 Department Stores 6 II SHOPPING CENTER TENANT TRENDS 7 Downtown Chanhassen 7 Eden Prairie Retail Area 8 Southdale Shopping Area 9 Ridgedale Shopping Area 10 Summary 11 III LIFESTYLE CENTERS 12 Galleria 13 Shoppes at Arbor Lakes 13 Woodbury Lakes 13 The Shops at West End 13 Central Park Commons 13 City Place 14 Summary 14 APPENDIX A-1 LIST OF TABLES Table Subject Page 1 Median Household Income and Consumer Price Index Minneapolis-St. Paul- Bloomington MSA: 2000 and 2010 Census;2016 Estimated 1 2 Seven-County Metro Area Annual Employment;2000,2008, and 2015 2 3 United States Retail Sales Selected Categories; 2000, 2007 and 2014 4 4 Chanhassen: Downtown and Highways 5 and 101 Retail and Services Store Openings and Store Closings 7 5 Eden Prairie Retail Area Retail and Services Store Openings and Store Closings 8 6 Southdale Shopping Area Retail and Services Store Openings and Store Closings 9 7 Ridgedale Shopping Area Retail and Services Store Openings and Store Closings 10 8 Summary of Metro Area Lifestyle Centers Retail Tenant Mixes 12 ii Chapter I RETAIL TRENDS AND SHOPPING CENTERS The retail industry is in the midst of an evolution driven by economic trends,generational shifts in the population, changing lifestyles, and spending patterns. Major trends and their impact on retailing are summarized below. Economic Trends Economic trends have not been favorable for retailers for many years. Household income has not kept pace with inflation,as shown in Table 1. Between 2000 and 2010,median household income increased at an annual rate of 1.44 percent compared to a 2.21 percent increase in inflation. Inflation adjusted median household income dropped from $53,969 in 2000 to$50,036 in 2010, a decline of 9.3 percent. Since 2010, inflation has moderated and median household income has grown at a faster rate, but inflation adjusted median household income of$52,852 is below that of 53,969 in 2000. Table 1 MEDIAN HOUSEHOLD INCOME AND CONSUMER PRICE INDEX MINNEAPOLIS-ST.PAUL-BLOOMINGTON MSA(MINNESOTA ONLY) 2000 AND 2010 CENSUS;2016 ESTIMATED Item 2000 2010 2016 Median Household Income 53,969 $ 62,273 $ 72,738 Growth Rate 1.44 % 2.62 % Consumer Price Index 170.1 211.7 234.1 Growth Rate 2.21 % 1.69 % Inflation Adjusted Median HH Income $ 53,969 $ 50,036 $ 52,852 Source: U.S.Census,Scan/US,Inc.,and McComb Group,Ltd. Metropolitan area employment has been slow to recover from the recession,as shown in Table 2. Employment in industry categories peaked in 2007 and 2008. Total employment in 2008 was 1,612,796, an average annual rate of growth of less than one-tenth of one percent since 2000. During this boom period, seven industry categories recorded declining employment. Between 2008 and 2015, employment grew at an annual rate of slightly more than one-half of one percent. In 2015, six major industry categories—natural resources and mining; manufacturing; wholesale trade; retail trade; transportation and warehousing; and information—had not surpassed their employment in 2008. Total employment had increased to 1,675,275 in 2015, an increase of 62,479. The sluggish employment market left many working age men and women with limited employment opportunities. One of the frequent comments from employers is that they are seeking the "best and brightest of the millennial generation. Unfortunately, only a small segment of the millennial generation will qualify as"best and brightest". Those millennials that don't qualify as"best and brightest"are left with limited employment options. 1 Table 2 SEVEN-COUNTY METRO ARFA ANNUAL EMPLOYMENT;2000,2008,AND 2015 Annual Rate of Change Industry 2000 2008 2015 2000-08 2008-15 Natural Resources&Mining 3,220 3,509 3,432 1.08 % (0.32) % Construction 75,163 64,948 66,726 (1.81) 0.39 Manufacturing 217,161 178,118 168,419 (2.45) (0.80) Utilities 6,819 5,747 6,130 (2.12) 0.93 Wholesale Trade 83,643 83,139 80,511 0.08) (0.46) Retail Trade 173,328 164,327 163,457 (0.66) (0.08) Transportation&Warehousing 77,387 66,222 63,231 1.93) (0.66) Information N/A 43.692 38,764 N/A 1.70) Financial Activities 126,979 134,059 137,040 0.68 0.31 Professional&Business Services 263,779 258,808 277,617 (0.24)1.01 Education&Health Services 263,963 332,551 380,333 2.93 1.94 Leisure&Hospitality 138,716 154,999 164,784 1.40 0.88 Other Services 55,632 55,725 55,991 0.02 0.07 Public Administration N/A 66,915 68,837 N/A 0.41 Total 1,600,741 1,612,796 1,675,275 0.09 % 0.54 % Source: MN DEED and McComb Group,Ltd. There are several industry categories that employ a high proportion of workers under age 30. These industries-retail trade; administration and support; arts, entertainment and recreation; accommodations and food service; and other services-have the lowest weekly wages ranging from $358 to $703. Many millennials that graduated from college after 2007 have not been able to establish careers that will provide them with steady incomes and upward mobility. Many millennials are working in low paying service jobs referred to above. Many have two or three part-time jobs. Those workers that have not been able to establish a career job following college face an uphill battle when applying for a career job opportunity after a long period of under employment. The shortage of suitable full-time employment has led to what is referred to as the GIG economy. While much has been written about the attractiveness of the GIG economy, these are short-term engagements with no vacation, health plans, or retirement benefits. While experiencing lower incomes than previous generations, millennials face other expenditures that reduce disposable income. Millennials have the highest level of college loan debt in the history of the loan program. Debt service on these loans reduces income available for other purchases. For households that don't receive health care benefits from an employer, the Affordable Health Care Act has been anything but affordable. The monthly premiums for a high deductible($7,000 to$10,000)health care plan appear to range from about$200 to$400 or$2,400 to$4,800 annually. For those households,this is income that is not available for other purchases. 2 Generation Trends The nation is in the midst of a shift in generations. For 50 years, baby boomers have been the largest and wealthiest generation in history. Those businesses that provide goods and services focused on that group as their core customer face a challenging future. The baby boomer generation is shrinking each year and their lifestyles are also changing resulting in different purchasing habits. Millennials are the new generation with the largest population and have lifestyle characteristics that are different from baby boomers. Millennials,generally 17 to 37 years old,are just beginning their upward career trajectory, while baby boomers are at the end of their careers. The result is that, as a group, millennials will have increasing spending power and baby boomers will have reduced spending power. Baby boomers are spending less on "things"and more on services and experiences. Millennials, compared to past generations, spend less on "things" and more on electronic services and experiences,but they are spending on different things and experiences. Based on available information, the millennial generation is less affluent than the baby boomer generation at the same age. This is resulting in shifts in lifestyle. Examples include: Millennials are marrying at an older age than past generations and delaying having children. This has resulted in an increase in the number of adult millennials living at home. The result is fewer new households and reduced demand for starter housing or apartments, which results in reduced demand for home furnishings and other related goods. Lower birth rates reduces demand for children's home furnishings, clothes,and toys,to list a few categories. With a larger singles population, there is an increase in dining out, which has resulted in an increase in fast casual restaurants with a wider variety of cuisines. Millennials are the most connected generation in history. This is reflected in larger expenditures for electronics,wireless services, and content compared to other generations. With lower incomes,millennials are more frugal. This,combined with different lifestyles, causes millennials to seek out lower priced items from retailers that cater to their preferences. These are just a few of the ways in which millennials differ from past generations,but the impacts are being reflected in retail sales trends. Retail Sales Trends Retail sales trends reflect both changes in spending patterns and changes in the retail industry. These changes are reflected in sales trends of the store types contained in Table 3, which contains United States retail sales for 2000, 2007, and 2014. These years were selected because 2000 and 2007 were peaks of economic cycles and 2014 is the latest available sales information for all categories from the Census Bureau. During the 2000-07 period, total sales of retail and food services increased at an annual rate of 4.36 percent compared to a 2.43 percent growth in inflation. This indicates that retailers were experiencing unit sales growth. In the 2007-14 period, sales increased at an annual rate of 2.32 percent compared to 2.05 percent for inflation, indicating that increases in unit sales were nominal. As Table 3 demonstrates,sales changes vary widely between store categories. 3 Table 3 UNITED STATES RETAIL SALES SFLECT®CATEGORIES;2000,2007 AND 2014 In Millions of Dollars) Rate of Change Store Type 2000 2007 2014 2000-07 2007-14 Retail and Food Services 3,287,537 $4,439,733 $5,211,542 4.39 % 2.32 % General Merchandise Department Stores 100,284 $ 79,015 $ 62,743 (3.35) % (3.24)% Discount Stores 139,637 134,926 107,678 (0.49) (3.17) Warehouse Clubs&Supercenters 139,614 324,963 433,303 12.83 4.20 All Other General Merchandise 32,139 44,277 65,502 4.68 5.75 Used Merchandise Stores 9,832 10,930 16,297 1.52 5.87 Apparel&Accessories Men's Clothing Stores 9,507 8,772 8,901 (1.14) 0.21 Women's Clothing Stores 31,447 40,294 41,678 3.60 0.48 Family Clothing Stores 58,913 84,592 98.214 5.30 2.16 Other Clothing Stores 8,815 12,003 15,128 4.51 3.36 Shoe Stores 22,875 26,811 33,331 2.29 3.16 Jewelry Stores 24,821 30,820 31,625 3.14 0.37 Other Retailers Furniture&Home Furnishings 91,170 111,114 99,687 2.87 (1.54) Electronics&Appliance Stores 82,206 106,559 104,012 3.78 (0.35) Computers&Software Stores 20,645 20,487 27,966 (0.11) 4.55 Building Materials&Garden 197,649 283,847 273,466 5.31 (0.53) Food&Beverage Stores 444,746 547,837 669,902 3.02 2.92 Health&Personal Care Stores 155,234 237,164 299,891 6.24 3.41 Sporting Goods 25,308 35,804 44,631 5.08 3.20 Hobby&Games 16,947 16,344 17,355 (0.52) 0.86 Book Stores 14,879 17,171 11,320 2.07 (5.78) Electronic Shopping&Mail Order 113,790 223,681 386,135 10.14 8.11 Food Service Full-Service Restaurants 133,579 $ 195,505 $ 252,331 5.59 % 3.71 % Limited-Service Restaurants 110,485 153,812 204,704 4.84 4.17 Source: U.S.Census Bureau and McComb Group,Ltd. General merchandise represents one of the largest retail categories and contains stores with the largest changes in sales. Sales of department stores have declined steadily since 2000 at an annual rate of over 3.0 percent. These sales declines have been accompanied by store closings, which continue. Discount store sales have also declined, due primarily to conversion of Walmart and Target stores into supercenters and closing of Kmart stores. Sales at warehouse clubs and supercenters increased dramatically in the 2000-07 period(12.83 percent annually),slowing to 4.2 percent annually in the 2007-14 period. About 40 percent of the sales in this category are groceries. Dollar stores are represented by the all other general merchandise category and have increased at annual rates of 4.68 percent and 5.75 percent, respectively. Department stores are the only full price retailers in the general merchandise category. During the last 14 years, department store sales have dropped $37.5 billion; while sales of discount stores, warehouse clubs, supercenters, and dollar stores have increased by $295.0 billion. Another indication of the consumer's search for value is the rapid sales growth of used merchandise stores-5.87 percent annually since 2007. This category represents Goodwill and a growing number of consignment stores and other pre- owned merchandise stores. 4 Apparel and accessories stores have recorded stronger sales performance than department stores. This is significant in that apparel and accessories comprise 82 to 84 percent of sales at four of the major department store companies in the Twin Cities area. The six apparel, accessories, and jewelry stores are the categories that compete directly with department stores. In the 2000-07 period, men's clothing stores recorded declining sales, while all the other categories experienced increased sales. Family clothing stores and other clothing stores recorded the strongest performance,averaging annual increases of 5.30 percent and 4.51 percent, respectively. In the 2007-14 period, all apparel and accessories stores recorded increases in sales with family clothing,other clothing,and shoe stores having the highest increases in sales. Men's and women's clothing stores and jewelry stores had weaker sales performance. Slowing apparel sales are reflected in apparel purchasing trends reported by the American Apparel and Footwear Association, which monitors apparel sales. In 1991, Americans purchased an average of 40 garments per person. This increased to a peak of 69 garments in 2005. In 2013, purchases had declined to 63.7 garments, a decline of about eight percent. This reflects declining purchases of both baby boomers and millennials. This is reflected in the closing of stores such as The Limited, Gap, New York & Company, Coldwater Creek, Christopher & Banks, and others that targeted baby boomers. Stores focused on juniors, such as Abercrombie & Fitch, Aeropostle, American Apparel, Buckle, Wet Seal, Pac Sun, and others with less appeal to millennials are also closing stores. These lists are sure to increase in the future. Millennial lifestyles and fashion tastes are spawning new specialty stores that cater to their desire for individuality. These stores are opening in shopping areas patronized by millennials such as the North Loop and Uptown in Minneapolis and other low rent shopping areas. Sales of furniture and home furnishings stores have declined due to fewer household formations. This category represents 12 to 18 percent of sales at four of the department store companies operating in the Twin Cities. Sporting goods stores had strong sales in the 2000-07 period and have slowed in the 2007-14 period. In 2016, Sports Authority closed all its stores and more recently several other sporting goods stores have closed including those focused on golf. Millennials favor different recreational activities than baby boomers and this is reflected in store closings. Electronics and appliance stores and computers and software stores are showing opposite sales trends. The former recorded annual average growth in the 2000-07 period followed by a modest decline in the 2007-14 period. Computers and software store sales were weak in the earlier period and increased at an annual rate of 4.55 percent in the 2007-14 period as demonstrated by sales of iPad, tablet, and other small electronic devices sold by Apple stores and other small electronics retailers. Food and beverage store sales have been relatively consistent over time. This category is a hot bed of competition as Hy-Vee, Whole Foods, Fresh Thyme, and Trader Joe's, and deep discount grocery store Aldi expand in the Twin Cities area. Sales performance of book stores is declining as competition from internet retailers becomes more intensive. Interestingly, Amazon is testing a brick and mortar book store with a limited book selection with the option to purchase books and electronic devices online. 5 Electronic shopping and mail order sales have been increasing rapidly, but the rate of increase is decreasing. This category includes only pure play internes retailers. Internet sales of brick and mortar stores are not included and could be quite sizable since Walmart is the second largest internes retailer. More interesting is the trend for pure play internet retailers to open brick and mortar stores. Food Service The food service industry is experiencing a shift in dining habits. In the 2000-07 period, full- service restaurants experienced the faster sales growth than limited-service restaurants. The full- service category includes the traditional white table cloth restaurant, as well as the more popular casual dining restaurant. The limited-service category includes quick service (fast food) and fast casual restaurants. Limited-service restaurant sales have increased at a faster rate since 2007. Both full-service and limited-service restaurants are offering a wider variety of cuisine choices in response to millennial desires for different dining experiences. Department Stores Most department store chains have been in existence for over 100 years and have demonstrated a remarkable ability to adapt to changing trends. The current challenges for department stores may be more difficult to overcome. Today's consumer is seeking value and there are a wide variety of retailers with merchandise sourcing and operating structure that enable them to sell merchandise at low prices. Also, the fast fashion chains (H&M, Zara, and Forever 21, to name a few) receive merchandise shipments several times a week or daily to keep their merchandise offerings new and on trend. Zara has the ability to take an apparel item from design concept to store shelves in 28 days. Department stores have sourcing cycles that range from four to six months,and an overhead structure that requires higher gross margins. These two characteristics make it impossible for department stores to maintain their previous market position of providing current fashion at competitive prices. Millennials and other shoppers with iPhones have instant awareness and access to current fashion trends. The four major department stores in the Twin Cities—Macy's, Herberger's, J.C. Penney, and Kohl's—have remarkably similar merchandise categories. Apparel and accessories for women, men,juniors, and children represent 82 to 84 percent of sales with home furnishings representing 12 to 18 percent of sales. The apparel and accessories category is being successfully challenged by the specialty apparel retailers;and home furnishings has the added challenge of fewer household formations. Shopping center owners, developers, and financial institutions have taken note of the challenges facing department stores. Since the development of Southdale in 1956, department stores have been recognized for their ability to attract customers to regional malls. Department store companies used that fact to obtain large financial contributions to the cost of their stores from shopping center developers. The department store's development budget depends on these developer contributions. In today's retail environment, it would be difficult for a developer or financial institution to justify payments to a department store company with declining same store sales and plans to close numerous stores. Department stores can no longer be counted on as the long-term traffic generators for a new shopping center. Today, shopping center owners are purchasing weak department store buildings (i.e., Sears at Eden Prairie Center) to re-tenant with stores that have a record of sales growth. 6 Chapter II SHOPPING CENTER TENANT TRENDS Changes in retail and service tenants in downtown Chanhassen and competitive shopping areas contained in our previous report in 2014 were identified by visual inspection. These shopping areas included Eden Prairie Center, Southdale Center, and Ridgedale Center and surround retail areas. The purpose of this analysis was to identify trends in tenant mix by identifying stores that have opened and those that have closed. Due to the methodology, some stores may have been omitted inadvertently. This analysis focuses on businesses that typically locate in regional shopping areas. Downtown Chanhassen Downtown Chanhassen includes the retail areas north and south of Highway 5 and the commercial area at Highways 5 and 101. This analysis indicates that 31 retail and service establishments opened and 40 closed,as shown in Table 4. Individual stores that opened and closed are contained in the appendix. The largest changes in retail tenants occurred in the food service category where two full-service restaurants and nine limited-service establishments opened. These openings were offset by the closing of one full-service restaurant and six limited-service restaurants. Chanhassen is attracting some of the newer fast casual restaurants entering the Twin Cities market. Table 4 CHANHASSEN:DOWNTOWN AND HIGHWAYS 5 AND 101 RETAR,AND SERVICES STORE OPENINGS AND STORE CLOSINGS Store Type Open Close Convenience Goods 2 3 Full-Service Restaurant 2 1 Limited-Service Restaurant 9 6 Subtotal-Food Service 11 7 Convenience/Gasoline 2 General Merchandise Apparel&Accessories I I Home Furnishings Electronics/Appliances 1 2 Other Shopping Goods 3 3 Subtotal Shopping Goods 5 6 Home Improvement Automotive Personal Services 9 10 Recreation 1 3 Automotive Services 1 3 Other Services 2 6 Subtotal Services 13 22 Total Retail and Services 31 40 Source: McComb Group,Ltd. 7 In the convenience goods category, two establishments opened including Total Wine & More, while three smaller establishments closed. In the shopping goods category,five stores opened and six closed. In personal services,nine new establishments opened and 10 establishments closed. Eden Prairie Retail Area The Eden Prairie retail area includes Eden Prairie Center and its adjacent retail areas. This area experienced 49 store openings,while 53 stores closed, as shown in Table 5. Individual stores that opened and closed are contained in the appendix. Most of the openings and closings occurred outside Eden Prairie Center. Eden Prairie Center experienced 18 closings, the most notable of which was Sears. Food service increased with the opening of Crave and the Eden Prairie Tap House, both full-service restaurants. In the shopping goods category, seven stores opened while 13 closed. Personal services experienced three openings and closings. Table 5 EDEN PRAIRIE RETAIL AREA RETAIL AND SERVICES STORE OPENINGS AND STORE CLOSINGS Eden Prairie Center Other Total Store Type Open Close Open Close Open Close Convenience Goods 4 3 4 3 Full-Service Restaurant 2 1 3 4 5 5 Limited-Service Restaurant 11 8 2 9 3 Subtotal-Food Service 3 2 11 6 14 8 Convenience/Gasoline General Merchandise 1 1 Apparel&Accessories 1 3 4 1 7 Home Furnishings 3 2 2 5 2 Electronics/Appliances 1 1 1 2 1 Other Shopping Goods 2 8 1 6 3 14 Subtotal Shopping Goods 7 13 4 12 11 25 Home Improvement 1 1 Automotive 1 1 Personal Services 3 3 8 4 11 7 Recreation 3 3 3 3 Automotive Services 1 4 1 4 Other Services 1 4 1 5 1 Subtotal Services 4 3 16 12 20 15 Total Retail and Services 14 18 35 35 49 53 Source: McComb Group,Ltd. In the rest of the shopping area,35 stores opened and 35 closed. Notable openings included Lunds Byerly's and Aldi. Eight limited-service restaurants opened while two closed. This was offset by a loss of eight shopping goods when four stores opened and 12 closed. In the services category, 16 stores opened and 12 closed, including four automotive services. 8 Southdale Shopping Area The Southdale shopping area includes the Southdale Center area and France Avenue extending south to I-494. The tabulation in Table 6 does not include The Galleria, which is discussed in the section on lifestyle centers. Store changes in this area were relatively balanced with 51 store openings and 45 store closings. Individual stores that opened and closed are contained in the appendix. Table 6 SOUFHDALE SHOPPING ARFA(EXCLUDING GALLERIA) RETAIL AND SERVICES STORE OPENINGS AND STORE CLOSINGS Southdale Center Other Total Store Type Open Close Open Close Open Close Convenience Goods 1 1 1 3 2 4 Full-Service Restaurant 2 2 1 4 1 Limited-Service Restaurant 6 2 1 72 Subtotal-Food Service 8 2 3 1 11 3 Convenience/Gasoline 1 1 General Merchandise 1 2 1 2 2 Apparel&Accessories 3 7 I 3 4 10 Home Furnishings 4 I 2 3 6 4 Electronics/Appliances 1 2 1 3 1 Other Shopping Goods 2 2 4 6 6 8 Subtotal Shopping Goods 11 12 10 13 21 25 Home Improvement Automotive Personal Services 4 9 10 13 10 Recreation 2 1 2 1 Automotive Services Other Services 1 1 1 2 1 Subtotal Services 5 0 12 12 17 12 Total Retail and Services 25 15 26 30 51 45 Source: McComb Group,Ltd. Southdale Center, which is in a remerchandising mode, experienced 25 openings compared to 15 closings. Food service increased by six establishments with the opening of two full-service restaurants including Dave&Buster's and six limited-service establishments,which was offset by the closing of two limited-service establishments. In the shopping goods category, 11 openings were offset by 12 closings. Marshalls relocated its store to a new location and was replaced by Gordmans, which recently filed bankruptcy. Four new personal services opened. Other shopping areas experienced the opening of 26 stores and closing of 30 stores for a net change of four stores. Changes in store categories were relatively modest. Food service increased by one full-service restaurant when two opened and one closed;while shopping goods stores declined by three stores including Golf Smith, Old Navy, and Christopher& Banks. Service establishments had an equal number of openings and closings. 9 Ridgedale Shopping Area The Ridgedale shopping area extends along I-394 from 1-494 to Hopkins Crossroad. This area experienced 42 store openings and 50 store closings, as shown in Table 7. Individual stores that opened or closed are contained in the appendix. Table 7 RIDGEDALE SHOPPING AREA RETAIL AND SERVICES STORE OPENINGS AND STORE CLOSINGS Ridgedale Center Other Total Store Type Open Close Open Close Open Close Convenience Goods 1 1 1 2 1 Full-Service Restaurant 2 2 3 4 3 Limited-Service Restaurant 3 2 2 3 5 5 Subtotal-Food Service 5 2 4 6 9 8 Convenience/Gasoline General Merchandise 1 1 1 1 Apparel&Accessories 9 13 1 9 14 Home Furnishings 3 3 1 4 3 Electronics/Appliances 1 5 1 1 2 6 Other Shopping Goods 9 6 3 3 12 9 Subtotal Shopping Goods 23 28 5 5 28 33 Home Improvement Automotive Personal Services 1 3 1 5 2 8 Recreation 1 1 Automotive Services Other Services Subtotal Services 1 3 2 5 3 8 Total Retail and Services 30 34 12 16 42 50 Source: McComb Group,Ltd. Ridgedale Center is in the later stages of a remerchandising of the shopping center following an expansion and opening of Nordstrom. Ridgedale increased its food services by three including two full-service restaurants and three limited-service restaurants, while two dated limited-service restaurants closed. In the general merchandise category, a dollar store closed and Nordstrom opened. The apparel and accessories category was upgraded by the closing 13 stores and opening of nine stores more attuned to Ridgedale's trade area residents. Home furnishings stores count stayed the same with three stores opening and three stores closing; and electronics declined by four stores. In the other shopping goods category, nine stores opened with popular tenants while six stores of less popular tenants closed. In the shopping goods category, the decrease in apparel and accessories stores was offset by an increase in other shopping goods stores consistent with Ridgedale's demographics. In the retail area surrounding Ridgedale, 12 stores have opened and 16 have closed. In the food service category, four establishments have opened and six have closed, a decline of two which corresponds to an increase of three food services at Ridgedale. In the shopping goods category, PGA Tour Superstore is the notable opening. Golf Smith and Sports Authority were notable 10 closings, both the result of bankruptcy. In the personal services category, one store opened and five stores closed. Summary The lists of opening and departing tenants at the three shopping centers and their associated retail areas are informative. The three regional malls have been maintaining occupancy as tenants leave and new stores replace them. In the shopping goods and food service categories,the new tenants are successful businesses with growing store count, while the departing stores are those with shrinking store count and declining comparable store sales. In the services categories,there is an increase in personal care stores—hair, nail, massage, and other related services. The number and types of exercise and wellness businesses is also expanding. The same trends are evident in the surrounding retail areas of these centers. The challenge for shopping centers is to be able to weed out the declining retailers in an orderly fashion to accommodate new tenants that cater to the emerging customer lifestyles in their trade areas. 11 Chapter III LIFESTYLE CENTERS Lifestyle shopping centers evolved as regional mall development slowed in the 199Os and early 20O0s. Retail store chains continued to expand and were seeking new store locations. During this period,a new type of store,known as a category killer,evolved focused on specific shopping goods merchandise categories. These stores represented a range of sizes from 10,000 to 50,000 square feet. The physical size of these stores were difficult to accommodate in regional malls and they paid less rent than the smaller specialty stores that they would replace. These stores became tenants in power centers and lifestyle centers. The metro area currently has six lifestyle centers. The tenant mix of these centers are contained in Table 8. The characteristics of each of these centers are discussed in this section. The tenant mix list for each center is contained in the appendix. Table 8 SUMMARY OF METRO AREA LIFESTYLE CENTERS RETAIL TENANT MIXES The Central Shoppes at Woodbury Shops at Park City Merchandise Category Galleria Arbor Lakes Lakes West End Commons Place Lifestyle Center Size(SF)417,000 391,151 318,853 348,541 434,000 170,000 CONVENIENCE GOODS Food Stores 2 1 1 1 1 Specialty Food Stores 1 Other Convenience Goods 1 1 1 Subtotal 0 2 3 2 2 1 FOOD SERVICE Full-Service 6 7 3 8 2 Limited-Service 2 2 5 6 Snacks&Beverage Places 1 1 2 Subtotal 7 IO 3 10 7 8 SHOPPING GOODS General Merchandise 1 2 Apparel&Accessories 21 26 31 10 I 1 Shoes 4 1 1 Home Furnishings I0 6 5 1 3 Home Appliances/M usic 2 1 1 2 1 Other Shopping Goods 10 9 4 3 4 3 Subtotal 45 44 42 14 11 8 OTHER STORES Home Improvement 1 Total Retail 52 56 48 26 21 17 SERVICES Personal Care 1 3 3 2 1 1 Personal Services 3 1 2 2 Rental/Leasing 1 Recreation/Entertainment 1 3 1 1 Other Services I I 1 Financial 1 1 1 1 2 Medical 2 1 Total Services 3 8 6 8 7 6 GRAND TOTAL 55 64 54 34 28 23 Source:McComb Group,Ltd. 12 Galleria The Galleria began as a small specialty center anchored by Gabberts Furniture. Over the years it expanded several times to 417,000 square feet of enclosed mall space. An expansion of 20,000 square feet is underway. The center is anchored by Gabberts and Crate&Barrel. Other significant tenants include Tiffany & Co., Restoration Hardware, Pottery Barn, and Williams Sonoma. Galleria has been implementing a remerchandising plan in connection with the expansion and has added 23 new tenants including several designer stores. Eighty percent of the Galleria tenants are shopping goods stores complemented by seven food service establishments. Shoppes at Arbor Lakes The Shoppes at Arbor Lakes, an open air shopping center with 391,151 square feet, is located in the largest shopping area in the northwest metropolitan area. It is flanked by two power centers: Arbor Lakes Shopping Center and the Fountains at Arbor Lakes. Anchor stores include Whole Foods, Cost Plus World Market, Trader Joe's, Pottery Barn, Forever 21, and H&M, which is scheduled to open this year. Shopping goods stores represent 69 percent of the tenants,which are complemented by 10 restaurants. Personal care and personal services are represented by six establishments. Woodbury Lakes Woodbury Lakes is an open air shopping center located in the east metropolitan area's largest retail concentration in Woodbury. With 318,853 square feet,Woodbury Lakes has 54 tenants,including 42 shopping goods tenant representing 78 percent of the tenants. Anchor tenants include Trader Joe's, H&M, Loft, Gap, Michael's, Ethan Allen, BuyBuy Baby, DSW, and Thomasville. Woodbury Lakes has three each of full-service restaurants and personal care. The Shops at West End The Shops at West End is an open air shopping center with 348,541 square feet,located at Highway 100 and I-394 in St.Louis Park. The center is anchored by Cub Foods, Showplace ICON Theater, and Punch Bowl Social. Other significant tenants include:Anthropologie,Cooper,and Yardhouse. Shopping goods is represented by 14 tenants,representing 40 percent of the stores. Ten restaurants represent about one-third of the tenants. The Shops at West End has an entertainment focus with its cinema, Punch Bowl Social, and restaurants. Central Park Commons Central Park Commons is a 434,000 square foot open air shopping center located in Eagan. The center opened in October 2016, and is in the final stages of leasing. Anchor tenants include Hy- Vee,Total Wine&More,Marshalls,DSW,Petco,Home Goods,Sierra Trading Post,Ulta Beauty, and Hobby Lobby. Seven of the 11 shopping goods stores are anchor tenants. Food service is represented by two full-service restaurants and five limited-service restaurants, all recent entries to the Twin Cities market. Services include one personal care establishment and two personal services. At this time, Central Park Commons has six vacant stores or pad sites totaling about 31,000 square feet. 13 City Place City Place is a mixed use development on the former State Farm Insurance office building site. The retail component is an open air shopping center with 170,000 square feet and is part of a mixed use development located between Tamarack Village and Woodbury Lakes shopping centers in Woodbury. City Place has 17 retail store and six services. Anchor stores include Whole Foods, Nordstrom Rack,La-Z-Boy,and Sierra Trading Post. Eight shopping goods stores represent about one-third of the tenants, complemented by eight food service establishments. City Place is completing its initial lease up and has about 50,000 square feet of available space in three small stores and a larger box store. Other uses include office,medical office, and hotel. Summary The lifestyle centers range in size from 170,000 square feet to 434,000 square feet. Excluding City Place,the range is much smaller-318,853 square feet to 434,000 square feet. All of the shopping centers,except Galleria,have a grocery store component and Shoppes at Arbor Lakes has two. All shopping centers,except Woodbury Lakes,have seven or more food service establishments. Three shopping centers have more than 40 shopping goods stores. The Shops at West End has a higher entertainment focus; and Central Park Commons and City Place have a higher concentration of mid box anchor stores. None of the lifestyle shopping centers are anchored by a department store. Instead,they are anchored by mid box retailers that have a narrower merchandise focus and more flexible method of operation. 14 APPENDIX S TORE OPENINGS AND CLOSINGS BY TENANT CHANHASSEN:DOWNTOWN AND HIGHWAYS 5 AND 101 Changes since March 2014) Stores Opened Stores Closed CONVENIENCE GOODS CONVENIENCE GOODS Paragon Bakery Body Mind&Spirit Nutrition Center Total Wine&More Seattle Suttons Healthy Eating The Edge FOOD SERVICE Bonsai FOOD SERVICE Jungle Kitchen The School II Bistro&Wine Bar Chick-fil-A Greek Grill&Fry Company Smashburger Subzero Ice Cream&Yogurt Noodles&Company Gina Maria's Pizza Piada Italian Street Food Pizza Hut/Wing Street Davanni's Pizza&Hoagies Starbucks Coffee Jersey Mike's Subs FreeStyle Yogurt Potbelly Sandwich Dunn Bros.Coffee CONVENIDVCE/GASOLINE Starbucks Coffee BP Ivan's Food&Tackle SHOPPING GOODS Boutique 78 SHOPPING GOODS AT&T Inspired Style Boutique Chuck&Don's Chanhassen Vacuum Sales Center Lavin Lacrosse Radio Shack Lotus Lake Gifts Westwood Sports The Hanger SERVICES Finding Joy Sport Clips Salon Concepts SERVICES Salon Essence Great Clips DS Nails Kids Klips Nail Salon on the Ponds Golden Tan Salon Palm Beach Tan Chan Prairie Laundry Center Amazing Lash Studio Orchid Salon&Spa EdgeTek Hockey Best Day Massage Hockey Shop Massera Orange Theory Fitness Global Recruiters Car Wash Horizon Childcare TK Karate Curves Uclick Photo Studios Fitness Revolution Fitness Together Tailoring&Alterations Victory Auto Service Youngstad's Goodyear Master Collision ESSE Driving School ATA Karate USA Karate America Classic Ballroom&Event Center Business Ware Solutions Computer Fina A-1 STORE OPENINGS AND CLOSINGS BY TENANT EDEN PRAIRIECFIVTFR Changes since March 2014) Stores Opened Stores Closed FOOD SERVICE FOOD SERVICE Crave Biaggi's Ristorante Italiano The Prairie Tap House SubZero Ice Cream&Yogurt Melts&Burgers SHOPPING GOODS SHOPPING GOODS Sears Ragstock Jos A.Bank My Pillow Gap Kids/Baby Gap Home&Beyond Lids Kitchens Cellairis Cell Solution Air Traffic Kites&Games Fan HQ SolarX Sunglasses Goldy's Locker Room Vme Vera Franchise Sports SERVICES Hair Pop Elite Sports Barbershop Invisible Shield Ochi Massage Spa Things Remembered Brow Studio 7 Gold Money Express VR Junkies SERVICES Massage Eastern Reflexology Massage Oriental Royal Eyebrows&Henna Tattoo A-2 STORE OPENINGS AND CLOSINGS BY TENANT EDEN PRAIRIE:PERIPHERY Changes since March 2014) Stores Opened Stores Closed CONVENIENCE GOODS CONVENIENCE GOODS Lunds&Byerly's Rainbow Foods Aldi EP Florist Poomanand Foods Complete Nutrition Belladonna Florist FOOD SERVICE FOOD SERVICE Taste of Asia People's Organic Famous Dave's BBQ Kyoto Sushi Vnam Vietnamese Restaurant Sawatdee IHOP NafNaf Grill Panera Bread Culver's Chanticlear Pizza Chipotle Mexican Grill Noodles&Company SHOPPING GOODS Café Zupas Famous Footwear Jet's Pizza Flying Cloud Carpets Red's Savory Pizza Sports Authority Caribou Coffee(2nd Location)Office Max Houndstooth Boutique SHOPPING GOODS The Running Room Mattress Firm(2nd Location) Touch Boutique Sleep Number Beckland Jewelers AT&T Party City Homade Gifts Crafts&More Paddyo Furniture Turnstyle Consignment Clothing SERVICES Smarty Pants Lotus Nails&Spa Weight Watchers HOME IMPROVEMENT Thomas Printworks Dolphin Pool&Spa Body Brite Royal Eyebrows AUTOMOTIVE Lighthouse Daycare Center O'Reilly's Auto Parts Orange Theory Fitness Pure Barre SERVICIIS The Exercise Coach Weight Watchers CPR Cell Phone Repair Yoga Prairie Device Pitstop Maly's Tailoring EP Auto Tire&Glass Modern Auto Care Cozy Asian Massage Precision Tune Auto Care Kindercare Learning Center(2nd Location) Abra Auto Body Best Brains Car Wash&Detail Center Northland Scuba Darque Tan Entertainment Retreat Day Spa Core Yoga Pro Fitness Albinson Repro Graphics A-3 S TORE OPENINGS AND CLOSINGS BY TENANT SOUFHDALE CANTER Changes since March 2014) Stores Opened Stores Closed CONVENBNCE GOODS CONVENIENCE GOODS Quick Snacks Godiva Chocolatier FOOD SERVICE FOOD SERVICE Buffalo Wild Wings Freshii Dave&Buster's Surf City Squeeze Health Express DeLeo Bros.Pizza SHOPPING GOODS Jimmy John's Gordmans Great Steak&Potato Company Marshalls Teavanna Aeropostale Chatime Buckle Len SHOPPING GOODS Arden B. Gordmans The Limited Maurices Wet Seal Torrid Mestad's Prom Shop Ragstock Infinity Lights My Pillow Avon Picadilly Prairie Munch&More China Handcrafts Cricket Wireless Presents Gifts The Body Shop California Closets SERVICES Weight Watchers Brow Art 23 Spectacular Shine George's Shoes&Repair Hennepin County Service Center A-4 STOREOPENINGS AND CLOSINGS BY TENANT OTHER S OUFHDALE AREA Changes since March 2014) Stores Opened Stores Closed CONVENIENCE GOODS CONVENIENCE GOODS Grabba Green Fammie Mae Fairview Pharmacy FOOD SERVICE Complete Nutrition Giordano's The Original Pancake House FOOD SERVICE Pizza Rev Bakers Square SHOPPING GOODS CONVENIENCE/GASOLINE Marshalls Shell Gas Station Catherine's Nadeau Furniture with a Soul SHOPPING GOODS Warner Stallion Appliances Old Navy AT&T It's a Pets Life Club Champion 2nd Wind Exercise Art Resources Gallery Christopher&Banks National Salon Resources Heartbreaker La-Z-Boy Andrew Martin Bentley's Pet Stuff Borofka's Furniture Euro AM Bed&Bath SERVICES Verizon Wireless Gent Cuts and Grooming Golf Smith Salons by JC ABC Toy Zone Phoenix Salon Suites Lifeway Christian Store Salon Concepts Uptown Cheap Skate Sola Salons Envy Nails SERVICES Tide Dry Cleaners Kidz Hair AAA Travel Salon 71 New Horizon Daycare Salon Claire Baeu Orange Theory Fitness The Metropolitan Pure Barre Crystal Nail Salon Ultimate Self Defense Studios Clean-N-Press Venture Photography Bella Faccia First Memorial Funeral Chapel LA Fitness I Sold It On Ebay Fast Frames A-5 S TORE OPENINGS AND CLOSINGS BY TENANT RIDGEDALE CENTER Changes since March 2014) Stores Opened Stores Closed CONVENIENCE GOODS CONVENIENCE GOODS Lolli and Pops The Chocolate Chihuahua FOOD SERVICE FOOD SERVICE Kona Grill Oriental Express Redstone American Grill Dairy Queen LeeAnn Chin Haagen Dazs SHOPPING GOODS Field Day by Good Earth DollarSmart Ragstock SHOPPING GOODS Cache Nordstrom Coldwater Creek Tommy Bahama New York&Company Hammer Made The Limited Johnston&Murphy SoHo Fashions Athleta Gap Kids/Baby Gap Dry Goods Justice Evereve Swarovski Michael Kors Custom T-Shirt Central Banana Republic Aerosoles Charolette Rouse Crocs My Pillow Journeys Pottery Barn Modern Blinds Williams Sonoma Chazin Interiors Z Wireless AT&T Creative Kidstuff Shock City Cellular/Verizon Wireless Tumi Century Link JK John Knopf Gallery Smart Phone Fix White Barn Cellairis Disney Store Goodman Jewelers Huxley Optical Air Traffic Kites&Games Lush Heli-Pro Fan HQ Infinity Lights Brookstone Happy Days Sai by Design SERVICES Proactiv Solution Hemera Nails&Spa S ERVICIES Pure Beauty Salon Massage Oriental Brow Studio 7 A-6 STORE OPENINGS AND CLOSINGS BY TENANT OTHER RIDGEDALE AREA Changes since March 2014) Stores Opened Stores Closed CONVENIENCE GOODS FOOD SERVICE Nothing Bundt Cakes Macaroni Grill Redstone American Grill FOOD SERVICE Chin Asia Fresh RS Sports Grill Wanderer's Chinese Cuisine Avenida Mexican Asian Kitchen Eddington's LeeAnn Chin Bruegger's Bagels Einstein Bros.Bagels SHOPPING GOODS SHOPPING GOODS CC&Mays Naturepedic Twins Pro Shop The Landing Shop US Internet Children's Orchard Sports Authority Century Link Golf Smith PGA Tour Superstore SERVICES SERVICES Ridge Plaza Barbers Yoga Pod Salon Concepts Cheers Pablo Fast Frame Fast Signs Web Unique A-7 GALLERIA RETAIL TENANT MIX,MARCH 2017 FOOD SERVICE SHOPPING GOODS(continued) Full-Service Shoes(continued) Restaurant with Liquor Family Shoes Big Bowl Cole Haan CRAVE Home Furnishings McCormick&Schmck's Furniture Peoples Organic Arhaus Pittsburgh Blue Gabberts Furniture Restaurant without Liquor Bath Shop/Linens Good Earth Restaurant PBteen Snacks&Beverage Places Scandia Down Coffee/Tea Home Accessories Starbucks Kiosk Ampersand Crate&Barrel SHOPPING GOODS Pottery Barn Clothing&Accessories Pottery Barn kids Men's/Women's Ready-To-Wear Restoration Hardware Vineyard Vines Kitchen Store Men's Wear Williams Sonoma Hammer Made Other Shopping Goods Twill by Scott Dayton Books Women's Wear Barnes&Noble Chico's Stationery dugo Papyrus Eileen Fisher Jewelry Fawbush's David Yurman Free People Scheherazade Jewelry H.O.B.O. Tiffany&Co. J.Jill Toys kate spade new york Creative Kidstuff lucy Eyeglasses-Optician Roe Wolfe Fifth Avenue Optical Women's Specialty/Accessories Cosmetics/Beauty Supplies/Body Care Coach bluemercury Louis Vuitton L'Occitane Tory Burch Origins Children's Wear Oh Baby! SERVICES Athletic Wear Personal Care lululemon athletica Women's Hair Salon Special Apparel-Unisex Lili Salon&Spa The North Face Other Services Trail Mark Lodging Lingerie Westin Hotel Allure Intimate Apparel Financial Shoes Real Estate Men's Shoes Lakes Sotheby's International Realty Allen Edmonds Women's Shoes VACANT Marini Three Vacant Spaces Pumpz&Co. A-8 THE SHOPPES AT ARBOR LAKES RETAIL TENANT MIX-MARCH 2017 CONVENIENCE GOODS SHOPPING GOODS(continued) Food Stores Clothing&Accessories(continued) Supermarket Children's Wear Whole Foods Market Gap Kids/Baby Gap Gourmet Grocery iymboree Trader Joe's Family Apparel(Women/Men/Children) American Eagle Outfitters FOOD SERVICE Buckle Full-Service Gap Restaurant with Liquor H&M(opening Spring 2017) Biaggi's Ristorante Italiano Athletic Wear Granite City Food&Brewery Goldy's Locker Room P.F.Chang's China Bistro Lingerie Patrick's Restaurant&Bakery Soma Pittsburgh Blue Restaurant Victoria's Secret Redstone American Grill Costume Jewelry Rodizio Grill-The Brazilian Steakhouse Claire's Limited-Service Women's/Teen/Junior Apparel Pizza Hot Topic Punch Pizza Justice Sandwich Shop PacSun Potbelly Sandwich Works Home Furnishings Snacks&Beverage Places Beds/Mattresses Coffee/Tea Mattress Firm Teavana Sleep Number Home Accessories SHOPPING GOODS Kirklands General Merchandise Pottery Barn Other General Merchandise Pottery Barn Kids Cost Plus World Market Kitchen Store Clothing&Accessories Williams Sonoma Men's/Women's Ready-To-Wear Home Appliances/Music Express Appliances J.Crew Oreck Men's Wear Telephone Store/Telecom Store Jos A Banks Sprint PCS Women's Ready-To-Wear Other Shopping Goods Apricot Lane Boutique Jewelry Evereve Jared The Galleria of Jewelry Forever 21 The Gold Guys J.Jill Toys Lane Bryant Air Traffic Maurices Cards/Gifts Rubi Jubi Goodthings Talbots Eyeglasses-Optician White House Black Market Lenscrafters Women's Specialty/Accessories Cosmetics/Beauty Supplies/Body Care Francesca's Collections Bath&Body Works Ulta Beauty A-9 THE S HOPPFS AT ARBOR LAKES(CONTINUED) RETAIL TENANT MIX-MARCH 2017 SHOPPING GOODS(continued) Other Shopping Goods(continued) Arts/Crafts Color Me Mine Candle Shop Yankee Candle Co. SERVICES Personal Care Men's Barber 18/8 Fine Men's Salons Women's Hair Salon Regis Salon Nail Salon Aqua Lifestyle Nail Salon&Spa Personal Services Day Spa The Woodhouse Day Spa Other Personal Services Ideal Image Laser Hair Removal Let's Dish Rental/Leasing Formal Wear/Rental Savvi Formalwear Financial Bank/Savings&Loan BMO Harris Bank VACANT 15 Vacant Spaces A-10 WOODBURYLAKES RETAIL TENANT MIX CONVENIENCE GOODS SHOPPING GOODS(continued) Food Stores Clothing&Accessories(continued) Gourmet Grocery Lingerie Trader Joe's PINK Specialty Food Stores Soma Lingerie Specialty Food Victoria's Secret Olive Branch Oil&Spice Company Costume Jewelry Other Convenience Goods Claire's Health Food/Nutrition/Diet Women's/Teen/Junior Apparel The Vitamin Shoppe Justice Pac Sun FOOD SERVICE Shoes Full-Service Family Shoes Retaurant with Liquor DSW Shoes CRAVE Home Furnishings Lakes Tavern&Grill Furniture Osaka Sushi&Hibachi Ethan Allen SHOPPING GOODS Thomasville Clothing&Accessories Beds/Mattresses Men's/Women's Ready-To-Wear Mattress Finn Banana Republic The Sleep Number Gap Decorative Accessories Men's Wear Kirklands Home Express Men Home Applieances/Music Jos A.Banks Telephone Store/Telecom Store Women's Ready-To-Wear Sprint Chico's Other Shopping Goods Christopher&Banks Jewelry CJ Banks Gold Guys Evereve Knox Jewelers Express Sunglasses J.Jill Sunglass Hut LOFT Arts/Crafts Maurice's Michael's:The Arts&Crafts Store Primp White House Black Market SERVICES Women's Specialty/Accessories Personal Care Charming Charlie Women's Hair Salon Francesca's Collection Juut Children's Wear Regis Salon Baby Gap Sola Salon&Studios buybuy Baby Personal Services Cay 8 Day Spa Gap Kids Radiance Med Spa The Children's Place Recreation/Fntertainment Family Apparel(Women/Men/Children)Health Club American Eagle Outfitters Yoga Fresh Eddie Bauer Financial H&M Bank/Savings&Loan Buckle North American Banking Company VACANT 13 Vacant Spaces A-11 THE SHOPS ATWEST END RETAIL TENANT MIX CONVENIENCE GOODS SHOPPING GOODS Food Stores Home Appliances/Music Supermarket Telephone Store/Telecom Store Cub Foods Verizon Wireless Other Convenience Goods Other Shopping Goods Health Food/Nutrition/Diet Jewelry Nutra Shop Bergstrom Jewelers Wedding Day Jewelers FOOD SERVICE Other Retail Full-Service Creative Kids Stuff Restaurant with Liquor Blue Fox Indian Bar&Grill SERVICES Cooper Pub&Restaurant Personal Care Crave Restaurant Men's Barber Punch Bowl Social Roosters Men's Center Raku Sushi Lounge Nail Salon Rojo Mexical Grill Glamour Nails The Loop Bar/Grill restaurant Personal Services Yard House Restaurant Day Spa Limited-Service Hand Stone Massage&Facial Other Fast Food/Carry Out Phresh Spa/Salon Noodles&Company Recreation/Entertainment Sandwich Shop Cinema-General Jimmy John's Gourmet Sandwiches ICON Movie Theater Health Club SHOPPING GOODS Haute Barre Clothing&Accessories Solid Core Men's Wear Other Services Jos A.Banks Clothiers Other Specialty Entertainment Attraction Women's Specialty/Accessories Brush Studio Anthropologic Other Service Apricot Lane Boutique Regus and Baker Charming Charlie Evereve VACANT Francesca's 14 Vacant Spaces Kittsonia Primp Cheap Chic Boutique White House Black Market Athletic Wear Lululemon Athletica A-12 CENTRAL PARK COMMONS RETAIL TENANT MIX CONVENIENCE GOODS SHOPPING GOODS(continued) Food Stores Other Shopping Goods Supermarket Sporting Goods-General Hy-Vee Sierra Trading Post Other Convenience Goods Pet Shop Liquor/Wine Petco Total Wine&More Cosmetics/Beauty Supplies/Body Care Ulta Beauty FOOD SERVICE Arts/Crafts Full-Service Hobby Lobby Retaurant with Liquor Tavern of Eagan BUILDING MATERIALS/GARDEN Hemisphere Other Home Improvement Limited-Service Tile Shop Greek Fast Food NafNaf Grill SERVICES Italian Fast Food Personal Care Piada Italian Street Food Nail Shop Mexican Fast Food Central Nail R Taco Personal Services Other Fast Food/Carry Out Massage Café Zupas(coming soon)Massage Envy(coming soon) Pizza Other Personal Service Neapolitan Punch Pizza European Wax Center Recreation/Entertainment SHOPPING GOODS Health Club General Merchandise Orange Theory Fitness Junior Discount Department Store Financial Marshalls Bank/Savings&Loan Other General Merchandise Bank ofAmerica Five Below Medical Clothing&Accessories Physician's Office Men's Wear Fairview Clinic Men's Warehouse Other Medical Shoes Veverant Family Shoes DSW VACANT Home Furnishings Six Vacant Spaces Home Accessories Home Goods Home Appliances/Music Telephone Store/Telecom Store AT&T Xfinity A-13 CITY PLACE RETAIL TENANT MIX CONVFNIENCE GOODS SHOPPING GOODS(continued) Food Stores Home Appliances/Music Supermarket Telephone Store/Telecom Store Whole Foods Verizon Other Shopping Goods FOOD SERVICE Sporting Goods-General Limited-Service Sierra Trading Post(Opening Spring 2017) Greek Fast Food Jewelry NafNaf Grill Wedding Day Jewelers Italian Fast Food Pet Store Piada Italian Street Food Chuck&Don's Mexican Fast Food Qdoba SERVICES Other Fast Food/Carry Out Personal Care Café Zupas Nail Salon Pizza Tu Nails Pie Five Pi77a Recreation/Entertainment Sandwich Shop Health Club Potbelly CycleBar Snacks&Beverage Places Other Services Bagels Lodging Einstein Bros.Bagels Marriot Residence Inn Coffee/Tea Financial Caribou Coffee Bank/Savings &Loan Bank of America SHOPPING GOODS Spire Credit Union Clothing&Accessories Medical Men's/Women's Ready-To-Wear Other Medical Nordstrom Rack(Opening 4/6/17)Tria Orthopedic Home Furnishings Furniture VACANT La-Z-Boy Four Vacant Spaces Beds/Mattresses Mattress Firm Kitchen Store Sur La Table A-14 A WSB 701 Xenia Avenue South I Suite 3001 Minneapolis,MN 554161(763)541-4800 Memorandum To: Alyson Fauske, PE— City of Chanhassen From: Joey Abramson, EIT Jeff Cheng,PE Cc: Jeff Sandberg, PE Date: May 1, 2017 Re: Stormwater Management Review for Avienda Development In Chanhassen WSB Project No. 1694-92 This document summarizes the review of stormwater management and associated considerations for the Avienda Development project in the City of Chanhassen.The primary documents reviewed were a 17-page plan set titled"Avienda", dated 4-14-17, and a Draft Stormwater Narrative dated 4-14-17. Table 1 summarizes the existing and proposed impervious coverage on the project site from the information provided in the Draft Stormwater Narrative. The applicant must provide the total disturbed area of the proposed development. Table 1 —Existing and Proposed Impervious Coverage Total Site Increase in Disturbance[ac] impervious Area[ac]imperviousness ac] Existing Conditions 0.40 0% Proposed Conditions >100(not provided) 76.69 50%; 76.29 Summary of Stormwater Management Review: Volume Control—The proposed project does not meet requirements. Rate Control—The proposed project does not meet requirements. Water Quality—it cannot be determined if the project will meet the requirements with the information provided. Stormwater Requirements This project includes construction of 76.28 acres of new impervious surface mat will be placed on what is currently pervious surface. Since this project increases the imperviousness of the entire project site by more than 50 percent,and proposes a net increase of impervious surface by more than one acre, permanent stormwater management controls for Volume, Rate, and Water Quality is required per the Riley Purgatory Bluff Creek Watershed District(RPBCWD) rules. Building a legacy—Your legacy. Equal Opportunity Employer I wsbene.com Ms.Alyson Fauske, PE May 1,2017 Page 2 Volume Control Per RPBCWD,the volume reduction requirement is an event-based abstraction equal to the instantaneous volume of 1.1-inch depth of runoff(DVR) over the net new impervious surface. The soils on site are primarily of hydrologic soil group D, based on provided Web Soil Survey information.A geotechnical report was not Included with the review submittal.The applicant must provide this information prior to the next review. To provide volume reduction, the project proposes to incorporate a stormwater reuse irrigation system. The applicant must provide a figure clearly identifying the areas to be irrigated with areas quantified,which Is not included in the current plans. A volume reduction requirement of 0.55-inch may be considered if the site is deemed restricted by the RPBCWD. Please note that this 0.55-inch consideration requires thorough and extensive documentation of site restriction, including soil borings and other information as requested. The RPBCWD rarely grants the restricted site consideration without extensive documentation that the site has been designed with the minimum impervious surface coverage and that the irrigation areas and reuse systems have been designed to provide the maximum benefit possible. If the 0.55-inch volume reduction is not achievable on site,then it is even less frequent that RPBCWD grants the"maximum extent practicable"requirement for volume reduction. it is recommended that the applicant be prepared to demonstrate that alternative layouts have been considered for reducing impervious and increasing irrigation, in addition to incorporation of alternate BMPs such as pervious pavers or asphalt. Calculation of the volume reduction requirement value(VvR) is shown below. z VVR = 1.1 in* 1 ft * 76.29 ac* 43,560 f t = 304,626 ft3 12 in 1ac MIDS provides that a harvest/reuse system earns a volume reduction credit equal to the amount of water that is irrigated over the course of three days.The proposed reuse system will irrigate 23.27 acres of green space at an application rate of one inch per week. The calculation of the volume reduction credit(Vrr)earned by this system is shown below. 43,560 ft2 1 in 1 ft 1 week 3 VI,. = 23.27 ac* 1ac * 1week* 12 in* 7 days * 3 days = 36,201ft The volume reduction provided by the proposed irrigation system will capture the first 0.13-inch volume reduction depth, DvR)of runoff from the tributary impervious surfaces. 36,201 ft3 1 ac 12 in Dv' 76.29 ac *43,560 f tz * 1 ft *—_ 0.13 in The proposed reuse system does not provide sufficient volume reduction per RPBCWD rules. It is recommended that the irrigation system is revised to provide further volume reduction. Ms.Alyson Fauske, PE May 1,2017 Page 3 Increasing the irrigation rate to 1.5 inches per week(as approved by RPBCWD)and expanding the irrigation areas are two ways to increase volume reduction. The stormwater management for this site does not satisfy the volume reduction requirements. Rate Control RPBCWD rules require that peak rates are limited to existing conditions for the 24-hour, 2-, 10-, and 100-year critical rain events and the 100-year, 10-day snowmelt event at all places where runoff discharges from the site. The provided stormwater management report demonstrates that rate control is met for all points discharging from the site,with the exception of the 100-year, 10- day snowmelt event for Wetland 3. This will need to be revised to be in compliance with RPBCWD requirements. The stormwater management for this site does not satisfy rate control requirements. Water Quality RPBCWD rules require that at least 60%of total phosphorus and 90% of total suspended solids are removed from site runoff. The applicant has submitted a MIDS calculator output containing the proposed treatment train on site. This treatment train includes two reuse cisterns, one sand filter, and five constructed Level 3 stormwater ponds. Based on the provided modeling,the stormwater ponds provide the greatest water quality benefits among the treatment train components. The applicant must provide documentation that each of these ponds meets the Level 1, 2, and 3 criteria per the Minnesota Stormwater Manual to ensure that they will produce the calculated water quality benefits.We have not been provided sufficient documentation that water quality requirements can be met with the current stormwater management plan. Wetland Discharge Considerations The project site discharges to three critical wetlands: MnDOT Mitigation Area East(nodes 1R and 10R, pre-and post-project, respectively, in the submitted HydroCAD model), MnDOT Mitigation Area South (nodes 5R and 40R),Wetland 3(nodes 6P and 33P), and Wetland 4 nodes 8P and 44P). The models and stormwater report demonstrate that, except for Wetland 3 indicated above, rate control requirements are fulfilled and there is not expected to be any detrimental Impacts from increased rates to these wetlands. The proposed project will increase annual runoff volumes to each of these wetlands. The applicant must provide the annual runoff volumes to each wetland for the pre-and post-project conditions. This information will be used to determine if the increased volume will have detrimental effects on these wetlands. The applicant must provide further information on the bounce and inundation periods for each of the identified critical wetlands.The bounce and inundation changes caused by the project must Ms.Alyson Fauske, PE May 1,2017 Page 4 be in compliance with WCA requirements.A separate WCA Review is being conducted and will be summarized in a separate review memo. 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BARRengineeringandenvironmentalconsultants -_ Memorandum To: Kate Aanenson, Community Development Director From: Scott Sobiech, PE Subject: Proposed Avienda Preliminary Plan Review by Riley-Purgatory-Bluff Creek Watershed District Date: May 1, 2017 c: Claire Bleser; Administrator Riley-Purgatory-Bluff Creek Watershed District This proposed redevelopment will need a Riley-Purgatory-Bluff Creek Watershed District(RPBCWD) permit prior to beginning construction activities. We appreciate the opportunity to provide preliminary comments on the project. The RPBCWD has not received a permit application for this project but offers the following summary of preliminary RPBCWD review comments for the proposed Avienda Development in Chanhassen, MN. Additional comments may arise once an official application is submitted for RPBCWD review. We encourage the developer to discuss the project with the RPBCWD prior to submitting an application. The RPBCWD permit application, rules and rule guidance are available for download on the RPBCWD website: http://www.rpbcwd.org/permits/. The following comments are based on the rules that would likely apply to this project and highlight the areas where revisions or additional information would be needed to meet the RPBCWD rules.These review comments do not constitute approval, a variance, or exemption from the rules.Therefore this project will require permit approvals from the RPBCWD Board of Managers. Rule B: Floodplain Management and Drainage Alterations Rule B: Floodplain Management and Drainage Alterations applies if a project alters or fills land below the 100-year flood elevation of a waterbody in the watershed. Based on the submitted plans, it is unclear if the project will fill below the 100-year flood elevation of the wetland on the site.In this case Rule B would apply,and the comments below should be reflected in the plans. Compensatory storage at the same elevation (+/- 1 foot)and within the floodplain of the same waterbody must be provided for any fill below the 100-year flood elevation. Rule C: Erosion and Sediment Control Erosion and Sediment Control Permit (Rule C) is required from the RPBCWD because more than 50 cubic yards of earth will be placed,altered, or removed and more than 5,000 square feet of land-surface area will altered (Rule C, Section 2.1). Please see Rule C, Section 3 for the applicable criteria and notes that Barr Engineering Co. 4300 MarketPointe Drive,Suite 200,Minneapolis, MN 55435 952.832.2600 www.barr.com To: Kate Aanenson,Community Development Director From: Scott Sobiech,PE Subject: Proposed Avienda Preliminary Plan Review by Riley-Purgatory-Bluff Creek Watershed District Date: May 1,2017 Page: 2 must be included with the erosion control aspects of the proposed project. The plans provided do not include the necessary erosion control notes or show all needed erosion control features.The needed erosion control notes for inclusion on the plan sheets are available for download under supporting documents on the RPBCWD website: http://www.rpbcwd.org/permits/. Rule D: Wetland and Creek Buffer A Wetland and Creek Buffer Permit (Rule D) is required from the RPBCWD because the proposed activities trigger RPBCWD Rule J (Rule D, Section 2)and there are several wetlands on the project parcel downgradient of the proposed work based on the submitted site survey, National Wetland Inventory mapping, and indicated in the project narrative. Efforts should be taken to avoid and minimize wetland impacts where possible in a manner consistent with the MN WCA and with consideration given to the comments of the Technical Evaluation Panel where the District initially commented. Comments provided below are preliminary in nature and the applicant should review the RPBCWD's Wetland and Creek Buffer Rule for full details on submittal requirements.The following criteria would apply. A copy of the wetland delineation report and MnRAM assessment must be provided with the application package to confirm the wetland value in accordance with RPBCWD Appendix Dl.The RPBCWD value may differ from the value assigned by the city of Chanhassen. Buffer must be indicated by permanent,free-standing markers at the buffer's upland edge, in material conformity with a design and text provided by the District.A marker must be placed along each lot line,with additional markers at an interval of no more than 200 feet or where the buffer changes direction.The location of the markers and a detail for the markers must be provided. A note must be included on the plans indicating:The potential transfer of aquatic invasive species e.g.,zebra mussels, Eurasian watermilfoil, etc.) must be minimized to the maximum extent possible. Before any work subject to District permit requirements commences, buffer areas and maintenance requirements must be documented in a declaration and recorded in the office of the county recorder or registrar. Rule J: Stormwater Management A Stormwater Management Permit (Rule J) is required for this project because more than 50 cubic yards of earth will be placed, altered, or removed and more than 5,000 square feet of land-surface area will be altered (Rule J, Section 2.1) based on the information provided by the City. Based on the information provided, it appears the project is a new development and the criteria in Rule J, Section 3 would apply to the entire parcel. Comments provided below are preliminary and general in nature and the applicant should review the RPBCWD's Stormwater Management Rule for full details on submittal requirements. The following criteria would apply. To: Kate Aanenson,Community Development Director From: Scott Sobiech, PE Subject: Proposed Avienda Preliminary Plan Review by Riley-Purgatory-Bluff Creek Watershed District Date: May 1,2017 Page: 3 An applicant for a permit under this rule must demonstrate, using a model utilizing the most recent applicable National Weather Service reference data (e.g.,Atlas 14),that the implementation of its stormwater management plan will: o Limit peak runoff flow rates to that from existing conditions for the two-, 10- and 100- year frequency storm events using a nested 24-hour rainfall distribution,and a 100-year frequency, 10-day snowmelt event, for all points where stormwater discharge leaves the site; A hydrologic model to simulate runoff rates for pre-and post-development conditions for the 2-, 10-, 100-year,and 10-day snowmelt frequency storm events using Atlas 14 precipitation depths with a nested rainfall distribution must be provided. Nested storm distributions are available for download at the RPBCWD website(www.rpbcwd.org/permits).An electronic copy of the model must be provided for review. The HydroCAD assumes pervious areas are hydrologic soil group B and C but the project narrative indicates the site is all clay(HSG D). Please revise and clarify. The narrative and table 7 indicate rate control is not achieve for the SW tributary area. Rate control must be provided at this location and all locations where discharges leaves the site. Provide for the abstraction onsite of 1.1 inches of runoff from the new or fully reconstructed impervious surface of the parcel; o Soil borings must be provided to support the infiltration rates used in the design and confirm that the ordinary high groundwater level is at least three feet below the bottom of any proposed filtration or infiltration features. o While reuse systems are proposed it does not appear that the proposed system will achieve the required 1.1 inch of abstraction. The presence of clay soils alone does not allow use of the restricted site criteria in Rule J, Subsection 3.3.In order to be considered for restricted site, a detailed sequencing analysis of all site restrictions is required. Soil borings 20, 21 and 26 indicate the presence of silt sand which suggest infiltration through abstraction methods might be doable. Relocation of project elements to address varying soil conditions must be considered. Provide for at least sixty percent(60%)annual removal efficiency for total phosphorus, and at least ninety percent(90%)annual removal efficiency for total suspended solids from site runoff. The onsite abstraction of runoff may be included in demonstrating compliance with the total suspended solids and total phosphorus removal requirements. o The MIDS calculator assumes pervious areas are hydrologic soil group B and C but the project narrative indicates the site is all clay(HSG D). Please revise and clarify. o An electronic copy of the MIDS model must be provided for review. To: Kate Aanenson,Community Development Director From: Scott Sobiech,PE Subject: Proposed Avienda Preliminary Plan Review by Riley-Purgatory-Bluff Creek Watershed District Date: May 1,2017 Page: 4 o Documentation justifying the removal efficiencies directly entered into the MIDS calculator for the wet ponds must be provided. Alternatively,the ponds could be simulated in P8. o The P8 model used for justifying loading to MNDOT wetlands must be submitted for review. No structure may be constructed or reconstructed such that its lowest floor elevation is less than 2 feet above the 100-year event flood elevation and no stormwater management system may be constructed or reconstructed in a manner that brings the low floor elevation of an adjacent structure into noncompliance with this standard. General Comments: o All stormwater management structures and facilities must be designed for maintenance access and properly maintained in perpetuity.A maintenance and inspection plan must be provided.The maintenance and inspection plan must include specific maintenance requirements for the proprietary BMPs installed. o See Rule J, Section 4 for permit exhibit requirements. Summary Based on the information provided to date,the proposed design does not meet the RPBCWD rules and a permit from the RPBCWD will be required prior to construction to likely cover the following: Erosion and Sediment Control,Wetland and Creek Buffer,and Stormwater Management.The online permit application, rules, maintenance declaration template,and financial assurance templates are available for download on the RPBCWD website:http://www.rpbcwd.org/permits/. Please contact us with any questions. 4t, DEPARTMENT OF THE ARMY ST.PAUL DISTRICT,CORPS OF ENGINEERS 180 FIFTH STREET EAST,SUITE 700 wN ST.PAUL,MN 55101-1678 p1 1,1p; M MAY 0 3 2017 REPLY TO ATTENTION OF irc"'P' REGULATORY BRANCH Regulatory File No. 2015-03075-RMM Kjolhaug Environmental Services do Melissa Barret 26105 Wild Rose Lane Shorewood, Minnesota 55331 Dear Ms. Barrett: The St. Paul District, Corps of Engineers, is continuing to evaluate Level 7 Development's proposal to discharge fill material into waters of the U.S. for the purpose of constructing a residential and commercial development known as Avienda. The project site is located in Section 23, Township 116 North, Range 23 West, Carver County, Minnesota. We are enclosing, for your information, correspondence we received as a result of our public notice which expired on April 3, 2017. The only comments we received were from the Environmental Protection Agency(enclosed). It is our policy to give you the opportunity to respond to these comments. Any response should be sent to this office so that any additional information, explanations or analyses responsive to those comments can be included in our administrative record and considered in our final evaluation of the permit application. Your project does not require access to, or proximity to, or siting within a wetland to fulfill its purpose. Therefore, it is incumbent upon you to clearly rebut the presumption that upland sites are available and would be less environmentally-damaging than your proposal. The fact that you may not own the upland site is not, by itself, sufficient to rebut this presumption. As we discussed at our April 6, 2017 meeting, we must determine whether your project as proposed complies with the Section 404(b)(1) Guidelines of the Clean Water Act (Guidelines). These Guidelines require that an alternatives analysis be conducted to first determine whether adverse effects on the aquatic ecosystem can be avoided, then whether potential practicable alternatives' would result in less adverse effects on the aquatic ecosystem. By law, the Least Environmentally Damaging Practicable Alternative (LEDPA)2 is the only alternative which can be permitted by the Corps. The burden of proof to demonstrate compliance with the 404(b)(1) Guidelines rests with the applicant; where insufficient information is provided to determine compliance, the Guidelines require that no permit be issued. The information provided to date in your permit application is insufficient to demonstrate that the project, as proposed, complies with the Guidelines. The following information is required for us to determine whether Level 7 Development's proposal is compliant with the Guidelines. 1) Under the Guidelines we have the responsibility of using a reasonably and objectively formulated and stated project purpose after taking into account the purpose and need provided by the applicant. Under the Guidelines we cannot allow an applicant to improperly 1 The 404(b)(1)Guidelines state that an alternative is practicable if it is available and capable of being done after taking into consideration cost,existing technology,and logistics in light of overall project purposes(40 CFR 230.10(a)(2)). 2 The LEDPA is the alternative that meets the project purpose(s),is available to the applicant(practicable),and has the least amount of impact to aquatic resources,without having other significant adverse impacts to the natural environment. Regulatory Branch (File No. 2015-03075-RMM) restrict the project's purpose and need. If the purpose and need statement is too restrictive it limits the range of possible alternatives. At this time we do not have enough information to define the overall project purpose which drives the required alternatives analysis process. Please provide information that documents whythe individual project components residential and several different types of commercial development) are interdependent. We presume they are not because the open market has shown they are not interdependent. Please note that this is a crucial component of our review and will dictate whether the alternatives analysis you provided demonstrates compliance with the Guidelines. If the information you provide does not substantiate the interdependent needs then we will ask for additional information or determine the project does not comply with the Guidelines. We suggest you coordinate your response prior to submitting the information we are requesting below. a) Please note that although the City of Chanhassen (City) has provided a definition for what they envision a mixed use lifestyle center includes in their 2030 Comprehensive Plan that alone is not enough to substantiate the need for those project components to be co-located. 2) The application states a property under single ownership or conglomeration and zoned as a Planned Unit Development (PUD) is required for a viable project. According to Carver County's online property information, the proposed project is a conglomeration of five separate parcels all of which are zoned A2-Agricultural Estate District. It appears the applicant purchased five separate parcels not zoned PUD. If this site is able to be re-zoned to a PUD, it is presumed that other sites or a conglomeration of sites can also be re-zoned to a PUD. Please provide substantiating evidence that this is the only parcel in the City that can be re-zoned to a PUD. If you cannot substantiate that claim then please expand your alternatives analysis to consider other less environmentally damaging sites which may not be owned My the applicant or currently zoned as a PUD. 3) Section 3.1 of the application discusses standards and guidelines identified by the Chanhassen Zoning Ordinance. We want to note that while the City's plan envisions these features integrated into a single development in a single location; their desired outcome cannot drive the alternatives analysis required by the Guidelines. You will need to substantiate the interdependence of these various features in order for the project to pass the Guidelines. 4) Based on the information in the application, Table 1 in Section 3.1 appears speculative as there is no supporting evidence included in the application as to the minimum acreages listed. Furthermore, there are no tenants listed to support what the minimum acreages need to be. Please provide supporting evidence for the minimum dimensions needed for each individual component. This should also include the minimum area of each retail/office/residential development/etc. and include minimum attendant features (i.e. parking spaces, stormwater treatment areas, etc.). 5) As detailed above, the alternatives analysis provided is insufficient to determine compliance with the Guidelines. Once we have determined the overall project purpose and need, you may have to complete a new off-site alternatives review, which could include reviewing each individual component on alternative sites. Please note that once minimum size requirements are set(which we need to concur with based on the supporting information provided)for each component there is no need to review sites that do not meet that size requirement (i.e. are smaller). When updating your alternatives analysis please consider the following comments we have after reviewing your current alternatives analysis: Page 2of4 Regulatory Branch (File No. 2015-03075-RMM) a) When assessing the potential aquatic resource impacts on other sites you should provide evidence documenting the amount and location of aquatic resources present on each site. This should include the methods used for delineating those resources remotely if you did not obtain site access, as well as a comparison of your final delineation on each site in comparison to the National Wetland Inventory maps. This should also be conducted for tributaries with a comparison made to the National Hydrography Dataset and your final delineation of any tributaries. b) During our meeting representatives from the City stated they would provide us a statement in writing that the Bluff Creek Overlay District (BCOD) cannot be impacted. It appears your preferred alternative will result in impacts to the BCOD (-2.64 acres). If the City has the ability to be flexible on impacts within the BCOD then other sites that may have less aquatic resource impacts but more BCOD impacts should be explored. c) When drafting your alternatives you should have one clear and concise set of screening criteria used to evaluate alternatives against one another. In your application you used three different sets of screening criteria. The three sets of criteria used are found in Sections 3.1, 3.2, and 3.4. Please consolidate your list and include one set screening criteria used to compare alternatives to one another. d) The no action alternative for our review is considered to be the project that could occur without a Corps permit. Please update the no action alternative to describe what could take place without discharging dredged or fill material into waters of the U.S. The no action alternative can't be dismissed for not meeting the applicant's purpose and need. The no action alternative should be evaluated for what development could take place without a permit. e) Additional on-site configurations should be considered and compared to the screening criteria. Configurations could include apartments located on top of commercial developments or removing certain portions of the project all together or moving certain components to other sites. Any configuration that has less environmental damage and still meets the purpose and need could be considered the LEDPA. While not required to demonstrate compliance with the Guidelines, the following information is necessary to make a permit decision. 6) Please clarify the excavation impacts identified in your application (Wetland 6: 0.2514 acre and Wetland 8: 0.0844 acre). While the Corps does not regulate excavation impacts that do not result in a discharge, based on our experience, it is likely that the proposed excavations will result in a discharge of dredged and fill material. 7) Please provide detailed engineering plans showing all components of the project in relation to impacts to waters of the U.S. Please include both plan view and cross sections. At this time we have not evaluated your compensatory mitigation plan. We understand you have provided a compensatory mitigation statement that proposes to purchase wetland credits from three different compensatory mitigation banks. As we work through our permit process we will reach out to you about the feasibility of your compensatory mitigation proposal. Page 3 of 4 Regulatory Branch (File No. 2015-03075-RMM) If you have any questions, please contact me in our St. Paul office at 651) 290-5286 or ryan.m.malterud@usace.army.mil. In any correspondence or inquiries, please refer to the Regulatory file number shown above. Sincerely, yan Malterud Senior Project Manager cc: Andi Moffatt (LGU) Bill Wilde (MPGA) Marco Finocchiaro (EPA) Ben Meyer(BWSR) Page 4 of 4 ell 16 Carver County Pu6Cu Works Administration 11360.7[tghway 212 Operations e 1 Program Delivery Cologne,MN 55322-8016 Parks Acme(952)466-5200 FaZ(952)466-5223 May 8, 2017 City of Chanhassen c/o Kate Aanenson Re: Development Review Comments: Avienda Preliminary Plat and PUD — Powers Blvd—TH- 212--Pioneer Trail—Bluff Creek Blvd—Audubon Road—Lyman Blvd Thank you for the opportunity to review the subject development in the City of Chanhassen. Consistent with the County Comprehensive Plan and County Codes, the following are comments and recommended conditions of approval as requirements for the subject development and any necessary permits to be issued for the project: 1. Prior to Plat and PUD approval, the County would like to review and approve the overall AUAR additional sub-report and figures of detailed intersection and related segment geometric design concepts with estimated costs, schedule by year, and table of proportionate cost sharing for the City, Developments, MnDOT, and County consistent with the County's cost participation policy. Costs to include intersection / lane upgrades; signal interconnect and signal / fiber communications; and lighting as needed. In particular, more information is needed for the level of improvements at the intersections of Sunset Trail/ Lyman Blvd and Bluff Creek Blvd/ Powers Blvd. 2. The plat and PUD will need to be revised to change the single lane entrance of Bluff Creek Blvd from Powers Blvd (CSAH 17) to Avienda Parkway to two lanes wide. This was noted with the AUAR comments and is a specific area of concern, that the Bluff Creek Drive road extension from Powers Blvd be designed for 2-lanes inbound through and around the proposed internal roundabout, such that adequate throughput is achieved at the critical Powers Blvd /TH 212 intersection. This 2-lane condition is needed as well to match the already built and committed intersection layout that stubbed in the future entrance to Bluff Creek Blvd. This 2-lane inbound for Bluff Creek Blvd is also consistent with the AUAR's notation for dual NB left turns on Powers Blvd at TH 212. 3. The intersection of Sunset Trail / Lyman Blvd should be reviewed in detail for intersection control alternatives. Intersection traffic operations at this location are a concern and it may be that access needs to be restricted to right-in / right-out until such time that higher order intersection facilities are available. Sunset Trail may need to be widened to account for this access condition as well as for two turn lanes out. In addition, numerous utilities are in place in the NW quadrant and some are being looked at to be relocated. Pedestrian ramps and other improvements will be required at Sunset Trail, including the potential to cross Lyman Blvd. 4. Prior to plat and site plan approval, and at least prior to 30% plans and specs, please provide for County review and approval roadways or access points intersecting with County highways. A special review of the design of Bluff Creek Blvd and Sunset Trail will be required. In addition, intersection lighting will need to be reviewed and included if not adequate as determined by the County. R:\Program Delivery\Transportation\Development Review\2017\ 5. Physical connections need to be made to the signalized main intersection and some adjustments may be required pending more review of detailed engineering plans. Some form of contract/ permit and surety with the County will be required for design, construction, and final inspection for the traffic signal and roadway approach facilities. Striping of lanes and/or crosswalks may be needed to be incorporated into the project. The installation of pedestrian push buttons/APS system may also be needed. 6. Related to rights of way, the boundary appears to be substantially monumented and abutting existing plats and right of way plats. No external or internal boundary conflicts noted on county parcel deed construction drawing. The plat may be required to denote controlled access along CSAH 18 or CSAH 17. Final plat, with up to date title work, will need county approval near the end of project. 7. Related to parks and trails, please provide for County review and approval some type of additional, declarative sub-report and figures of the specific plans and impacts to the City and County regional and linking trails plan for the highways and areas related to the AUAR and this development. Our understanding is that the City currently has a trail running along the west side of Powers in the project area. On Lyman, a trail is not identified in the project area; this is likely because the trail infrastructure runs on the north side and not the south side of Lyman. Neither Lyman nor powers is currently a part of the County's Comprehensive Plan for trail alignments. In addition, the County installed a 10 foot wide bituminous trail along the west side of Powers Blvd in 2014. The site plan grading plan shows new contours over this trail, so please clarify on this as well. 8. Prior to any work affecting or on County highways or in County right of way, the applicant shall coordinate plans with the County Engineer and obtain a Utility or Excavating/Filling/Grading Permit(s) from Carver County Public Works: (http://www.co.carver.mn.us/how-do-i/apply-for/a- permit). Final details of locations, grades, and profiles affecting County roads as well as any utility connections will need to be reviewed and approved prior to any permits. As notes to our understanding, the City stubbed in a new water main at the SW quadrant of Powers and Lyman. County has vacant fiber conduit and vaults along the south side of Lyman the entire length of this property. 9. Any damages, modifications, or changes incurred on County highways from current or approved conditions will need to remedied or updated at development expense, including costs incurred by the County. These are comments at this time. If you have any questions or need further assistance, please do not hesitate to contact me at dmccormick@@co.carver.mn.us or by phone at(952) 466-5208. Sincerely. Dan McCormick, P.E. PTOE Transportation Manager Carver County Public Works cc: Chad Braun (TE/Permits) R:\Program Delivery\Transportation\Development Review\2017\ 5. Physical connections need to be made to the signalized main intersection and some adjustments may be required pending more review of detailed engineering plans. Some form of contract/ permit and surety with the County will be required for design, construction, and final inspection for the traffic signal and roadway approach facilities. Striping of lanes and/or crosswalks may be needed to be incorporated into the project. The installation of pedestrian push buttons/APS system may also be needed. 6. Related to rights of way, the boundary appears to be substantially monumented and abutting existing plats and right of way plats. No external or internal boundary conflicts noted on county parcel deed construction drawing. The plat may be required to denote controlled access along CSAH 18 or CSAH 17. Final plat, with up to date title work, will need county approval near the end of project. 7. Related to parks and trails, please provide for County review and approval some type of additional, declarative sub-report and figures of the specific plans and impacts to the City and County regional and linking trails plan for the highways and areas related to the AUAR and this development. Our understanding is that the City currently has a trail running along the west side of Powers in the project area. On Lyman, a trail is not identified in the project area; this is likely because the trail infrastructure runs on the north side and not the south side of Lyman. Neither Lyman nor powers is currently a part of the County's Comprehensive Plan for trail alignments. In addition, the County installed a 10 foot wide bituminous trail along the west side of Powers Blvd in 2014. The site plan grading plan shows new contours over this trail, so please clarify on this as well. 8. Prior to any work affecting or on County highways or in County right of way, the applicant shall coordinate plans with the County Engineer and obtain a Utility or Excavating/Filling/Grading Permit(s) from Carver County Public Works: (http://www.co.carver.mn.us/how-do-i/apply-for/a- permit). Final details of locations, grades, and profiles affecting County roads as well as any utility connections will need to be reviewed and approved prior to any permits. As notes to our understanding, the City stubbed in a new water main at the SW quadrant of Powers and Lyman. County has vacant fiber conduit and vaults along the south side of Lyman the entire length of this property. 9. Any damages, modifications, or changes incurred on County highways from current or approved conditions will need to remedied or updated at development expense, induding costs incurred by the County. These are comments at this time. If you have any questions or need further assistance, please do not hesitate to contact me at dmccormickOco.carver.mn.us or by phone at(952)466-5208. Sincerely. Dan McCormick, P.E. PTOE Transportation Manager Carver County Public Works cc: Chad Braun (TE/ Permits) R:\Program Delivery\Transportation\Development Review\2017\ DEPARTMENT OF Metropolitan District nrirr TRANSPORTATION WatersuntyEdge Building 1500 County Road B2 West Roseville, MN 55113 May 4th, 2017 Kate Aanenson City of Chanhassen PO Box 147 Chanhassen,MN 55317 SUBJECT: Avienda Lifestyle Center MnDOT Review#PUD17-002 NW Quadrant of TH 212 and CR 17 (Powers Blvd) Chanhassen, Carver County Control Section 1017 Dear Ms. Aanenson: Thank you for the opportunity to comment on the Avienda Lifestyle Center Planned Unit Development PUD). The Minnesota Department of Transportation(MnDOT)has reviewed the PUD and has the following comments: Water Resources: MnDOT owns several wetland restoration sites just outside the proposed project limits. There is one to the south of the project limits and one to the east of the project,just across Powers Blvd. MnDOT also owns a few culverts on Powers Blvd and Lyman Blvd that currently receive water from the proposed site. MnDOT would need to see more drainage analysis to make a determination if the proposed project would affect MnDOT drainage systems. It is likely that the project will need a drainage permit. Please submit documents specified below with a drainage permit application: 1. Final drainage plan showing storm sewer plan, storm sewer and culvert profiles and pond contours 2. Existing and proposed drainage area maps with flow arrows 3. Existing and proposed drainage/pond computations for the 2, 10, and 100 year rainfall events Please direct any questions regarding water resources to Alan Rindels (651-234-7546 or Alan.Rindels@state.mn.us) of MnDOT Metro District's Water Resources Section. An equal opportunity employer MnDOT Metropolitan District,Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113 Permits As previously stated,a drainage permit is required. Additionally, any use of or work within or affecting MnDOT right of way requires a permit. Permit forms are available from MnDOT's utility website at http://www.dot.state.mn.us/metro/maintenance/permits.html Please include one plan set formatted to 11 x 17 size with each permit application. Please direct any questions regarding permit requirements to Buck Craig(651-234-7911 or buck.craig@state.mn.us) of MnDOT's Metro Permits Section. Traffic: Traffic has concerns about the impacts to operations at the proposed TH212/Powers Blvd intersection. Please continue to coordinate with MnDOT's Traffic section, especially in finalizing the current draft traffic impact study for the development. Please direct any questions regarding these comments to Julie Johnson(Ju1ie.C.JohnsonAstate.mn.us or 651-234-7824)of MnDOT's Metro South Area Traffic Section. Design: A significant amount of grading is proposed along Powers Boulevard which is part of MnDOT right of way.Please submit a grading plan at a readable scale showing the proposed slopes and drainage issues. Also include a typical section showing the relationship with the boulevard to the Powers. A very tall retaining wall is proposed along the TH 212 right of way and will need to be reviewed. Just a reminder that no supporting element of the proposed wall can be on MnDOT right of way. For questions on these comments,please contact Nancy Jacobson(Nancy.L.Jacobson@,state.mn.us or 651-234-7647)in MnDOT's Metro Design Section. Noise: MnDOT's policy is to assist local governments in promoting compatibility between land use and highways. Residential uses located adjacent to highways often result in complaints about traffic noise. Traffic noise from this highway could exceed noise standards established by the Minnesota Pollution Control Agency(MPCA),the U.S. Department of Housing and Urban Development,and the U.S. Department of Transportation.Minnesota Rule 7030.0030 states that municipalities having the authority to regulate land use shall take all reasonable measures to prevent the establishment of land use activities, listed in the MPCA's Noise Area Classification(NAC), anywhere that the establishment of the land use would result in immediate violations of established State noise standards. MnDOT policy regarding development adjacent to existing highways prohibits the expenditure of highway funds for noise mitigation measures in such developed areas. The project proposer is required to assess the existing noise situation and take the action deemed necessary to minimize the impact to the proposed development from any highway noise.If you have any questions regarding MnDOT's noise policy please contact Natalie Ries Wasko in Metro District's Noise and Air Quality Unit at Natalie.Ries@state.mn.us 651-234-7681. Review Submittal Options: MnDOT's goal is to complete the review of plans within 30 days. Submittals sent in electronically can usually be turned around faster. There are four submittal options.Please submit either: 1. One(1) electronic pdf version of the plans. MnDOT can accept the plans via e-mail at metrodevreviews.dot@state.mn.us provided that each separate e-mail is under 20 megabytes. 2. Three(3) sets of full size plans. Although submitting seven sets of full size plans will expedite the review process. Plans can be sent to: MnDOT—Metro District Planning Section Development Reviews Coordinator 1500 West County Road B-2 Roseville,MN 55113 3. One(1)compact disc. 4. Plans can also be submitted to MnDOT's External FTP Site.Please send files to: ftp://ftp2.dot.state.mn.us/pub/incoming/MetroWatersEdge/Planning Internet Explorer doesn't work using ftp so please use an FTP Client or your Windows Explorer(My Computer).Also,please send a note to metrodevreviews.dot@state.mn.us indicating that the plans have been submitted on the FTP site. If you have any questions concerning this review,please contact me at(651.)234-7793. Sincerely, 9i €ktP 44&A71 Michael J. Corbett,PE Principal Planner Copy sent via E-Mail: Nancy Jacobson,Design Hailu Shekur,Water Resources Alan Rindels, Water Resources Julie Johnson,Traffic Clare Lackey,Traffic Engineering Jason Junge,Freeway Operations Doug Nelson,Right-of-Way Buck Craig,Permits Diane Langenbach,Area Engineer Jon Solberg,Area Manager Natalie Ries,Noise and Air Russell Owen,Metropolitan Council CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES,MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Landform Professional Services LLC — Planning Case No. 2017-10, Avienda Request for Preliminary Plat creating 17 lots, 3 outlots and dedication of public right-of- way for public streets(115.519 acres); and a Rezoning of 115.519 acres of property zoned Agricultural Estate District, A2, to Planned Unit Development-Regional Commercial District PUD-RC)including Exhibit A Avienda Design Standards; and Conditional Use Permit to encroach into the primary zone and required buffer for development in the Bluff Creek Corridor; Wetland Alteration Permit to 4.4659 acres of permanent wetland impacts and a Variance as shown in plans dated April 14, 2017, and June 13, 2017, to request to construct into the primary zone and required buffer for development in the Bluff Creek Corridor located at the southwest corner of Powers Boulevard and Lyman Boulevard. On May 16 and June 6, and June 20, 2017 the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Landform Professional Services LLC, for a Preliminary Plat,Rezoning to Planned Unit Development-Regional Commercial PUD-RC),Wetland Alteration Permit, Conditional Use Permit and Variances. The Planning Commission conducted public hearings on the proposed development preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned Agricultural Estate District, A2 District. 2. The property is guided in the Land Use Plan for Office or Regional Commercial 3.The legal description of the property is: See Exhibit A. 4.SUBDIVISION The findings necessary for city council approval of the preliminary plat and the final plat shall be as follows: a. The proposed subdivision is consistent with the zoning ordinance; b. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; 1 c. The physical characteristics of the site,including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater drainage are suitable for the proposed development; d. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; e. The proposed subdivision will not cause environmental damage; f. The proposed subdivision will not conflict with easements of record; g. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: 1. Lack of adequate stormwater drainage. 2. Lack of dedicated and improved public streets. 3. Lack of adequate sanitary sewer systems or no ISTS (individual sewer treatment system). 4.Lack of adequate off-site public improvements or support systems. 5.CONDITIONAL USE PERMIT When approving a conditional use permit,the planning commission shall recommend a conditional use permit and the council shall issue such conditional use permits only if it finds that such use at the proposed location: a.Will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. b. Will be consistent with the objectives of the city's comprehensive plan and this chapter. c.Will be designed, constructed, operated and maintained so to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. d. Will not be hazardous or disturbing to existing or planned neighboring uses. e.Will be served adequately by essential public facilities and services, including streets,police and fire protection, drainage structures,refuse disposal, water and sewer systems and schools; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. f.Will not create excessive requirements for public facilities and services and will not be detrimental to the economic welfare of the community. 2 g. Will not involve uses, activities,processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare due to excessive production of traffic, noise, smoke, fumes, glare, odors, rodents or trash. h. Will have vehicular approaches to the property which do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. i.Will not result in the destruction, loss or damage of solar access, natural, scenic or historic features of major significance. j.Will be aesthetically compatible with the area. k. Will not depreciate surrounding property values. 1.Will meet standards prescribed for certain uses as provided in this article. 6.WETLAND ALTERATION PERMIT When a wetland alteration permit is issued allowing wetland alteration, the following standards shall be followed: a.The alteration will not have a net adverse effect on the ecological and hydrological characteristics of remaining wetland. b.It shall be located as to minimize the impact on vegetation. c.It shall not adversely change water flow. d. The size of the altered area shall be limited to the minimum required for the proposed action. e.The disposal of any excess material is prohibited within remaining wetland areas. f.The disposal of any excess material shall include proper erosion control and nutrient retention measures. g. Alterations to any wetland area are prohibited during waterfowl breeding season or fish spawning season,unless it is determined by the city that the wetland is not used for waterfowl breeding or fish spawning. h. Alterations to wetland areas shall be mitigated in accordance with the requirements of this article if the activity results in a loss of wetland area and/or function and value of the wetland. i.Dedicated buffers in accordance with section 20-411. 3 7. VARIANCE A variance may be granted if all of the following criteria are met: a. Variances shall only be permitted when they are in harmony with the general purposes and intent of this chapter and when the variances are consistent with the comprehensive plan. b. When there are practical difficulties in complying with the zoning ordinance. Practical difficulties," as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by this chapter. Practical difficulties include,but are not limited to, inadequate access to direct sunlight for solar energy systems. c. That the purpose of the variation is not based upon economic considerations alone. d. The plight of the landowner is due to circumstances unique to the property not created by the landowner. e. The variance, if granted, will not alter the essential character of the locality. f Variances shall be granted for earth-sheltered construction as defined in M.S. § 216C.06, subd. 14, when in harmony with this chapter. 8. REZONING The Zoning Ordinance directs the Planning Commission to consider six(6)possible adverse effects of the proposed amendment. The six (6) effects and our findings regarding them are: a. The proposed zoning has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. b. The proposed zoning is or will be compatible with the present and future land uses of the area. c. The proposed zoning conforms with all performance standards contained in the Zoning Ordinance. d. The proposed zoning will not tend to or actually depreciate the area in which it is proposed. e. The proposed zoning can be accommodated with existing public services and will not overburden the city's service capacity. 4 f. Traffic generation by the proposed use within the zoning district is within capabilities of streets serving the property. 9. The planning report#17-10 dated May 16 and June 6th, 2017, and June 20, 2017 prepared by Kate Aanenson, et al, is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the proposed development including a Preliminary Plat creating 17 lots, 3 outlots and right-of-way for public streets (approximately 115 acres); Rezoning of property to Planned Unit Development—Regional Commercial, PUD-RC; a Wetland Alteration Permit for the grading and filling of wetlands; and Conditional Use Permit for development within the Bluff Creek Overlay District, and deny the Variance for encroachment and construction in the Bluff Creek Primary Zone for the construction of the development; as shown in plans dated April 14, 2017 and June 13, 2017. ADOPTED by the Chanhassen Planning Commission this 20th day of June, 2017. CHANHASSEN PLANNING COMMISSION BY: Its Chairman 5 Mayor Laufenburger and City Council Members, We are a group of concerned residents who live near the proposed Avienda development on the SW corner of Lyman and Powers Blvd. While we are very excited for the potential this development can bring to our community,there are issues that we believe must be addressed. Below we have listed our primary concerns and have also provided solutions that we feel will help guide the development into a sustainable and desirable community asset,and not just what the developer wants. We appreciate your time and effort in looking into our concerns and look forward to your response regarding their viability and any suggestions as to how the solutions may be implemented. Our first concern is the potential traffic on Bluff Creek Blvd and the safety risk for the current residents. Bluff Creek Blvd interconnects the residential areas of Pioneer Pass, Liberty,and the Preserve at Bluff Creek,which services local families and young children. Please note that there are about 120 homes in the Preserve at Bluff Creek alone,and multiplying that with the MN census average of 2 children per household,that's 240 children in the immediate residential area along Bluff Creek Blvd from one neighborhood alone. If connected directly to the Avienda development without limiting through traffic,we are deeply concerned that Bluff Creek Blvd will become very difficult for pedestrians to cross, and potentially unsafe to cross by children in the neighborhood. We are also concerned that the AUAR under-estimates the potential traffic increase since it does not seem to take into account that Bluff Creek Blvd is the most direct route between Avienda and to areas in the Southwest direction. Anyone traveling from the Southwest will use this route instead of going around the"main" roads to Avienda. Please see the Google Maps screenshot(at bottom)which automatically maps Bluff Creek Blvd and Dr as the fastest route if you want to get from the corner of Pioneer Trail and Audubon Rd to the planned Southwest entrance of Avienda. We already have an issue with individuals who don't reside in the neighborhoods using Bluff Creek Blvd as a pass through to avoid traffic lights. With the planned additional stop lights along Lyman Blvd, Pioneer Trail,and Powers Blvd,and the fact that Bluff Creek will now be connected to something of interest for non-residents,we feel that pass through traffic will become an even larger safety issue. Solutions—We understand that Bluff Creek Blvd must be connected on the North side, but we are concerned with the significant increase in transient traffic in the residential area by having it be a direct path to the development area. Perhaps Bluff Creek Blvd could have its own connection with Lyman Blvd by connecting it due north from where it currently terminates. Avienda will then have its own access and exit which will not interfere with residents along Bluff Creek Blvd. Another option is to discourage non-resident,pass through or transient traffic as much as possible to and from Avienda. This could be done by restricting sections of Bluff Creek Blvd to residential access only and closing it to through traffic,and/or making the connection less direct for through traffic. The current traffic calming strategy of narrowing the lanes on Bluff Creek Blvd at Pioneer Pass Park and using roundabouts do next to nothing on preventing fast, pass through traffic. Please do not utilize this strategy as the only strategy for traffic calming for the Avienda development. Finally,since there are many families and children who cross Bluff Creek Blvd, please have the development focus on providing safe ways to cross this street, perhaps through the use of a sequence of speed bumps,and providing a large median for pedestrians to cross. We are also concerned with the type of development the developer is planning based upon current concepts for Avienda. We hold dear the natural landscape and beautiful scenery that exists around our neighborhood and in the development area. We welcome a development which shares those same values. However, looking at the proposed plans for Avienda,especially option A,we get the impression that the developer wants to pave over this land to cram in as many building and parking lots as possible, counter to the class and charm the residents,council members and Mr.Akradi have previously encouraged. Development option A does not fit with the image of Chanhassen which places priority on green space and aesthetics. This option"pancakes"the entire scenic rolling hills and wetlands of the current landscape in the development area. It also removes a far larger section of the forest than was originally described in early project meetings. This area is found in the secondary zone of the Bluff Creek Overlay and is part of the Big Woods habitat of what the DNR defines as old- growth forest. Nearly all of option A's land use is allocated for large building and parking lots. The proposal itself allocates 0%of the land to parks or green space. We are concerned that the developer wants to create another"me too" big box experience. We already have plenty of this type of development represented in the suburban area. Option A tries to cram in as many stores as possible and doesn't create anything unique when compared with other nearby cities and their offerings. Option A favors large big box stores. Big box stores are struggling in today's online economy and relying on these types of stores in the future does not make sound financial sense. Solution—Preserve the wetlands and forests,and keep as much green space as possible so they can be used as assets to create a unique experience for visitors. The retail economy has shifted towards providing shoppers an experience such as locally owned stores,aesthetic and walkable green open spaces(please recall previous city council meeting references to downtown Excelsior). This unique experience is what will keep visitors returning to this development for years to come,as well as promoting a sense of community for the residents in the nearby area. Please support the development of something more like option B vs.option A,with an increased focus on utilizing the topography while preserving and retaining local wetlands and old growth habitat. High density residential space While we understand the need for additional housing we are concerned with how it's being planned for execution. Looking at Option A,a large multi-story, high density apartment complex would be right across the street from single family homes. This is a very jarring transition that is just not seen elsewhere in the suburbs and appears to conflict with local planning ordinances and city codes. Many residents along the border with the planned development are very concerned with seeing parking lots,and large commercial and residential building towering over their house whenever they look out the window. We are concerned with the size/capacity of the proposed luxury high density residential building. The Wall Street Journal,MSN money as well as other news sources have written about how the demand for luxury rental has cooled and will continue to decline. Such a large building may no longer be supported by the market. https://www.wsj.com/articles/luxury-apartment-boom-looks-set-to-fizzle-in-2017-1483358401 https://www.msn.com/en-us/news/other/luxury-apartment-boom-looks-set-to-fizzle/ar- BBx0yNA Solution- We would much rather see a transition from the existing low density housing to medium density housing along the entire shared border between the existing residential area and Avienda. Also,we would rather not have a high density residential space built, but if it is,it should be moderately sized and should have placed with a good buffer between existing single family homes. These are all aspects more reflected in Option B. Hotels We are concerned with having hotels being proposed in the development and having people not from the community in such close proximity to a residential area as well as to the Chanhassen High School. We do not understand the need for additional hotel space in Chanhassen. We do see that there is a peak in interest for Paisley Park. However,we should not be building permanent establishments to accommodate for short term peak activity. We are doubtful that the existing hotels in Chanhassen are at max capacity on a consistent basis and do not believe that the market will support another hotel in the long run. Solution—do not have hotels as part of the development. At minimum have the developer provide vetted financial analysis that another hotel is sustainable and if one must be built, it should be placed away from existing residential areas. 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'e ( j, Wel11 letvtadLo.,, Gul A pv Nis (-1 Hriv, t o Mame Address Signature ice Ya C-.r ti moo,,, , N s s G-1 .-th, 6-1-,±7,6 , ` 13( Rives 2 j Gh h,,,sen , mo s53 (4 ct. .w gi lulled& 4,4 it, .514-re,-- Y Cha,ink s dcieti lateik lOO f 44.._CI l q - 1 CC-43-CS 43- 1-(1)ct f.,0(- 5 k c t Q 11\11P411\1 1C4?-3Q) 0-1VIAIMcb3 tAf•J1591'7 9`d41M11/ i‘-R/ 8e1-" s C(v, TFe,diti biietwo=_ Cil 1W S n fJ l°(I'N G`/ "G iii - l 6 S otaKaRE,r\ oL-;-1.1/4.cre. 67- , , N. i 4/ , 4 C- V\ho1/4,ssen ,r1110 Z3'7 si . ap,e( 4h---/irbcg PIS 0 55387 4 ,, ,, M RAr ketbni lit Al30 , ,W ._/)// 1 bi OiNos*as4ck VRK, 0-Ai w• ._ 5D3(7 i 9 vs-1 45e.4,5 10 OA pg ,. a!, / der 0"I,IN se/vi 5-3-j/ 7 1 Name Address Signature kiAt-y, (6 u u moi Re ,cc Rovit el\L f3 Bei-LEAJ c ,e_te tf4,0 quO Cir 9-12-(212tkiL____ 7 q J ad ;"; ouc G«B`t W 76u,o 51 lLl q( ilJ 1 e&) 1LIa ekS A)CA7 PA01‘) K Poosgv1P'i ANhnrf R« R RccK 9( Aitw, L ^ 'Q t a \Q J Y c'r P U Cir Ct` J Com- .65 o , 1 Name Address Signature ouAlL otrA-1/Locc CA/lj 4111k-1,16 ek,006,,k VitAUDti N L-HtittUf .1A.4171-71: oikkAA1/41(kicw ,KA n 104,4 uari 0 ecykir) m k 00,(AAD V a-I-NV' 301 /2 I-- (AU eAtee 61 c Cift, 41- c31. 0 R\ver2xtse. --- C.`--A I 1( C,40MtkR5sE,4 AAN 1 I,3;k Ac,r4- >Ga. Pr 7 kod: Dr,4ti 110(7C6k.eak ttkS Atork cc3j7 1 Name Address Signature Ay\ V .:kr‘cx.)c) P 1 0 -r'i S t-) r 1S! M , Ot6(.1- Ot- 1410 26t..101 .0 Lcr :1F GjIbr+ 1 I J-e1A-r''1.53€rA Lc& moo-h OI36C n M N-4.EALL:e- ( , theft ItA.4.6_1v.e,$) Ly. UJ1. 1 1 Name Address Signature 1 '4%0 •$€-'-v.A. ESD0 (- ss , 1 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA ORDINANCE NO. AN ORDINANCE AMENDING CHAPTER 20 OF THE CHANHASSEN CITY CODE,THE CITY'S ZONING ORDINANCE, BY REZONING CERTAIN PROPERTY THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS: Section 1. Chapter 20 of the Chanhassen City Code, the City's zoning ordinance, is amended by rezoning the following described property below from A2 to Agricultural Estate to PUD Regional Commercial Avienda Legal Description THE SOUTH HALF OF THE SOUTHWEST QUARTER(S 1/2 OF SW 1/4), SECTION 23, TOWNSHIP 116, RANGE 23, CARVER COUNTY, MINNESOTA, EXCEPT THE FOLLOWING 2 DESCRIBED TRACTS: LINE 1. COMMENCING AT THE SOUTHWEST CORNER OF SECTION 23, TOWNSHIP 116, RANGE 23; THENCE RUNNING NORTH ON SECTION LINE 30 FEET; THENCE IN A STRAIGHT LINE TO A POINT ON THE SOUTH SECTION LINE OF SAID SECTION, 30 FEET EAST OF THE SOUTHWEST CORNER OF SAID SECTION; THENCE WEST 30 FEET TO SAID SECTION AND PLACE OF BEGINING, BEING A THREE CORNERED PICE IN SOUTHWEST CORNER OF SAID SECTION 23, TOWNSHIP 116, RANGE 23; AND 2. THAT PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER AND THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER, BOTH IN SECTION 23, TOWNSHIP 116 NORTH, RANGE 23 WEST, CARVER COUNTY, MINNESOTA WHCH LIES EASTERLY LINE 2 DESCRIBED BELOW. LINE2. BEGININNIG AT THE SOUTH QUARTER CORNER OF SAID SECTION 23; THENCE RUN WEST ON AN AZIMUTH OF 271 DEGREES 56 MINUTES 13 SECONDS ALONG THE SOUTH LINE OF SAID SECTION 23 FOR 1634.23 FEET TO A POINT; THENCE ON AN AZIMUTH OF 00 DEGREES 43 MINUTES 24 SECONDS FOR 500.11 FEET TO A POINT; THENCE ON AN AZIMUTH OF 91 DEGREES 56 MINUTES 13 SECONDS FOR 1173.46 FEET TO A POINT; THENCE ON AN AZIMUTH 29 DEGREES 19 MINUTES 18 SECONDS FOR 152.11 TO A POINT; THENCE ON AN AZIMUTH OF 352 DEGREES, 57 MINUTES 23 SECONDS FOR 709.36 FEET TO A POINT ON THE NORTH LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE ON AN AZIMUTH OF 91 DEGREES 23 MINUTES 02 Page 12 SECONDS ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARER FOR 475.37 FEET TO THE NORTHEAST CORNER OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER AND THERE TERMINATING. ABSTRACT TOGETHER WITH PARCEL 1 THE NORTH 420.00 FEET OF THE EAST 414.86 FEET OF THE NW 1/4 OF THE SW 1/4 OF SECTION 23, TOWNSHIP 116, RANGE 23, CARVER COUNTY, MINNESOTA. PARCEL 2 THE NW 1/4 OF THE SW 1/4 OF SECTION 23, TOWNSHIP 116, RANGE 23, CARVER COUNTY, MINNESOTA EXCEPT FOR THE SOUTH 658.24 FEET THEREOF; AND ALSO EXCEPT THE NORTH 420.00 FEET OF THE EAST 414.86 FEET THEREOF. PARCEL 3 THE SOUTH 658.24 FEET OF THE NW 1/4 OF THE SW 1/4 OF SECTION 23, TOWNSHIP 116, RANGE 23, CARVER COUNTY, MINNESOTA. TOGETHER WITH THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER (NE 1/4 OF SW 1/4) OF SECTION TWENTY-THREE (23), TOWNSHIP ONE HUNDRED SIXTEEN (116)NORTH OF RANGE TWENTY-THREE(23) WEST, CARVER COUNTY, MINNESOTA, EXCEPT THAT PART OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER(NE1/4 OF SW1/4) OF SECTION TWENTY-THREE (23), TOWNSHIP ONE HUNDRED SIXTEEN (116)NORTH, RANGE TWENTY-THREE (23 WEST, SHOWN AS PARCEL 64 ON MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 10-19, FILED 10-19-2004 AS DOCUMENT NO. 39930 DEVELOPMENT DESIGN STANDARDS A. Intent 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. It shall strive to create a self-sustaining pattern of land uses with cultural, employment, entertainment,housing, shopping, and social components. 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 Page3 emphasizes an attractive, comfortable walking experience for shoppers and visitors. It shall be designed to serve pedestrian and mass transit users as well as automobile traffic. Centers of this type, generally, have at least two major retail anchors and are characterized by the diversity of mixed retail and service uses. Uses within this district should complement existing retail users in the other commercial districts. 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, 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. Development plans and Regulations. The PUD must be maintained in accordance with the following development plans which are on file with the City and which are incorporated herein: 1. Preliminary Plat dated June 14, 2017 2. Senior Concept B dated June 13, 2017 3. Development Plan dated June 13, 2017 4. Avienda Design Guidelines dated April 13, 2017 Permitted Uses 1. Entertainment: a. Arcades and similar uses, accessory to permitted uses b. Art Galleries c. Bowling alleys d. Dance, art,music, and similar professional studios e. Movie theaters 2. Retail sales establishments: a. Clothing and apparel stores, including shoes,jewelry, accessories, etc. b. Drug stores and pharmacies. c. Flower shops without green houses. d. One home and furniture store which includes furniture store,home improvement center, electronic store, appliance store, and similar establishments not to exceed 50,000 square feet e. Office supply stores selling items such as electronics, computers and software, musical instruments and office supplies at retail. f. General merchandise stores,not to exceed 18,000 square feet per store, store that carry an assortment of merchandise from all the other categories. Such establishments may include but are not limited to department store, discount store, and similar establishments. g. Miscellaneous retail stores for items such as antiques, articles on consignment,beauty supply, sporting goods and bicycles, books (except adult book stores), stationery,jewelry, art,hobbies, crafts, toys, and games, cameras and photographic supplies, gifts,novelties, Page4 and souvenirs,pets and pet supplies, luggage and leather goods, sewing, needlework, catalog and mail-order, and news dealers. h. Supermarkets and other food and grocery stores such as butcher shops and fish markets, fruit and vegetable markets, dairy products stores, candy, nut, and confectionery stores and retail bakeries not to exceed a total of 98,000 square feet. i. Cigar stores as a principle use. Tobacco products and accessories only when accessory to a principal use. j. Stores selling interior decorating supplies, such as paint, light fixtures and decor. Such stores may not exceed 40,000 square feet for any single store 3. Hospitality and food service establishments including: a. Bars and Taverns b. Cafes, delicatessens, food catering establishments. c. Coffee shops and cafes. d. Patio/al fresco dining facilities. Accessory to a principal use. e. Restaurants. 4. Hotels 1hotel is permitted in the retail hospitality district 5. Services a. Barber and beauty salons and spas including hair, nail, tanning, skin and scalp services. b. Computer services c. One Day care center, childcare centers, preschools and Montessori school, not to exceed a total of 16,000 square feet for all such uses Dry cleaning, Laundry and garment services d. Farmers markets. e. Finance, insurance and real estate. f. Financial institutions. g. Health and recreation clubs, instructions and services. h. Health services. i. Legal services. j. Offices of doctors, dentists, optometrists, lawyers, accountants,realtors, accountants, attorneys, architects, engineers,business or financial consultants or other professionals, and corporate, executive, administrative, or sales offices including incidental sales of medical or dental aids. k. Optical goods. 1. Photographic studios. m. Print and Copy shops. n. Shoe repair shops and shoeshine parlors. o. Tattoo and body art and piercing services (MS ch. 146B), when accessory to a permitted use. p. Travel agency. 6. Housing Page 15 Residential development in a regional/lifestyle center commercial PUD may only occur in conjunction with a commercial or office development and may not encompass more than 20 percent of the proposed development. The residential component of a development may be constructed concurrent or after construction of the commercial or office component,but may not proceed such commercial or office development. The phasing of the residential component shall be reviewed and approved as part of the development plan. a. Multiple-family dwellings. b. Senior housing independent living and (assisted not to exceed 150 units). c. Single family homes. (Density of 3-6 units an acre on Lots 1 and 2 of Block 2 low Density Housing District) d. Townhomes, including detached townhomes and twin homes. 7. Other uses: a. Retail businesses or service establishments that generally provide commodities or services and that are judged by the Planning Director(1)to be similar in character and operation to the permitted uses described above; (2)to be closely complementary and to enhance the permitted uses; and (3)to be compatible with the intent and purposes of the Avienda Village Regional Lifestyle Center PUD. b. Drive-through accessory to a permitted use. (A maximum of four shall be permitted in Avienda. Two drive through associated with the supermarket and two other drive through only in the hospitality district.) 8. Prohibited Uses a. Auto related: including gas stations, tires repair etc. b. Truck, motorcycle boats, etc. sales. c. Club warehouse including wholesale. C. 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 3 feet, e.g., a 40-foot tall building would be set back 30 feet(front or rear)perimeter at that point where the building height equals 40 feet. A building height may step back,providing the setback/building height ratio is maintained. The 30-foot PUD exterior setback may be changed, increased or decreased,by the city council as part of the approval process when it is demonstrated that environmental protection or development design will be enhanced. Otherwise all buildings must maintain a 1 foot setback to 1 building height on the perimeter of the PUD property lines. D. Design Standards Page I6 Unless otherwise provided in the PUD the design standards shall follow the Chanhassen City Code Chapter 20 Article XXIII DIVISION 7.-DESIGN STANDARDS FOR COMMERCIAL,INDUSTRIAL AND OFFICE-INSTITUTIONAL DEVELOPMENTS OFFICE DISTRICT LOW DENSITY HOUSING DISTRICT I VILLAGE RETAIL DISTRICT I MULTI-FAMILY HOUSING DISTRICT RETAIL&HOSPITALITY DISTRICT The Master Plan identifies five distinct sub districts within Avienda. Each of these sub-districts outlined on the plan below) is defined by specific site development patterns and perhaps a distinctive character or image.The sub- districts complement one another as part of the overall plan.The sub-districts are shown the attached Sub-district Map They include: a. Sub-District 1 - Workplace—provides a location for uses with high concentrations of employees, such as medical/technology related office, and other corporate or institutional uses b. Sub-District 2 - The Village—provides the broadest variety, highest density and greatest intensity of development, encouraging both vertical and horizontal mixed use c. Sub-District 3 - Commercial—provides a location for larger scale retail and other auto-oriented commercial uses d. Sub-District 4 - Multi-Family—provides opportunities for high density senior or rental apartments e. Sub-District 5 - Low Density Residential—provides opportunities for small lot homes Material Classification Class I: a. Brick b. Natural stone Page 1 7 c. Glass d. Copper metal panels e. Specialty concrete f. Architecturally precast textured concrete panels Class II: a. Opaque panels b. Ornamental metal c. Architectural rockface concrete masonry unit d. Masonry stucco e. Exterior insulating finishing system (EIFS) f. Wood Other comparable or superior materials may be approved by Design Review Committee(DRC) and the Community Development Director The applicant should demonstrate that the PUD will provide for a high level of architectural design and building materials. While this requirement is not intended to minimize design flexibility, a set of architectural standards should be prepared for city approval. The primary purpose of this section is to assure the city that high quality design will be employed and that home construction can take place without variances or impact to adjoining lots. The PUD agreement should include the following: 1. Standards for exterior architectural treatments; 2. Streetscape requirements: a.Every building shall incorporate a streetscape, public realm space between the building 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. E. Development Site Coverage and Building Height 1.The PUD standard for hard surface coverage is 70% for the overall development. Individual lots may exceed this threshold,but in no case shall the average exceed 70 percent. Page 18 2.More than one (1)principal structure maybe placed on one(1) platted lot. 3.The maximum building height shall be: 1)Office District - three 2)Village Retail District Apartment 6 stories Retail 1 story Restaurants 1 story 3) Retail Hospitality District Hotel 3 stories Apartment 5 stories Retail 1 story 4) Multi- family District—four stories/40 feet 5) Low Density Housing District- 35 feet F. Parking requirements 1. Parking shall follow Chanhassen City Code ARTICLE XXIV. - OFF-STREET PARKING AND LOADING 2. There is no minimum parking setback when it abuts, without being separated by a street, another off-street parking area. 3. Drive thru must meet the following stacking requirements: Use Banks 8 vehicles (160 feet) Coffee shops 13 vehicles (260 feet) Restaurant 12 vehicles (240 feet) Pharmacies 5 vehicles (100 feet) G. Landscaping plan. An overall landscaping plan is required. The plan shall contain the following: 1. Boulevard plantings. Located in front yards shall require a mix of over-story trees and other plantings consistent with the site. Landscaped berms shall be provided to screen the site from major roadways,railroads and less intensive land uses. In place of mass grading for building pads and roads, stone or decorative blocks retaining walls shall be employed as required to preserve mature trees and the site's natural topography. 2. Exterior landscaping and double-fronted lots. Landscaped 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 and yard plantings. A minimum budget or plan for foundation plants shall be established and approved by the city. As each parcel is developed in the PUD, the Page9 builder shall be required to install plant materials meeting or exceeding the required budget or prior to issuance of certificate of occupancy or provide financial guarantees acceptable to the city. 4. Tree preservation. Tree preservation is a primary goal of the PUD. A detailed tree survey should be prepared during the design of the PUD and the plans should be developed to maximize tree preservation. 5. No fences shall be permitted between the required landscape buffer and arterial and collector roads. H. Signage The intent of this section is to establish an effective means of communication in the development, maintain and enhance the aesthetic environment and the business's ability to attract sources of economic development and growth, to improve pedestrian and traffic safety, to minimize the possible adverse effect of signs on nearby public and private property, and to enable the fair and consistent enforcement of these sign regulations. It is the intent of this section, to promote the health, safety, general welfare, aesthetics, and image of the community by regulating signs that are intended to communicate to the public, and to use signs which meet the city's goals: a. Establish standards which permit businesses a reasonable and equitable opportunity to advertise their name and service; b. Preserve and promote civic beauty, and prohibit signs which detract from this objective because of size, shape, height, location, condition, cluttering or illumination; c. Ensure that signs do not create safety hazards; d. Ensure that signs are designed, constructed, installed and maintained in a manner that does not adversely impact public safety or unduly distract motorists; e. Preserve and protect property values; f. Ensure signs that are in proportion to the scale of, and are architecturally compatible with, the principal structures; g. Limit temporary commercial signs and advertising displays which provide an opportunity for grand opening and occasional sales events while restricting signs which create continuous visual clutter and hazards at public right-of-way intersections. h. All sign shall comply with the city sign ordinance ARTICLE XXVI.—SIGNS unless otherwise permitted in this document. 1. Project Identification Sign Six project identification signs shall be permitted for the development. The location of the Project Identification signs shall be as follows: a. Southwest and southeast of the intersection of Sunset Trail and Lyman Boulevard. b. Southwest of the intersection of Powers and Lyman Boulevard. c. Northwest and southwest of the intersection of Powers Boulevard and Bluff Creek Boulevard. d. The most southeasterly corner of the development, facing Highway Page110 ti 41/4 1 ilk/ . .\ I 4 AV I E N DA Project identification signs shall not exceed 80 square feet in sign display area nor be greater than eight feet in height. The sign shall be setback a minimum of 10 feet from the property line and be located outside the sight distance triangle. The design and dimensions of the sign shall be identical throughout the development. 2. Off-premise directory sign a. The sign architectural structure shall not exceed 8 feet in height. b. The individual tenant sign panel area shall not exceed 8 square feet, 6 feet wide and 1' 4"high, no more than three panels per off-premise directional sign. c. The overall sign area shall not exceed 32 square feet. d. The sign shall be located outside of the sight triangle and shall not interfere with the driver's intersection sight distance. e. The sign shall maintain a minimum of 10 feet from the back of the curb. f. The sign shall maintain a 1.5-foot separation from trails/sidewalks. g. The sign shall not be illuminated. h. The sign shall not interfere with snow removal operations. i. The sign lettering shall not exceed 1 foot and have a uniform style. j. The sign shall only include the names and logos of the businesses. k. The sign design shall compliment the design and materials of the proposed buildings. Page 111 1. The applicant shall construct the sign. q f r 4 ft ; 14II't s' IC t I t t 1 TENANT Pm 40it' / 41 TE N AVEtR L____ m. Sixteen off-premise directory signs shall be permitted for the development. The location of the off-premise directory signs shall be as follows: a. Four corners of the intersection of Avienda Parkway and Sunset Trail b. Four corners of the intersection of Bluff Creek Boulevard and Sunset Trail. c. Four corners of each of the intersections of Avienda Parkway and Bluff Creek Boulevard. 3. Monument Sign a. Each lot shall be permitted one monument sign. One monument sign shall be permitted per lot with the exception of Lots 1 and 2, Block 5. These signs shall not exceed 24 square feet in sign display area nor be greater than 5 feet in height. b. All monument signs shall maintain a uniform architectural design that complements the I architecture of the buildings. Signage must consist of individual letter as required by the City Code. c. These signs shall be set back a minimum of 10 feet from the property line and be located outside the sight triangle. d. All monument signs shall face the internal streets (Avienda Parkway and Bluff Creek Boulevard.) Page 1 12 TENANT TENANT TENANT t I i I I i t d op , 1f'Y x' ;4s 1 I Y Page I13 4. Wayfinding Signs Way finding signs shall be permitted along the internal street located within Lots 1 and 2,Block 5. a. The sign shall not exceed 8 feet in height. b. The sign area shall not exceed 32 square feet. c. The sign shall be located outside of the sight triangle and shall not interfere with the driver's intersection sight distance. d. The sign shall maintain a minimum of 10 feet from the back of the curb. e. The sign shall maintain a 1.5 foot separation from trails and sidewalks. f. The sign shall not be illuminated. g. The sign shall not interfere with snow removal operations. h. The sign lettering shall not exceed 6 inches and have a uniform style. i. The sign shall only include the names and logos of the businesses and a directional arrow. j. The sign design shall compliment the design and materials of the proposed building. k. The sign shall not obstruct driver's views of any city owned street signage or railroad signage. 1. The sign will be owned and maintained by the developer. m. The applicant shall construct the sign. 5. Wall Signs a. The location of letters and logos shall be restricted to the approved building sign bands, the tops of which shall not extend above parapet height. The letters and logos shall be restricted to a maximum of 30 inches in height. All individual letters and logos comprising each sign shall be constructed of wood,metal, or translucent facing. b. Second story illuminated signs that can be viewed from neighborhoods outside the PUD site, are prohibited. c. Tenant signage shall consist of store identification only. Copy is restricted to the tenant's proper name and major product or service offered. Corporate logos, emblems, and similar identifying devices are permitted provided they are confined within the signage band and do not occupy more than 30% of the sign area unless the logo is the sign. Page 114 d. Wall signs are limited to two elevations per building. e. Single tenant buildings shall be permitted wall signs on two elevations only. The size of the sign shall be based on Table 1. Table 1 Max. Percent of Wall Area in Square Wall Area Feet(sq.ft.) 15% 0-600 13% 601-1,200 11% 1,201-1,000 96 1,001-2,400 7% 2,401-3,200 5% 3,201-4,500 3%,not to exceed 4,500+ 275 sq.ft. f. Halo Lit signs are permitted consistent with the wall area criteria, including maximum nits and only white. 6. Projecting sign (wall) a. Shall be limited to Lots 1 and 2, Block 5 b. Sign area shall not exceed 2 square feet and not project more than 2 feet from the building. 7. Festive Flags/Banners a. Flags and banners shall be permitted on approved standards attached to the building facade and on standards attached to pedestrian area lighting. b. Flags and banners shall be constructed of fabric or vinyl. r ' • c. Banners shall not contain advertising for individual users, Mi businesses, services, or products. d. Flags and banners shall project from buildings a maximum of two feet. f. Flags and banners shall have a maximum area of 10 square feet. g. Flags and banners which are torn or excessively worn shall be removed at the request of the city. I Page 1 15 8. Building Directory a. In multi-tenant buildings, one building directory sign may be permitted. The directory sign shall not exceed eight square feet. 9. On Premise Directional Signs a. On-premises signs shall not be larger than four(4) square feet. The maximum height of the sign shall not exceed five (5) feet from the ground. The placement of directional signs on the property shall be so located such that the sign does not adversely affect adjacent properties including site lines or confusion of adjoining ingress or egress) or the general appearance of the site from public rights-of-way. No more than four(4) signs shall be allowed per lot. The city council may allow additional signs in situations where access is confusing or traffic safety could be jeopardized. b. Bench signs are prohibited except at transit stops as authorized by the local transit authority. c. Signs and Graphics. Wherever possible, traffic control, directional, and other public signs should be consolidated and grouped with other street fixtures and furnishings to reduce visual clutter and to facilitate vehicular and pedestrian movement. A system of directional signs should also be established to direct traffic within the commercial area and away from residential areas. 10. Prohibited Signs a. Pylon signs are prohibited. b. Back lit awnings are prohibited. c. Window Signs are prohibited except for company logo/symbol and not the name. Such logo shall not exceed 10%of a window area. d. Menu Signs are prohibited. e. Signs employing mercury vapor, low pressure and high pressure sodium, and metal halide lighting; plastic panel rear-lighted signs. f. Signs on roofs, dormers, and balconies. g. Billboards. h. Back-lit awnings. i. Interchangeable letter boards or panels. j. Flashing signs. 11. Sign Design and Permit Requirements a. The sign treatment is an element of the architecture and thus should reflect the quality of the development. The signs should be consistent in color, size, and material and height throughout the development. A common theme will be introduced at the development's entrance monument and will be used throughout. b. All signs require a separate sign permit. Page 1 16 c. Wall business signs shall comply with the city's sign ordinance for the Neighborhood business district for determination of maximum sign area. Wall signs may be permitted on the"street" front and primary parking lot front of each building. Street Elements in Chanhassen Street Elements in Chanhassen FwMsNnis I tv.r.ti;:,,. 41110.1# I.S bench.I ril ihG Elwin l II S n.A Strfarn SM..M'Y14aq"Hi rxl. If1..547N.Vor4r$ S lr.ntr tat ipt.xMs I 1 Mandrils si'] j , j r-- li Jrai r too Pia rug PalP4.4"03 tow 11 Karnrs l I 1 AA 14 1•.l1i.j SUVA'Se 1S Lt..1 Trrw CAI,1.a1.‘,, 14 li...Woe!wrifil SWAN a 1I - - El' W 17 P.0514.11 firs Is nrenat4.%yr*. 11 Pid+l'EkYr4 MIs' 14 P..4[,ananrt i 71 Corn..PY.re Ptd U Lanrraal((annp. Cror.Al Furnishings 1111; \ i 7,_. L, 1 Banners/Special Lighting (Jr fyirs street eler,rr I R. ltEPqr, 10 2 Benches il F t3BikeRacks 4 Bollards 5 Bus Shelters t o- 6 Ornamental Light Pole Base 7 Kiosks 8 Newspaper Vending t 9 Trash/Recycling re (,,I Other furnishings rY __. Page 117 Plantings Ithifii 11.Continuous Planting Pit/Paving Bands 12. Hanging Baskets 13.Planters th ''. 14.Planting Screens 41 ft;15.Street Trees (With Grates) r • _t ' '' I t U, go- . 1 - `— Signage pimp" 16 Basic Way Finding Signage i I 1 —3 17 Pedestrian Lights I Li T 1. 0 L._ +.P— ,oe 0k - . 0 Mtnll YelUts Of. f TM marle 1Nde Hell 1 1 1 loOftp[7atl.Mite Page 118 Paving 18 Accessible Ramps 19 Paved Crosswalk(Stamped Concrete) 20 Corner Paving Pad 2lornamental Fencing I dilksplabx suit 1 Civic Art 22 Civic Art 0. ti I Page 1 19 PASSED AND ADOPTED by the Chanhassen City Council this 10th day of July, 2017. ATTEST: Todd Gerhardt, Cleric/Manager Denny Laufenburger,Mayor Published in the Chanhassen Villager on July 2017) g:\plan\2017 planning cases\17-10 avienda preliminary plat&pud\pud ordinance.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES,MINNESOTA FINDINGS OF FACT AND DECISION IN RE: Application of Landform Professional Services LLC — Planning Case No. 2017-10, Avienda Request for Preliminary Plat creating 17 lots, 3 outlots and dedication of public right-of- way for public streets (115.519 acres); and a Rezoning of 115.519 acres of property zoned Agricultural Estate District, A2, to Planned Unit Development-Regional Commercial District PUD-RC)including Exhibit A Avienda Design Standards; and Conditional Use Permit to encroach into the primary zone and required buffer for development in the Bluff Creek Corridor; Wetland Alteration Permit to 4.4659 acres of permanent wetland impacts and a Variance as shown in plans dated April 14, 2017, and June 13, 2017, to request to construct into the primary zone and required buffer for development in the Bluff Creek Corridor located at the southwest corner of Powers Boulevard and Lyman Boulevard. On May 16 and June 6, and June 20, 2017 the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Landform Professional Services LLC, for a Preliminary Plat,Rezoning to Planned Unit Development-Regional Commercial PUD-RC),Wetland Alteration Permit, Conditional Use Permit and Variances. The Planning Commission conducted public hearings on the proposed development preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak. Based on the City Council's review of the staff reports, the Planning Commission verbatim minutes, and testimony, the Council makes the following: FINDINGS OF FACT 1.The property is currently zoned Agricultural Estate District, A2 District. 2.The property is guided in the Land Use Plan for Office or Regional Commercial 3. The legal description of the property is: See Exhibit A. 4.SUBDIVISION The findings necessary for city council approval of the preliminary plat have been satisfied: a. The proposed subdivision is consistent with the zoning ordinance; 1 b. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; c. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater drainage are suitable for the proposed development; d. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; e. The proposed subdivision will not cause environmental damage; f. The proposed subdivision will not conflict with easements of record; g. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: 1. Lack of adequate stormwater drainage. 2. Lack of dedicated and improved public streets. 3. Lack of adequate sanitary sewer systems or no ISTS (individual sewer treatment system). 4. Lack of adequate off-site public improvements or support systems. h. Preliminary plat approval creating 17 lots, 3 outlots and dedication of public right-of-way, plans prepared by Landform dated April 14, 2017 and June 14 ,2017 is contingent upon the following conditions Engineering 1. Top and bottom elevations for all retaining walls shall be labeled on the plan set. 2. Landscaping between tiered walls shall be low or no maintenance. 3. A fence or other barrier is required at any location where a wall is greater than 6 feet tall and within 10 feet of a public right of way. 4. The following wall materials are prohibited: smooth face,poured in place concrete stamped or patterned is acceptable),masonry,railroad ties, or timber. Boulder walls are prohibited if the maximum height is greater than 6 feet. 5. All retaining walls shall be owned and maintained by a property-owners association. 6. The applicant shall revise their plan and relocate Wall F outside the buffer area of the adjacent wetland prior to grading the site. 2 7. As large, landscaped boulevards are proposed, the applicant shall add a note to the typical sections to identify a corridor for installation of private utilities such as power, communication, gas, etc. 8. The applicant shall show the road profiles and a horizontal alignment table in the plan set for all public roads prior to final plat. 9. The public roads constructed with this development are: Bluff Creek Boulevard, Avienda Parkway, Sunset Trail and Mills Drive. All other roads and drives constructed with this development will be privately owned and maintained. 10. The applicant proposes an Ultimate Plan for the Bluff Creek intersection with Powers Boulevard that includes two-lane entry into the roundabout. The City requires this Ultimate Plan be constructed at this time,but the roadway can be striped for one-lane only. 11. The applicant shall remove pavement and expand the median on the southern leg of the Powers Boulevard/Bluff Creek Boulevard intersection to remove the second left-turn lane from northbound Powers Blvd to westbound Bluff Creek Blvd. 12. Staff recommends the applicant add traffic calming measures to Avienda Parkway West near the residential areas of development. Specifically, the applicant shall incorporate pedestrian-friendly crossing features to the intersection at Mills Drive and Avienda Parkway West. 13. The applicant shall revise the width of Mills Drive to correspond with the existing Mills Drive section in The Preserve at Bluff Creek. 14. The applicant shall align the intersection of Mills Drive and the access to the apartment building with the parking ramp to form an intersection rather than offset as the current plan shows. 15. Sunset Trail will become a private roadway from Avienda Parkway to Bluff Creek Boulevard as it winds through the center of the development. When Block 5 and/or Lot 2, Block apply for site plan approval, this private road shall be constructed. 16. The plan for concrete sidewalk on the inside of Avienda Parkway shall be revised to a 5- foot width. 17. ADA-compliant pedestrian ramps shall be constructed at all intersections and median refuges per the MnDOT standard details. 18. The sanitary stub from MH 25 shall be no larger than the 8" downstream pipe and the slope shall be adjusted accordingly. 19. Sanitary service stubs shall be provided for the six twin home units proposed on Mills Drive. 3 20. Sanitary structures shall be moved out of the landscaped median and into the center of lanes for improved future maintenance access. 21. All sanitary sewer main constructed within the right-of-way in this project shall be publically owned and maintained. 22. Private sanitary main must be constructed to meet the City's requirements for public utilities. 23. The plan shall use 2017 Chanhassen standard detail plates, which are available on the City's website. 24. The proposed water main connection 570 feet north of the Bluff Creek Blvd/Powers Blvd intersection shall be removed. A water main connection from Avienda Parkway to Lyman Boulevard through the parking lot of Lot 3, Block 4 shall be installed. The applicant shall grant a drainage and utility easement for this publically owned and maintained connection. 25. Water service stubs shall be provided for the six twin home units proposed on Mills Drive. 26. Additional water main stubs shall be provided at the accesses for Lot 1, Block 4 and Lot 1, Block 5. 27. All water main constructed within the right-of-way in this project shall be publically owned and maintained. Private sanitary and water main must be constructed to meet the City's requirements for public utilities. 28. The applicant must show a maintenance access route for the pond at the bottom of Wall D. 29. The applicant must provide the total disturbed area of the proposed development. 30. Permanent stormwater management controls for Volume, Rate, and Water Quality are required per the Riley Purgatory Bluff Creek Watershed District(RPBCWD)rules. 31. The applicant must provide a figure clearly identifying the areas to be irrigated with areas quantified, which is not included in the current plans. 32. The proposed reuse system does not provide sufficient volume reduction per RPBCWD rules. It is recommended that the irrigation system is revised to provide further volume reduction. 33. The applicant must provide documentation that each of these ponds meets the Level 1, 2, and 3 criteria per the Minnesota Stormwater Manual to ensure that they will produce the calculated water quality benefits. 34. The applicant must provide the annual runoff volumes to each wetland for the pre- and post-project conditions. 4 1 35. The applicant must provide further information on the bounce and inundation periods for each of the identified critical wetlands. The bounce and inundation changes caused by the project must be in compliance with WCA requirements. 36. The twin home units must pay a water and sanitary service partial hook-up fee when Lot 1, Block 2 and Lot 1, Block 3 are replatted at the rate in place at that time. The remaining hook-up fees would be paid with the building permits. 37. The developer shall work with the Building Department to determine the City SAC and WAC fees for commercial and multi-family buildings. The hook-up fees for commercial and multi-family buildings are due with the building permit at the rate in place at that time. 38. The developer shall pay this site's portion of the 2005 AUAR costs-which is $25,836.70 with the final plat. 39. Collector and Arterial Roadway Traffic Impact Zone fees will be collected with the final plat. The fee will be based on the commercial rate of$3,600 per acre and a residential rate of 2,400 per acres. 40. The developer shall escrow funds for installation of traffic signals at Sunset Trail, Powers Boulevard and Audubon Road. The escrow amount shall be based on the Carver County's cost participation policy as published on their website. 41. The proposed redevelopment will need a Riley-Purgatory—Bluff-Creek Watershed District(RPBCWD)permit prior to beginning construction activities. 42. It is the applicant's responsibility to ensure that permits are received from all other agencies with jurisdiction over the project(i.e., Army Corps of Engineers, DNR, MnDOT, Carver County, RPBC Watershed District, Board of Water and Soil Resources, PCA, etc.). 43. A drainage and utility easement shall be placed over Outlot B. 44. The developer shall dedicate the Conservation Easement containing the Bluff Creek Primary Zone to the City. 45. Provide a cross access easement to Lot 4, Block 1 Landscaping 1. No development encroachment on the Bluff Creek Overlay District primary zone shall be allowed nor fragmentation of the primary zone area. 2. The access route shall follow the shortest route from Camden Ridge to the proposed development. 5 3. The applicant shall submit an overall landscape plan that shows proposed landscaping for the overall site including items such as parking lots, perimeter, foundation and open space areas. 4. Parking lot islands shall be linear areas incorporating planting area and stormwater management. 5. If the applicant chooses to install the minimum requirement sizes of parking lot landscaping islands, then if the proposed plan remains committed to individual landscape islands, then silva cells, engineered soil or other accommodations must be used in order to insure the survival of the trees. 6. No more than 20% of the total trees should be from any one genus and no more than 10% should be from any one species. 7. A reuse watering system should be considered to irrigate all plantings within the site. 8. Drought tolerant plants shall be incorporate into the overall landscape plan. 9. Proposed landscaping plant materials shall be selected based on site conditions. 10. At a minimum, overall tree cover should be at least 20-25% or higher in commercial areas and a minimum of 30-35% or higher in residential areas. 11. Any landscaping located within the ROW or the median shall be covered by an encroachment and maintenance agreement Park and Trail 1. Incorporate meaningful park-like places, including the provision of appropriate recreation equipment, site furnishings, and landscaping adjacent to residential components. 2. Preserve the woodlands identified in the Bluff Creek Overlay District. Provide a blanket trail easement over the entire preserved area to accommodate the installation of natural surface public trails. 3. Provide an attractive public trail connection from the north entering the Bluff Creek Overlay District. 4. Incorporate traffic calming into all pedestrian crossing locations. 5. Full park dedication fees shall be collected per city ordinance in lieu of requiring parkland dedication. Building Official Comments 6 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. Fire Department Comments The east and west bound driving lanes of Bluff Creek Boulevard extending from Powers Boulevard to the existing Bluff Creek Boulevard be increased from 16 feet to 20 feet curb to curb. This is in order for emergency apparatus to safely pass cars and trucks once they pull over and stop. 5.CONDITIONAL USE PERMIT The conditional use permit meets the following requirements for approval: a.Will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. b. Will be consistent with the objectives of the city's comprehensive plan and this chapter. c.Will be designed, constructed, operated and maintained so to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. d. Will not be hazardous or disturbing to existing or planned neighboring uses. e.Will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. f.Will not create excessive requirements for public facilities and services and will not be detrimental to the economic welfare of the community. g.Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare due to excessive production of traffic, noise, smoke, fumes, glare, odors, rodents or trash. 7 h. Will have vehicular approaches to the property which do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. i.Will not result in the destruction, loss or damage of solar access, natural, scenic or historic features of major significance. j.Will be aesthetically compatible with the area. k. Will not depreciate surrounding property values. 1.Will meet standards prescribed for certain uses as provided in this article. 6.WETLAND ALTERATION PERMIT The wetland alteration permit meets the following standards for approval: a.The alteration will not have a net adverse effect on the ecological and hydrological characteristics of remaining wetland. b. It shall be located as to minimize the impact on vegetation. c.It shall not adversely change water flow. d. The size of the altered area shall be limited to the minimum required for the proposed action. e.The disposal of any excess material is prohibited within remaining wetland areas. f.The disposal of any excess material shall include proper erosion control and nutrient retention measures. g. Alterations to any wetland area are prohibited during waterfowl breeding season or fish spawning season, unless it is determined by the city that the wetland is not used for waterfowl breeding or fish spawning. h. Alterations to wetland areas shall be mitigated in accordance with the requirements of this article if the activity results in a loss of wetland area and/or function and value of the wetland. i.Dedicated buffers in accordance with section 20-411. 7. VARIANCE A variance may be granted if all of the following criteria are met: a. Variances shall only be permitted when they are in harmony with the general purposes and intent of this chapter and when the variances are consistent with the comprehensive plan. Response: The proposed development's encroachment into the Bluff Creek primary zone does not meet the standards for granting the variance since they could, but do not 8 avoid impacts to the primary zone. The Intent of the PUD district is create ..."a more sensitive proposal than a standard zoning district." The intent was to protect a natural corridor from the source to the convergence with the Minnesota River that would allow for wildlife migration, habitat protection, green space preservation,recreational opportunities, educational opportunities,protection of the bluff areas from erosion, and protection of the water quality of Bluff Creek. b. When there are practical difficulties in complying with the zoning ordinance. Practical difficulties," as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by this chapter. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. Response: The development could be designed to avoid impacts to the Bluff Creek primary zone. The PUD zoning district allows for density and green space transfer. c. That the purpose of the variation is not based upon economic considerations alone. Response: The development gains economic value by expanding into the Bluff Creek primary zone. Impacts to the primary can be avoided. The PUD zoning district allows for density and green space transfer. d. The plight of the landowner is due to circumstances unique to the property not created by the landowner. Response: The development could be designed to avoid impacts to the primary zone. The PUD zoning district allows for density and green space transfer. e. The variance, if granted, will not alter the essential character of the locality. Response: The encroachment into the primary zone would alter the natural environment within this area. If granted, this will be the second variance of this type within the Bluff Creek Overlay District in this area. The other was approved as part of the Powers Crossing development allowing grading up to the primary zone boundary,but not encroaching into the primary zone, which was never built. The Bluff Creek Overlay District was intended to preserve the natural corridor along Bluff Creek for aesthetic, recreational, wildlife and water quality functions. As Section 20-1551 of the City Code states, "significant natural features should impact development rather than development impacting significant natural features." f. Variances shall be granted for earth-sheltered construction as defined in M.S. § 216C.06, subd. 14, when in harmony with this chapter. 9 Response: This criteria does not apply. 8. REZONING The proposed rezoning meets the required standards for approval:: a. The proposed zoning has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. b. The proposed zoning is or will be compatible with the present and future land uses of the area. c. The proposed zoning conforms with all performance standards contained in the Zoning Ordinance. d. The proposed zoning will not tend to or actually depreciate the area in which it is proposed. e. The proposed zoning can be accommodated with existing public services and will not overburden the city's service capacity. f. Traffic generation by the proposed use within the zoning district is within capabilities of streets serving the property. 9.The planning report #17-10 dated May 16 and June 6th, 2017, and June 20, 2017 prepared by Kate Aanenson, et al, is incorporated herein. DECISION City Council approves the proposed development including a Preliminary Plat creating 17 lots, 3 outlots and right-of-way for public streets (approximately 115 acres); Rezoning of property to Planned Unit Development—Regional Commercial, PUD-RC; a Wetland Alteration Permit for the grading and filling of wetlands; and Conditional Use Permit for development within the Bluff Creek Overlay District, and denies the Variance for encroachment and construction in the Bluff Creek Primary Zone for the construction of the development; as shown in plans dated April 14, 2017 and June 13, 2017. ADOPTED by the Chanhassen City Council this 10th day of July, 2017. Chanhassen City Council BY: Mayor 10 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES CONDITIONAL USE PERMIT#2017-10 1. Permit. Subject to the terms and conditions set forth herein,the City of Chanhassen hereby grants a conditional use permit for the following use: the grading and construction of Bluff Creek Boulevard and minimal grading in the secondary zone to construct driveway access to the senior housing site proposed on Lots 5 and 6,Block 1, Avienda Addition, Carver County, Minnesota For the Avienda development project to develop within the Bluff Creek Overlay District. 2. Property. The permit is for the following-described property located at the Southwest corner of Lyman Boulevard and Powers Boulevard northwest of U.S. Highway 212 subject property") in the City of Chanhassen, Carver County, Minnesota: All Lots, Blocks and Outlots,Avienda Addition, Carver County,Minnesota 3. Conditions. The permit is issued subject to the following conditions: a. The developer shall maintain the Outlot A, Avienda subdivision for permanent open space. b. No encroachment in to the primary zone will be allowed. c. Monument signs indicating the Bluff Creek Overlay District shall be placed at every property corner and angles with signs no more than 150 feet apart. d. The least amount of impact possible to the primary zone shall be taken for Bluff Creek Boulevard extension. e. Bluffs must be preserved as set forth in Article XXVIII of city code. f. Density transfers can be used to cluster development in areas where the location of the primary zone makes portions of the site unsuitable for development. g. Natural habitat areas within the primary zone must be preserved as open space. h. The primary zone must be 100 percent open space. i. All structures, except access driveways and and retaining walls must be set back at least 40 feet from the primary zone. 1 j. The first 20 feet of the setback from the primary zone should not be disturbed. If disturbed,the applicant shall submit a plan for the restoration of areas adjacent to the Bluff Creek primary zone with species consistent with the city's Bluff Creek Watershed Natural Resources Management Plan. 4. Termination of Permit. The City may revoke the permit following a public hearing for violation of the terms of this permit. 5. Lapse. If within one year of the issuance of this permit the authorized construction has not been substantially completed or the use commenced,this permit shall lapse,unless an extension is granted in accordance with the Chanhassen Zoning Ordinance. 6. Criminal Penalty. Violation of the terms of this conditional use permit is a criminal misdemeanor. Dated: July 10,2017 CITY OF CHANHASSEN By: Denny Laufenburger,Mayor SEAL) By: Todd Gerhardt,City Manager STATE OF MINNESOTA ) ss COUNTY OF CARVER ) The foregoing instrument was acknowledged before me this day of 2017,by Denny Laufenburger Mayor and Todd Gerhardt, City Manager,of the City of Chanhassen, a Minnesota municipal corporation,on behalf of the corporation and pursuant to authority granted by its City Council. 2 Notary Public DRAFTED BY: City of Chanhassen P.O. Box 147 7700 Market Boulevard Chanhassen, MN 55317 952) 227-1100 g:\plan\2017 planning cases\17-10 avienda preliminary plat &pud\cup doc.docx 3