2017-04-13 Avienda Design GuidelinesDEVELOPMENT DESIGN GUIDELINES
DEVELOPMENT DESIGN GUIDELINES
Contents
Overview— 5
Introduction To Design Guidelines
Application
Implied Responsibility
Part One: Overall— 7
Overview
Context— 8
Overview
Recommendations
Objectives
Street Hierarchy— 9
Overview
Recommendations
Streetscape— 10
Overview
Recommendations
Objectives
Street Lights
Parking— 12
Overview
Recommendations
Objectives
Minimum Standards
Loading Areas
Architecture — 13
Overview
Signage— 14
Overview
Objectives
Definitions
Standards
Stormwater
Management— 19
Overview
Objectives
Recommendations
Public Spaces— 20
Overview
Recommendations
Objectives
Part Two: Sub-district
Guidelines— 23
Overview
Public Realm/Streetscape
Plazas
Sub-District 1 - Office — 25
Public Realm/Streetscape
Site Development
Architectural Character
Sub-District 2 - The Village
— 26
Public Realm / Streetscape
Architectural Character
Signage
Streetscape Character
Gathering Space - Live/Relax
Gathering Space - Work/Play
Sub-District 3 - Retail and
Hospitality — 40
Public Realm / Streetscape
Architectural Character
Sub-District 4 - Multi-Family
Residential— 42
Public Realm/Streetscape
Site Development
Architectural Guidelines
Sub-District 5 - Low Density
Residential— 43
Public Realm/Streetscape
Site Development
Version: 2017 Apr 13
DEVELOPMENT DESIGN GUIDELINES Introduction – 5
Purpose
These guidelines set basic parameters, describe preferences and illustrate
design intent. They serve as a framework within which creative design can and
should occur. There is no one prescribed solution, but many options that can
meet the basic requirements and intent of this document.
Application
The format and content of these guidelines are specifically tailored for use as
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
section highlights specific guidelines that apply to each sub-district.
Implied Responsibility
All participants in the development of this project area must recognize the
local and community impacts of this project and the various systems that
play an important role. Each building must fit within the context of the entire
plan. Individual projects must complement, not compete with, adjacent
development in terms of public space, walk and trail connections, stormwater
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.
Overview
Avienda (Pronounced: Ah-vee-EN-da) is a district with “elegant vitality”, fulfilling
the city of Chanhassen’s vision to become one of the region’s most vibrant,
prosperous communities. Located at the confluence of Highway 212 and
Powers Boulevard, Avienda offers a desirable, diverse shopping and lifestyle
destination with convenient access.
As a gateway to the City of Chanhassen, development in Avienda should blend
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
authentic to the region.
Design Drivers
• Timeless architectural features and forms
• A color palette drawn from earth tones and natural elements
• A safe, balanced network of pedestrian, bicycle and automobile access
• Inclusive opportunities to relax and gather
• Lush, resilient plantings with multi-season interest
• Responsible resource use
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.
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 7
Part One: Overall
Overview
There are a number of standards that apply to the entire Avienda development
including recommendations for stormwater management, parks, streets, land
use, parking, transit and other development components. Many of these overall
Avienda guidelines overlap, or are integrated with one another. For ease of
discussion they are categorized according to the same list of ‘layers’ that formed
the basic structure for the Guidelines:
• Context – local, city, regional
• Street Hierarchy--access, circulation, arrangement
• Streetscape—preferred design, location
• Parking -- quantity, location, type
• Architecture - preferred uses, horizontal/vertical mixed use, built form,
character of development
• Signage—design, location, quantity, type
• Stormwater Management-- surface water features, stormwater
management
• Open Spaces – trails and plazas
It is essential that proposed design solutions for development projects and
other improvements within Avienda demonstrate an understanding of the
interplay between these layers.
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Lyman Boulevard
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Bluff Creek Boulevard
Avienda Parkway
Regional Map
Legend
Stall
Future Traffic Signal
Existing Traffic Signal
Stall Count
Public Right Of Way
Regional Commercial
Office
High Density Residential
Medium Density Residential
Preservation
Ponding
Notes
Development plan shown for schematic
purposes only and subject to change.
DP5.2
DEVELOPMENT PLAN
MARCH 27, 2017
NORTH 0 150 300
Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.
AVIENDA
R R
in collaboration with: LEVEL 7 DEVELOPMENT
RSP ARCHITECTS WELSH AND COLLIERS
AVIENDA Chanhassen, MN
Wetland and Buffer
Development Data
Section
Gross
Area
(Acres)
Net
Developable
Area
(Acres)
Building
Area (S.F.)Parking
Stalls
Units/
Beds
Parking
Ratio
(Stalls per
1,000 S.F.
or per Unit)
9.55 9.55 98,000 491 5.0
1.45 1.45 8,000 48 5.3
6.97 6.97 183,000 365 225 1.6
9.34 7.67 76,000 n/a 38
5.32 4.91 50,000 273 5.5
1.64 1.64 16,000 35 2.2
4.02 4.02 50,000 305 6.1
4.39 4.39 50,000 315 6.3
1.46 1.37 8,000 90 11.3
1.51 1.30 8,000 84 10.5
2.24 2.07 8,000 119 14.9
1.27 1.27 6,000 75 12.5
19.78 19.78 151,000 807 5.3
7.92 7.92 86,000 430 5.0
2.27 2.27 39,000 145 100 1.5
6.03 6.03 278,200 375 250 1.5
15.93 0.00 n/a n/a
17.12 0.00 n/a n/a
1.66 0.00 n/a n/a
Total 119.87 82.61 1,115,200 3,957 613 n/a
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 8
Context
Overview
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
development project, whether a single building, one lot, or a series of blocks,
must provide reasonable links to these systems as a primary design objective.
Recommendations
To ensure that Avienda takes full advantage of local and regional systems,
development should:
• Provide safe, easily recognized connections to city, county and state trail
corridors
• Make provisions for public amenities and encourage their use
• Tie into, and improve, the Chanhassen utility network
• Integrate with and complement the existing (and future) street
framework
• Become an integral part of the city and county drainage/stormwater
management plan
Objectives
• Stormwater shall be managed to the maximum extent practicable to
meet the requirements of the watershed, city and other agencies. Where
stormwater features are visible, they should support the aesthetic design
of the development
• Bikeways and pedestrian routes in Avienda must be designed for safety
and ease of access.
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 9
Street Hierarchy
Overview
The Development Master Plan defines a strategy for the layout of public
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
at intersections, proposed adjacent land use and desired aesthetic character.
These guidelines promote a system that balances pedestrian and vehicular use.
Recommendations
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:
• Provide a street network that distributes pedestrian and vehicular traffic
throughout Avienda (many choices or travel paths)
• Promote improvements that invite pedestrian and bicycle use including
wide sidewalks, streetscape amenities and designated bicycle trails
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 10
Conceptual Roadway Lighting
Conceptual Pedestrian Lighting
Streetscape
Overview
Amenities within the public right-of-way - and private portions of the
pedestrian realm - play an important role in the aesthetics and placemaking of
the Avienda streetscape:
• Plazas and public gathering spaces
• Street/sidewalk character and streetscape elements
• Bicycle/pedestrian connections
• Residential courts and other private green space
The goal is to foster a safe and welcoming public realm that will invite
pedestrian activity, promote traffic calming and encourage community
gathering. Street trees, lighting and decorative fencing frame corridors and
outdoor rooms. Special pavements, street furniture, public art and layered
plantings will enhance points of interest and transition.
Recommendations
GIve pedestrian scale to otherwise vast open parking lots, streets and plazas by:
• Incorporating boulevard, median, and parking island trees to frame
space and provide shade
• 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
• Placing benches, seating, wayfinding kiosks and litter receptacles with
regularity along trail loops
Objectives
Creative design solutions for streetscape improvements should include:
• Streetscape improvements that provide traffic calming
• Inviting streetscapes that balance the needs of automobiles and
pedestrians, and draw you into and through Avienda
• A marriage of building design and streetscape design that encourages
active spaces near the streets
Street Lights
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.
Lighting design:
Conceptual Roadway Lighting - BEGA brand 77836 (single pole top luminaires)
and 77841 (double pole top luminaires) have been chosen for their quality and
aesthetic.
Conceptual Pedestrian Lighting - BEGA brand 77210 (pole top luminaires) have
been chosen for their quality and aesthetic.
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 11
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Birds eye of Bluff Creek Boulevard
Section
STREETSCAPE CHARACTERISTICS
CHARACTER
Natural
Urban
MAINTENANCE
Low
High
PLANTING DENSITY
High
(screening)
Low
(visibility)
PRIMARY USERS
Automobile
Long Term
Impact
SITE PRIORITY
Immediate
Impact
Pedestrian
Landscape enhancements at intersections
Consistently planted median with thematic tie-ins to Avienda brand
Swamp White Oak River Birch
Street Trees
Red Oak
Northwood MapleDiscovery Elm
White Oak
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 12
Lush plantings with year round interest and low water use.
Avienda Sub-District Map
Comfortable pedestrian connections within parking lots.
Screen loading areas with high-quality materials that are consistent with the principal building.
Parking
Overview
Balancing the realities of auto-related necessities and the desired character of
Avienda is a significant challenge. The goal is to provide adequate parking; both
quantity and location, while promoting new strategies that support the overall
needs of Avienda. Parking will be provided through a combination of on-street
spaces, off-street surface lots and structured ramps to support the mix of uses
at Avienda.
Parking structures should contribute to the overall character and image of
Avienda. Ramp design should include elements, colors and materials that
reflect, or complement surrounding buildings. Liner stores/units or other street
level uses should be integrated into ramp design.
Recommendations
Parking guidelines encourage the following:
• Provide a combination of fencing and landscaping to minimize the
prominence of parking areas from important views
• Explore options to integrate stormwater management requirements into
parking area design
• Landscaped parking islands intended for tree plantings must include
adequate soil volume for healthy tree growth. Generally, provide one to
three cubic feet of soil volume per one square foot of tree canopy area
Objectives
The primary objective is to provide a balance of surface lots, on-street and
structured parking, with ample quantities and close proximity to serve the mix
of uses in Avienda. In addition to providing adequate space, quality design is
crucial. The framework for Avienda encourages creativity, innovation, quality
and attention to detail in the project development, including parking solutions.
Minimum Standards
Parking in Avienda is intended to be shared to the greatest extent practicable
in all mixed-use areas. Parking shall be provided under any of the following
arrangements:
• Shared parking arrangements between nearby uses are encouraged in
all subdistricts
• Within Sub-District 2 parking on individual parcels serving individual
uses may be provided if designated and approved as part of the master
plan
Loading Areas
Loading areas and docks shall be placed on the building’s least visible elevation.
Loading areas shall be screened from public streets and residential areas
through landscaping and building design measures.
Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC.
in collaboration with:LEVEL 7 DEVELOPMENT • RSP ARCHITECTS • WELSH AND COLLIERS 02.14.2017
AVIENDA • Chanhassen, MN
CONCEPT USE ANALYSIS DP 5.0
*Site plan is for
illustrative purposes
only and may change.
1
2
34
5 2
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 13
Architecture
Overview
The architectural guidelines are intended to encourage an integration of
both traditional and contemporary design. Buildings should have a balanced
horizontal / vertical rhythm of windows, offsets, roof lines, materials, and
entrances. Buildings should be highlighted by massing variety that includes
transition lines. Main entrances of buildings should be clearly identifiable
and timeless architectural materials, features, and forms should be integrated
into the design. Architectural designs should provide high-quality design,
measured, to a great degree, by the pedestrian experience along the street and
sidewalk and by an architectural expression that provides character without
being obtrusive, or artificial. The quality of the materials selected shall be
guided by the design drivers and classified in the Material Classification table.
Recommendations
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
character and mix of uses. It is crucial that the design and location of buildings
address these architectural guidelines with specific emphasis on the following:
• Promote an animated street presence with a mix of street-level uses,
interesting building facades, doors and windows on the street where
appropriate, careful design of lighting, awnings, signage and other
elements that animate the pedestrian experience
• Promote variety in building design, character and expression; not one
theme or building style, but a thoughtful integration of many design
solutions
• Promote a variety of building types, including a range of height,
scale and proportion that supports an integrated mix of shopping
destinations, food venues, service businesses, commercial office options,
and other mixed uses
• Building location is as important as building style; special architectural
elements, character, transparency and a higher level of materials
and detailing should be used to highlight corridors and crossroads
throughout the project
• Encourage the use of high-quality materials (as listed under the material
classifications), suggesting a preference toward native materials, with
respect for local building techniques
• Minimize the impact of all mechanical equipment; as viewed from
ground levels at a variety of locations. All mechanical equipment located
on the roof or around the perimeter of a structure shall be screened
natural stonestucco/eifs
greenscreen
-steel structure and “greenscreen”
mesh infill creates living scrim walls
of vines
storefront system
-clear anodized aluminum storefront
system with green tinted glass and
spandrel glass
-copper roof and facade panels
copper metal panels
steel structure and angled louvers
create filtered shade
shade trellis Material Classification*
Class I:
• Brick
• Natural stone
• Glass
• Copper metal panels
• Specialty concrete
• Architecturally precast textured concrete panels
Class II:
• Opaque panels
• Ornamental metal
• Architectural rockface cmu
• Masonry stucco
• Exterior insulating finishing system (EIFS)
• Wood
*Other comparable or superior materials may be approved by
Design Review Committee (DRC)
by a raised parapet, by comparable and compatible exterior building
materials, or painted to complement the building materials in order to
diminish its impact. Incidental rooftop equipment deemed unnecessary
to be screened by the City shall be of color to match the roof or the sky,
whichever is more effective.
• Equipment used for mechanical, processing, bulk storage tanks, or
equipment used for suppressing noise, odors, and the like that protrudes
from a side of a building or is located on the ground adjacent to a
building shall be screened from public view as much as practical with
materials matching the design of the building. Where miscellaneous
exterior equipment cannot be fully screened with matching building
materials, landscaping may be used as additional screening.
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 14
Sign Master Plan
Signage
Overview
Signage within Avienda should provide a system for clear wayfinding for all
modes of transportation and should ensure successful business operation while
maintaining Avienda’s brand. The Master Sign Plan identifies key sign locations.
Developments shall apply to the City of Chanhassen for sign permitting.
Objectives
Signage should be used as a tool to help identify businesses and
neighborhoods within Avienda and should have elements that are focused on
its pedestrian nature as well as the signage needs for businesses. Signage and
lighting which is integrated into the design of the building is encouraged.
Definitions
Sign, development identification means a permanent ground, low profile
sign which identifies a specific residential, industrial, commercial or office
development and which is located on the premises of the development which it
identifies.
Sign, business directory means a sign which identifies the names of specific
businesses located in a shopping center, medical center or commercial,
industrial or office development project which is located on the premises or
entrance of the center or development so identified.
Sign, informational means a sign containing descriptions of major points of
interest, government institutions or other public services such as hospitals,
sports facilities, etc.
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 15
Development Identification, Type 1 with Business Directory-1 Sign in background
Business Directory-1 Sign
Informational Signage
one sign at the intersection of Lyman and Powers and one sign at the
western entry to the project from Bluff Creek Boulevard as shown on the
Signage Plan
These signs located around the periphery of the Avienda development are
allowed as shown on the signage plan and shall have consistent materials and
colors.
A Business Directory-1 Sign is allowed as part of a holistic design coordinated
with Development Identification, Types 1 and 2 or as a single freestanding sign
on Powers Avenue. The sign shall coordinate with the materials of the Gateway
Monuments. Tenant sign panel may be 8 sf, 6’-0” wide x 1’-4” tall, up to (3) three
signs per monument.
Standards
Signs, Informational
The pedestrian oriented nature of Avienda requires unique signage that will
build on the design concepts for the development. These types of signs include
street signs and wayfinding signs. Such signage shall be allowed on public
spaces as needed to provide information and wayfinding. No advertising shall
be allowed on Informational Signs except for community events.
Sign, Development Identification
The Avienda Development has a variety of gateways in varying scales. Three
sizes of signs address those varying scales:
• Development Identification, Type 1 includes two signs on Powers Boulevard
• Development Identification, Type 2 includes one sign on the project
retaining wall facing Highway 212
• Development Identification, Type 3 includes one sign on Lyman Avenue,
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 16
Below and Right: Natural stone materials are
preferred for sign bases of all scales.
Above: Business Directory-2 Sign with
multiple tenants
Avienda Sub-District Map
Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC.
in collaboration with:LEVEL 7 DEVELOPMENT • RSP ARCHITECTS • WELSH AND COLLIERS 02.14.2017
AVIENDA • Chanhassen, MN
CONCEPT USE ANALYSIS DP 5.0
*Site plan is for
illustrative purposes
only and may change.
1
2
34
5 2
Business Directory-1 Sign as part of Development Identification Sign, Type 2, view to northwest
from Powers Boulevard
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
shall not interfere with pedestrian or vehicular circulation
• Projects with multiple tenants in a single building shall coordinate
project signage as part of a holistic design.
Business directory signs within District 2 should incorporate the Village brand
identity of Avienda.
Prohibited signs
The following signs are prohibited:
• Signs employing mercury vapor, low pressure and high pressure sodium
and metal halide lighting; plastic panel rear-lighted signs.
• Signs on roofs, dormers, and balconies
• Billboards
• Back-lit awnings
• Interchangeable letter boards or panels
• Flashing signs
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 17
Building Signs
The following parameters apply to building signs. Local authority review,
approval, and permitting is also required. All storefront signage and graphics
are to be first reviewed and approved. All sign packages are to include:
• Locations
• Sizes
• Style of lettering
• Materials
• Types of illumination
• Installation details
• Logo design
No roof mounted signs are permitted
Store identification signs shall be limited to the Purchaser/Lessee’s trade name.
The Purchaser/Lessee must use a crest, shield, logo, or other establishment
corporate insignia, the area of which shall be included within the allowable sign
area
Any sign, notice, or other self-illuminated signs, located in the interior of the
premises and easily legible from the exterior, except those which are required
by law, code, ordinances, or regulations, will be allowed only if permitted by the
City of Chanhassen
All attachment devices, wiring, clips, transformers, lamps, tubes, bulbs, light
sources, manufacturers labels and plates, and other mechanisms for signage
shall be concealed from public view
Letters may be interior-illuminated with lamps wholly within the depth of the
letter
Only the following types of storefront signage will be permitted:
• Individual dimensional work or metal back-lit (“halo effect”) letters.
• Internally-illuminated channel letters with opaque metal sides and
translucent plastic faces.
• No exposed crossover, raceways, ballast boxes, or transformers will
be permitted for wall mounted signs. Raceways needed to support
otherwise floating letters (not mounted to a wall) shall be painted to
match adjacent building. All penetrations of the building structure
required for sign installation shall be seating in a water tight condition
and shall be patched to match adjacent finish
The following types of signs and sign components and devises will not be
permitted unless otherwise approved:
• Moving, rotating, or revolving signs
• Exterior changeable letters or signs
• Noisemaking signs
• Signs painted directly on the storefront sign band
• Signs employing flashing, flickering, changing or moving lights of any
kind
• Inflatable signs
Examples of some features that align with this intent are shown at right.
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 18
Large Tenant Retail Signage
Large Tenant Retail Signage
• Calculations apply to tenants with more than 10,000 sf of leasable area
• Signage shall be integrated into the architectural features of the façade
to which they are attached
• Maximum signage area is calculated at 15% of wall area for each building
• Maximum area calculation may transfer to other storefronts, leased by
the same tenant to increase tenant visibility to surrounding streets
• Wall-mounted signs shall not project more than 10” from the building.
Cabinet signs are prohibited.
• Service/secondary signage maximum area is 2 sf
Table 1
Max. Percent of
Wall Area
Wall Area in Square
Feet (sq. ft.)
15%0-600
13%601-1,200
11%1,201-1,800
9&1,801-2,400
7%2,401-3,200
5%3,201-4,500
3%, not to exceed
275 sq. ft.4,500+
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 19
Stormwater Management
Overview
Stormwater management will be handled with a mix of surface ponds,
raingardens, permeable pavement, filtration, underground chambers, and a
reuse irrigation system. The mix of systems will provide an environmentally
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
Stormwater management facilities will be for the most part installed and
maintained by the master developer. Individual development projects should
implement additional management features, as feasible, depending on their
specific situations.
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 20
Public Spaces
Overview
Avienda healthy living brand seeks to incorporate a full menu of activity choices
for visitors and residents. The plan links the existing neighborhood and trails
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
additional public space throughout Avienda. Private development will share
the responsibility to provide inviting, innovative and useable green space as
integral parts of individual parcel site design.
Recommendations
The Design Guidelines encourages the following:
• Private development should provide inviting gathering space as integral
parts of each development project
• Create signature water features (ponds, pools, fountains, waterwalls) as
major visual amenities throughout Avienda
• Small pedestrian nodes should highlight transition points within Avienda
and provide respite along particularly long stretches of trail
Objectives
Based on the Development Master Plan for Avienda, a variety of public and
private green space is proposed including:
• Each project within Sub-Districts 1, 2, 3, and 4 will provide intentional
plazas or green areas as integral components of site development and
building design
• A pedestrian node should include seating, a litter receptacle and shade
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
PEDESTRIAN NODE CHARACTERISTICS
CHARACTER
Natural
Urban
MAINTENANCE
Low
High
PLANTING DENSITY
High
(screening)
Low
(visibility)
PRIMARY USERS
Pedestrian
Automobile
Long Term
Impact
SITE PRIORITY
Immediate
Impact
Views of plantings and pedestrian nodes along primary pedestrian routes
Avienda Sub-District Map
Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC.
in collaboration with:LEVEL 7 DEVELOPMENT • RSP ARCHITECTS • WELSH AND COLLIERS 02.14.2017
AVIENDA • Chanhassen, MN
CONCEPT USE ANALYSIS DP 5.0
*Site plan is for
illustrative purposes
only and may change.
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2
34
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DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 21
Pedestrian Circulation Model
Swamp White Oak
Pink Spires Crabapple Red Jewel Crabapple
Red OakRiver Birch Northwood MapleDiscovery Elm
Street Trees
Pedestrian Interest
Eastern White Pine Crimson Spire Oak
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 22
Bluff Area Trailhead
• Create a naturalistic
experience within Avienda
• Work with existing terrain and
vegetation
• Add site amenities, wayfinding
trees and ornamental plants at
key nodes
SITE CHARACTERISTICS
CHARACTER
Natural
Urban
MAINTENANCE
Low
High
PLANTING DENSITY
High
(screening)
Low
(visibility)
PRIMARY USERS
Pedestrian
Automobile
Long Term
Impact
SITE PRIORITY
Immediate
Impact
Sub-Districts – 23DEVELOPMENT DESIGN GUIDELINES
Part Two: Sub-district Guidelines
Overview
The Master Plan identifies five distinct subdistricts 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 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,
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
• Sub-District 5 - Low Density Residential – provides opportunities for
small lot homes
Development plans must respond to the overall Avienda Design Guidelines
described in Part One, but also the following detailed framework for each sub-
district. To further clarify and illustrate proposed features in the Master Plan,
these sub-district guidelines are organized under the following categories:
• Public Realm / Streetscape
• Site Design
• Architectural
In all cases, the sub-district framework must be applied in harmony with the
overall Avienda framework and with other existing city, county, state codes,
design criteria, plans and studies that support broader goals for regional growth
and development.
Public Realm/Streetscape
The developer shall be responsible for construction of all streetscape
improvements along adjacent streets. These improvements include all
hardscape and landscape improvements, such as trails, sidewalks, street trees,
benches, bike racks, litter receptacles and plantings.
Plazas
Except for Sub-District 5-Low Density Residential, all properties with principal
buildings should have some public plaza space. The public plaza space should
include benches, trash receptacles, lighting fixtures and other amenities to
create a welcoming space for tenants, residents and guests. These plazas spaces
should be visible from the main site access (front door) or well aligned with the
project’s public frontage.
Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC.
in collaboration with:LEVEL 7 DEVELOPMENT • RSP ARCHITECTS • WELSH AND COLLIERS 02.14.2017
AVIENDA • Chanhassen, MN
CONCEPT USE ANALYSIS DP 5.0
*Site plan is for
illustrative purposes
only and may change.
1
2
34
5 2
RETAIL & HOSPITALITY
DISTRICT
VILLAGE RETAIL
DISTRICT
OFFICE DISTRICT
MULTI-FAMILY
HOUSING DISTRICT
LOW DENSITY
HOUSING
DISTRICT
Sub-Districts – 24DEVELOPMENT DESIGN GUIDELINES
SCREENING
screened mechanical units by raised
parapets
BUILDING CHARACTER
Providing a creative mix of building
types, scales and expressions
ARCHITECTURAL
EXPRESSION
contemporary “timeless” design
that translates to all aspects of the
development
Sub-District 1 – 25DEVELOPMENT DESIGN GUIDELINES
Sub-District 1 - Office
Public Realm/Streetscape
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
dominated by office uses. With opportunities for corporate or medical campus
development comes the auto-related infrastructure – easy access, bigger streets
and large surface parking lots. Once again, this suggests that equal attention be
paid to public realm and streetscape improvements that not only accommodate
vehicles, but also invite bicycle and pedestrian traffic.
Site Development
Buildings in this sub-district should face adjacent streets, with both primary and
secondary entries provided to animate these important façades.
Architectural Character
Buildings in the office district should have a ground floor level that is visually
distinct and proportionally larger than individual floors above it. Maximum
heights for buildings in this district are limited to three stories.
Sub-District 2 – 26DEVELOPMENT DESIGN GUIDELINES
Sub-District 2 - The Village
Public Realm / Streetscape
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
throughout the year.
• Provide gracious sidewalk width to support intensity of pedestrian traffic
in the Village
• 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.
Outdoor dining is encouraged
• 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
Architectural Character
Buildings should be composed of a visually distinct “base”, “middle”, and “top”.
Adopting a visually distinct base will support the relationship of the building
to the pedestrian experience. Adopting a visually distinct middle will create
locations to provide signage as well as architectural massing and overall
proportions that enhance the character of the development. Adopting a
visually distinct top will create consistancy and will uniquely identify where the
building meets the sky. Heights in this zone are restricted to a maximum of two
stories above grade.
Village Characteristics
CHARACTER
Natural
Urban
MAINTENANCE
Low
High
PLANTING DENSITY
High
(screening)
Low
(visibility)
PRIMARY USERS
Pedestrian
Automobile
Long Term
Impact
SITE PRIORITY
Immediate
Impact
Sub-District 2 – 27DEVELOPMENT DESIGN GUIDELINES
Corner tenants are allowed to match primary entrance signage at two
storefronts.
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.
signage area not to exceed 4 sf per face.
Wall-mounted signs shall not project more than 10” from the building. Cabinet
signs are prohibited.
“Storefront” refers to the first 12’ above each tenant floor of lease area building
frontage with public access.
“Elevation” refers to the first 12’ above each tenant floor of lease area building
frontage without public access.
Office tenant signage will be allowed on a building directory near the primary
entrance and ability to use monument signage locations. Design Review
Committee approval shall be based on sign design quality, attractiveness, scale
appropriateness, and compatibility with the building to which attached.
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.
Signage
Village Project Sign areas:
Large tenant signage #1, 15 sf, 4’-0” wide x 3’-8” tall, (1) one sign per Project
Sign
Large tenant signage #2, 8 sf, 4’-0” wide x 2’-0” tall, (2) two signs per Project Sign
Village Tenant Signage
Criteria:
Tenant signage calculations apply to tenants with less than 10,000 sf of leasable
area.
Maximum signage area is calculated at 15% of storefront area for each elevation
of the storefront.
Optional signage allowance on rear elevation. Signage to be no more than
50% of primary entrance. Length of the sign shall not be more than 75%, of the
overall tenant storefront measured linearly in width.
Signage may be calculated for each storefront or elevation facing a designated
pedestrian corridor.
Maximum area calculation may transfer to other storefronts or building
elevations, leased by the same tenant to increase tenant visibility to
surrounding streets.
The body of the sign shall not exceed 30” in height. Enlarged initials, capitals
and extended typographical elements (e.g., such as the up and down strokes
of “g” and “h”, etc.), are acceptable up to a maximum of 36” in height or width.
Stacked signage or logos must not exceed 48” in height and must fit other
signage criteria.
Sub-District 2 – 28DEVELOPMENT DESIGN GUIDELINES
Streetscape Character
Sub-District 2 – 29DEVELOPMENT DESIGN GUIDELINES
Gathering space related to adjacent
retail that encourages lingering,
gathering, and connection. This
setting identified as LIVE/RELAX is
a peaceful area with small seating
groups and options for an overhead
canopy, fire feature, kinetic art,
calming water features and lush
plantings.
LIVE/RELAX is comfortable and shady
on a hot day and a welcoming placy
to cozy up to the fire in the cool
season.
Gathering Space - Live/
Relax
Sub-District 2 – 30DEVELOPMENT DESIGN GUIDELINES
Gathering Space - Work/Play
Outdoor space connected to adjacent retail that encourages gathering and
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.
Sub-District 2 – 31DEVELOPMENT DESIGN GUIDELINES
Sub-District 2 – 32DEVELOPMENT DESIGN GUIDELINES
Sub-District 2 – 33DEVELOPMENT DESIGN GUIDELINES
Sub-District 2 – 34DEVELOPMENT DESIGN GUIDELINES
PEDESTRIAN REALM
place amenities with regularity along
walkable streets. Create comfortable
outdoor places, in a variety of scales,
to meet, shop and relax.
BUILDING PLACEMENT
align buildings with the pedestrian
environment. Encourage window
shopping.
MATERIAL EXPRESSION
use a consistent high-quality palette
of materials that is consistent with
Avienda’s brand.
Sub-District 2 – 35DEVELOPMENT DESIGN GUIDELINES
Sub-District 2 – 36DEVELOPMENT DESIGN GUIDELINES
Sub-District 2 – 37DEVELOPMENT DESIGN GUIDELINES
MATERIAL COLOR
palette drawn from earthtones and
natural elements
ANIMATED STREET
PRESENCE
vibrant pedestrian experience along
street, providing opportunities to relax
and gather
STORMWATER
UTILIZATION
using stormwater as an amenity with
ponds and water features
Sub-District 2 – 38DEVELOPMENT DESIGN GUIDELINES
LANDSCAPING
create new, attractive design and
landscape features
BUILDING DESIGN VARIETY
variation in character and expression
MATERIALS
high-quality natural materials
Sub-District 2 – 39DEVELOPMENT DESIGN GUIDELINES
LIGHTING
inclusion of lighting elements to help
articuate and illuminate the site
BUILDING INTEREST
thoughtfully placed signed and
utilization of awning and overhang
features
WALKING PATHS
meandering walking paths that connect
the site and adjacent trails
Sub-District 3 – 40DEVELOPMENT DESIGN GUIDELINES
Sub-District 3 - Retail and Hospitality
Public Realm / Streetscape
While the Retail and Hospitality Sub-district encourages a mix of large and small
floor plates, accommodating auto-oriented uses, this suggests even greater
attention be paid to public realm and streetscape improvements that not only
accommodate vehicles, but also invite bicycle and pedestrian traffic. Surface
parking lots provide convenient access to storefronts, but present an additional
challenge to the overall visual character and aesthetic appeal of this area. Plazas
adjacent to main entrances are encouraged.
Architectural Character
Massing and rhythm define the overall feel of an individual builidng. Massing
and rhythm in this district should include breaks in the roof line and vertical
transition lines that articulate seperate tenants in the same building. Massing
and rhythm should continue around corners and buildings should not appear
to have a “rear” facade. Heights in this zone are restricted to four stories above
grade.
Sub-District 3 – 41DEVELOPMENT DESIGN GUIDELINES
BUILDING VARIETY
promote variety of building heights, scales,
proportions
Sub-District 4 – 42DEVELOPMENT DESIGN GUIDELINES
Sub-District 4 - Multi-Family Residential
Public Realm/Streetscape
A large preserve area and access to regional trails supply the informal green
space for Avienda, and more specifically, provide the valuable park frontage and
mix of amenities needed to support housing development within the Multi-
Family Sub-district.
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
(activity center of Avienda) 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
welcome adjacent existing neighborhoods into Avienda.
Architectural Guidelines
Buildings in the multi-family housing district should have uniformly
proportional floors. Architectural expressions on the facade should relate to the
units behind and should create a distinct seperation of the individual units in a
generally uniform design style. Heights are restricted to six stories above grade.
Sub-District 5 – 43DEVELOPMENT DESIGN GUIDELINES
Sub-District 5 - Low Density Residential
Public Realm/Streetscape
A large preserve area and access to regional trails supply the informal green
space for Avienda, and more specifically, provide the valuable park frontage and
mix of amenities needed to support housing development within the Multi-
Family and Low Density Sub-districts.
Site Development
The Low Density Sub-District emphasizes residential development. To support
the proposed housing, a well connected project will link residents to the Village
(activity center of Avienda) 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
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
and street or sidewalk users