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2018-03-16 Final Plat Narrative Level 7 Development, LLC Chanhassen, MN FINAL PLAT FOR AVIENDA March 16, 2018 SCD14001.LEV March 16, 2018 Final Plat Narrative 2 INTRODUCTION On behalf of Level 7 Development, LLC, Landform is requesting approval of the final plat and the grading/infrastructure plans to allow mass grading of the site for construction of all public streets and associated public improvements. The final plat is consistent with the preliminary plat, rezoning to PUD, conditional use permit and wetland alteration permit approvals granted by the City Council on July 10, 2017. We were able to provide an update to the Council at their March 12th work session regarding the development approval schedule. FINAL PLAT The final plat dedicates all public right-of-way consistent with the preliminary plat approval. The remainder of the site will be platted as outlots: • Outlot A is permanent open space that will be covered by a conservation easement as required by the watershed to protect the Bluff Creek Overlay District. • Outlot B is on the east side of Powers Boulevard. This parcel is not planned to be developed as part of Avienda, but we are working with staff to discuss potential dedication to the City. • Outlots C-F are planned for development in future phases. Future phases will be platted in response to market demand. As development is planned, each of these outlots (Outlots C-F) will be platted as lots and blocks to accommodate the development as conceptually approved in 2017. As we discussed with the Council at the March 12th work session, we expect the next phase to be a plat of Outlot D to allow development of an apartment and retail. This second phase plat is planned to be submitted in June 2018. Bluff Creek Overlay District The Council approved a conditional use permit to impact Bluff Creek Overlay District (BCOD) primary and secondary zone for construction of Bluff Creek Boulevard. The area not planned for construction of Bluff Creek Boulevard will be platted as Outlot A and placed in a conservation easement. Stormwater Management The plans were designed to maintain the existing drainage patterns. Storm water 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 for the site as a whole. The applicant has been working with city staff on the treatment systems for the initial infrastructure phase and currently believe this will consist of a series of underground treatment systems in either the right-of-way, within utility easements, or a combination thereof. We are submitting to Riley Purgatory Bluff Creek Watershed District for approval of a stormwater permit concurrent with this plat application. The watershed has additional requirements beyond the City SCD14001.LEV March 16, 2018 Final Plat Narrative 3 requirements and we will be working with the city and watershed in the coming weeks to refine our plans to meet the intent of both jurisdictions. We know that stormwater management is a critical component for all developments, but especially one of this size. Our development schedule is based on the published schedule from both the watershed and the City, but we know that the watershed sometimes takes longer than the standard review period. That is why cities commonly grant plat approval contingent upon watershed approval. We ask that the Council make watershed approval a condition of this plat approval, so that we can work to execute all required documents and be prepared to begin work upon watershed approval, even if the watershed approval lags behind Council approval. Wetlands – Wetland Alteration Permit A wetland delineation was completed for the property and the LGU (City of Chanhassen) concurred with the delineation. Wetlands 3, 4, 6 and 10 will be preserved and will comply with the wetland buffer requirements. We will mitigate the wetland impacts off-site through the use of wetland banking credits. Infrastructure Improvements Approval of this final plat will allow us to begin construction of the public infrastructure. We will be working with City staff to finalize the construction drawings, but intend to begin grading and constructing public infrastructure this spring/early summer. Development Contract We have been working with City staff to prepare the development contract and finalize fees (both amounts and timing) for this multi-phase development. We are hopeful that we will be able to work with staff to review a draft development contract in April so that it can be finalized for this phase prior to Council action on May 14th. SUMMARY We look forward to Council approval of the final plat and master development contract at the May 14th City Council meeting, so that we might begin construction of Avienda this spring. 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@landform.net or 612.638.0225.