CC Staff Report 7-13-20CITY COUNCIL STAFF REPORT
Monday,July 13,2020
Subject Approve Revised Preliminary Plat and Amendment to the Avienda PUD
Section OLD BUSINESS Item No:F.2.
Prepared By Kate Aanenson,Community
Development Director
File No:Planning Case No.2017-10
PROPOSED MOTION
A.The City Council approves the Rezoning of 118 acres from Agricultural Estate District,A-2,to PUD
Regional Commercial including Exhibit A,Avienda Design Standards"and
B.The City Council approves the Amended Subdivision Preliminary Plat creating 19 lots,3 outlots and dedication
of public right-of-way,as shown in plans prepared by Landform dated May 1,2020,subject to conditions in the
staff report"and
The City Council also adopts the attached Findings of Fact and Decision.”
Approval requires a Simple Majority Vote of members present.
SUMMARY
The developer is requesting to amend the Preliminary Plat for the subdivision to 19 lots,3 outlots and dedication of
public right-of-way,as well as amend the PUD.The Conditional Use Permit and Variances for development in the
Bluff Creek Corridor and the Wetland Alteration Permit to fill 4.4659 acres of wetland were approved with the
original preliminary plat dated June 10,2019 and the standing remains.
BACKGROUND
This item was discussed at the City Council meeting on June 22,2020.The minutes from that meeting are included in
this packet.The Planning Commission held a public hearing on June 2,2020.The Planning Commission recommended
approval of the PUD Amendment and the Preliminary Plat.
DISCUSSION
At the City Council Work Session on June 22,2020,the developer and staff reviewed the changes to the plat and
PUD.The Council asked for a drawing showing the proposed pedestrian connections.
RECOMMENDATION
CITY COUNCIL STAFFREPORTMonday,July 13,2020SubjectApprove Revised Preliminary Plat and Amendment to the AviendaPUDSectionOLDBUSINESSItemNo:F.2.Prepared By Kate Aanenson,CommunityDevelopmentDirector File No:Planning Case No.2017-10PROPOSEDMOTIONA.The City Council approves the Rezoning of 118 acres from Agricultural Estate District,A-2,toPUDRegionalCommercialincludingExhibitA,Avienda Design Standards"andB.The City Council approves the Amended Subdivision Preliminary Plat creating 19 lots,3 outlots anddedicationofpublicright-of-way,as shown in plans prepared by Landform dated May 1,2020,subject to conditions inthestaffreport"and“The City Council also adopts the attached Findings of Fact and Decision.”Approval requires a Simple Majority Vote of members present.SUMMARYThedeveloper is requesting to amend the Preliminary Plat for the subdivision to 19 lots,3 outlots and dedicationofpublicright-of-way,as well as amend the PUD.The Conditional Use Permit and Variances for development intheBluffCreekCorridorandtheWetlandAlterationPermittofill4.4659 acres of wetland were approved withtheoriginalpreliminaryplatdatedJune10,2019 and the standing remains.BACKGROUNDThisitemwasdiscussed at the City Council meeting on June 22,2020.The minutes from that meeting are includedinthispacket.The Planning Commission held a public hearing on June 2,2020.The Planning CommissionrecommendedapprovalofthePUDAmendmentandthePreliminaryPlat.DISCUSSIONAttheCityCouncil Work Session on June 22,2020,the developer and staff reviewed the changes to the platandPUD.The Council asked for a drawing showing the proposed pedestrian connections.
RECOMMENDATION
Staff and the Planning Commission are recommending approval of the revised Preliminary Plat and Amendment to the
Avienda PUD.
ATTACHMENTS:
Staff Report
PUD Ordinance
Narrative
Development Review Application
Development Plan
Pedestrian Network
Plat and Engineering Plans Part 1 5/1/20
Plat and Engineering Plans Part 2 5/1/20
Plat and Engineering Plans Part 3 5/1/20
Plat and Engineering Plans Part 4 5/1/20
Avienda Design Guidelines Pages 21-End
Avienda Design Guidelines Pages 1-20
Letter from MnDOT
Letter from Carver County
Wetland Banking
Findings of Fact and Recommendation
Affidavit of Mailing
CITY OF CHANHASSEN
PROPOSED ACTION:
A. “The City Council approves the Rezoning of 118 +/- acres, from Agricultural Estate
District, A-2, PUD Regional Commercial including “Exhibit A Avienda Design Standards”;
and
B. “The City Council approves the Amended Subdivision Preliminary Plat creating 19 lots,
3 outlots and dedication of public right-of-way, as shown in plans prepared by Landform dated,
May 1, 2020, subject to conditions in the staff report; and
The City Council also adopts the attached Findings of Fact and Decesion.”
PC DATE: June 2, 2020
CC DATE: July 13, 2020
REVIEW DEADLINE: June 30, 2020
CASE # 2017-10
BY: KA
PROPOSAL: Amended Preliminary Plat, Regional Mixed-Use Planned Unit Development
PUD), 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 Avenue, Suite 513 4600 Kings Point Road
Minneapolis, MN 55330 Minnetrista, MN 55330
PRESENT ZONING: A-2 Agricultural Estate
2030 LAND USE PLAN: Office or Regional Commercial
ACREAGE: Approximately 118 +/-acres
DENSITY: Assumes 70% of site commercial with a floor area ratio (FAR) of 0.3 and 30% of
site residential with a density of 16 units per acre.
SUMMARY OF REQUEST
The developer is requesting to Amend the Preliminary Plat for the subdivision into 19 lots, 3
outlots and dedication of public right-of-way; as well as amending the PUD. The Conditional
Use Permit and Variances for development in the Bluff Creek Corridor; and the Wetland
Alteration Permit to fill 4.4659 acres of wetland were approved with the original preliminary plat
dated (June 10, 2019) and their standing remains.
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 2 of 23
At this time there are no site plans being approved. This application amends the framework for 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.
Parcel and Site Information
Parcel ID Taxpayer Acreage
25.0230500 Level 7 Development, Inc. 22.89
1.66
25.0230300 Level 7 Development, Inc. 54.07
25.0230410 Level 7 Development, Inc. 20
25.0230430 Level 7 Development, Inc. 16
25.0230420 Level 7 Development, Inc. 4
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 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.
May 6, 2017 and June 6, 2017: The Planning Commission held pubic hearings on the plan.
June 20, 2017: The Planning Commission recommended preliminary plat approval.
July 10, 2017: The City Council approved Preliminary Plat creating 17 lots, 3 outlots and
dedication of public right-of-way for public streets (115.519 acres); and Rezoning of 115.519
acres of property zoned Agricultural Estate District, A-2, to Planned Unit Development-
Regional Commercial District (PUD-RC). Design Standards; and a Conditional Use Permit to
encroach into the primary zone and required buffer for development in the Bluff Creek
Corridor; Wetland Alteration Permit to 4.897 acres of permanent wetland impacts as shown in
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 3 of 23
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.
June 25, 2018: The city approved the final plat and grading permit.
April 8, 2019: The Chanhassen City Council approved the extension of the final plat and
grading permit to December 31, 2019 and extinguished the final plat for Avienda but allowed
for grading.
December 9, 2019: The Chanhassen City Council approved the extension of the preliminary
plat until June 30, 2020 and permitted grading as stated in the conditions listed below and in
accordance with the preliminary plat approvals.
The applicant is proposing a mixed-used development. The following is from the applicant’s
Development Plan.
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 4 of 23
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
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 5 of 23
Definition/Vision: A mixed commercial district with retail and entertainment uses of a scale
and function that serves a regional market. The physical environment emphasizes an attractive,
comfortable walking experience for shoppers and visitors and is designed to serve trail users and
mass transit as well as automobile traffic. Centers of this type have at least two major retail
anchors and are characterized by the diversity and mix of retail and service uses within their
boundaries. Uses within this district should complement existing retail users in the other
commercial districts. Development of these centers shall be planned as a group of organized uses
and structures to accommodate a sensitive transition between commercial activities such as
loading, parking of automobiles, lighting and trash collection, and surrounding residential uses.
Such centers shall be designed with one theme, with similar architectural style, similar exterior
building materials, and a coordinated landscaping theme. Vehicle and pedestrian access is
coordinated and logically linked to provide a comprehensive circulation system.
Goods and Services Examples
Entertainment
Department Store
Comparison Shopping
Specialty Retail/Boutique
Restaurants
Hotels
Residential
A new zoning district Regional Commercial (RC) will be created in the City Code to implement
this land use. The city has given a dual land use of the 118+/- at the southeast corner of Powers
and Lyman Boulevards to accommodate this use.
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
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 6 of 23
The intent of this district:
The use of planned unit developments for regional/lifestyle center commercial purposes should
result in a reasonable and verifiable exchange between the city and the developer. This district is
intended to provide for the development of regional and community scale integrated retail,
office, business services, personal services and services to the traveling public near freeway
interchanges. The most significant changes from the previous plan is the increase of housing
units from 20 to 30 percent.
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 (see attached Exhibit A for PUD Design Standards):
Developers District Master Plan
The development Master Plan identifies five distinct sub-districts within Avienda. Each
of these sub-districts (outlined on the plan above) 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. They include:
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 7 of 23
Sub-District 1 - Retail - Provides a location for larger-scale in-line and stand-alone
retail and entertainment 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 - Mixed Use - Provides a location for smaller-scale retail, service and
other auto-oriented uses as well as hotels and medical/technology related 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.
AMENDED PRELIMINARY PLAT
Avienda encompasses 118.00 acres. It includes 19 buildable lots and 3 outlots.
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 8 of 23
TRAFFIC STUDY
The traffic study completed with the AUAR Update indicated that the following intersections
will meet signal warrants with the development: Lyman Boulevard and Audubon Road N.,
Lyman Boulevard and Sunset Trail, and Powers Boulevard (CR 17) and Pioneer Trail. The
developer shall work with Carver County on the installation of these signals and any other
improvements necessary. The developer shall fund the installation of these signals and
improvements per Carver County’s cost share policy.
STREETS
The proposed street plan is consistent with the AUAR Update, although modifications have been
made to Avienda Parkway. Previously, Avienda Parkway looped around the inside of the
development. The modification cut the loop in half. After review, staff finds that the required
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 9 of 23
connectivity addressed in the AUAR Update is still being met with the proposed street layout,
and the modification decreases the amount of right-of-way the city would have to maintain. Bluff
Creek Boulevard connects to the intersection with Powers Boulevard 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 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 with turn lanes at intersections. Roundabouts will be constructed at the intersection with
Avienda Parkway along with a roundabout for the future build-out of private accesses just west
of Powers Boulevard and Bluff Creek Boulevard. These roundabouts promote traffic calming
while carrying the anticipated volumes of traffic. The extension of Bluff Creek Boulevard will
be a minor collector, per the 2040 Comprehensive Plan.
Avienda Parkway
Avienda Parkway is proposed to be a 36-foot wide roadway with a two-way left-turn lane. A
roundabout will be constructed at the intersection with Sunset Trail. Staff recommends the
applicant look at adding traffic calming measures to Avienda Parkway at Lots 1 and 2, Block 3
and Lot 9, Block 4. Specifically, the applicant shall look to incorporate pedestrian-friendly
crossing features to the intersections at Mills Drive and Avienda Parkway, and where private
drives intersect Avienda Parkway.
Mills Drive
The applicant shall ensure the width of Mills Drive matches with the existing Mills Drive section
in The Preserve at Bluff Creek. The extension of Mills Drive is required to provide a secondary
access to The Preserve at Bluff Creek development, which is an approximately 2000-foot long
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 10 of 23
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. Further review of
the final design and alignment of Mills Drive and any proposed private drives will be evaluated
prior to final plat. A traffic study may be required to ensure adequate access management
guidelines are adhered to.
Sunset Trail
Sunset Trail is a 44-foot wide roadway that consists of two 15-foot thru lanes and a 14-foot turn
lane and serves as the northern access to the site off Lyman Boulevard. The east and south leg of
the roundabout will be private streets to accommodate access through the center of the
development while the west leg is the connection to Avienda Parkway. When future lots apply
for site plan approval, these private streets will be constructed.
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.
SIDEWALKS AND TRAILS
The applicant proposes a series of public and private trails and sidewalks throughout the
development. All proposed trails and sidewalks within the public right-of-way will be owned
and maintained by the city and shall adhere to the city’s standard specifications and details. All
other pedestrian walks and corridors will be privately owned and maintained.
ADA-compliant pedestrian ramps shall be constructed at all intersections and median refuges per
the MnDOT standard details.
RETAINING WALLS
No retaining walls are proposed with the initial phase of this development, however it is possible
that several retaining walls will be required around two perimeter locations to the north in
subsequent phases of the development. If retaining walls will be installed in subsequent phases
they shall be privately owned and maintained. As these potential retaining walls would be
greater than four feet, they must be constructed in accordance with plans prepared by a registered
engineer and be constructed of a durable material (smooth face concrete/poured in place,
masonry/mortared, railroad ties and timber, and boulders are prohibited). Also, 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.
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.
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 11 of 23
SANITARY SEWER MAIN
The plans show two separate sanitary systems to service this development.
The first will ultimately service portions of Block 4 and the homes proposed for Lot 1, Block 2
and Lot 1, Block 3 from a stub constructed near the northeast corner of the site. The homes shall
tie-in to the 8-inch PVC sanitary main proposed under Mills Drive and the abutting private street.
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.
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 and Avienda Parkway and will consist of 8-inch diameter PVC.
Sanitary structures along Bluff Creek Boulevard shall be moved out of the landscaped median
and into the center of the eastbound travel lane for future maintenance access considerations.
Further review of the final placement of the sanitary sewer main and its appurtenances will be
conducted prior to final plat in order to ensure adequate easements for future maintenances
activities.
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 plans shall use the most recent Chanhassen standard detail
plates and specifications, which are available on the city’s website.
The previously proposed design grades for sanitary pipe were set at the minimum slopes per the
10-State Standard for design. However, staff advised that 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 recommended use of
design grade 0.10% above the required minimum, which the new plans have incorporated.
WATER MAIN
Water main for the development is proposed to connect from a 12” stub under the existing Bluff
Creek Boulevard. The developer proposes 12” PVC C900 water main to be extended under Bluff
Creek Boulevard and Avienda Parkway, with an 8” main constructed under Sunset Trail for
future extension. A 12” connection from the intersection of Bluff Creek Boulevard and Powers
Boulevard will loop the internal water system. The development will be required to complete the
water main loop abutting the north property line along Lyman Boulevard which was previously
stubbed pending future development. Additional water main stubs to serve the interior of the
development have been proposed and shall be provided by the developer.
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 12 of 23
Water main constructed within the right-of-way in this project shall be publically owned and
maintained. All water main throughout the development must be constructed to meet the city’s
requirements for public utilities. The plan shall use the most recent Chanhassen standard detail
plates and specifications, which are available on the city’s website. Further review of the final
placement of the water main and its appurtenances will be conducted prior to final plat and/or
permitting in order to ensure adequate easements for future maintenances activities.
STORMWATER
The applicant has submitted a stormwater management report produced by Steven E. Sabraski,
P.E. (MN License No. 47165) with Landform, dated May 1, 2020. The applicant proposed
treatment of stormwater runoff with the use of pretreatment devices such as hydrodynamic
separators, sump manholes with baffles, or water quality settlement basins prior to discharge to
open air filtration/infiltration basins. As development continues to build-out and as parcels are
developed, the basins will be converted to underground rock beds with distribution piping to
provide the requisite filtration/infiltration capacity. The developer is proposing to take
ownership and maintenance responsibilities of all stormwater facilities throughout the entire
development. The report provides analysis and modeling results (HydroCAD, P8, etc.) that
illustrates the feasibility of the overall design and meets the most restrictive rules of the
underlying jurisdictional bodies (city, Riley Purgatory Bluff Creek Watershed District, the
Minnesota Pollution Control Agency, etc.):
Rate Control – proposed discharge rates do not exceed the existing rates for the 2-year,
10-year, 100-year, 24-hour rainfalls and the 10-day, 100-year snow melt.
Water Quality – design modeled to illustrate the city’s non-degradation rules are met
along with MPCA requirements for removing TSS and TP.
Volume Abstraction – the design abstracts 1.1 inches of runoff from the impervious areas
ultimately 60.81 acres) of the site.
Storm Sewer Pipe – sized adequately to convey for a 10-year storm.
Emergency Overflows – sized adequately for extreme events.
Low Floor Elevations – at least 3.0 feet above the 100-year HWL and 1.5 feet above the
emergency overflows.
The applicant has submitted the updated plans to Riley Purgatory Bluff Creek Watershed District
RPBCWD) to ensure their previous approvals from the district are still met. Ultimately, all
conditions, comments, and applicable permits required by RPBCWD and other underlying
jurisdictional bodies shall be adhered to, including Article VII, Chapter 19 of the City Code.
ASSESSMENTS
The home units must pay a water and sanitary service partial hook-up fee when Lots and Blocks
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 2, 2020
Page 13 of 23
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 escrow any required funds for the installation or improvement of traffic
signals as required by Carver County, and based on Carver County’s cost participation policy as
published on their website.
WETLAND ALTERATION PERMIT
Level 7 Development, LLC, received a Wetland Conservation Act (WCA) permit from the City
of Chanhassen as the Local Government Unit (LGU) for the WCA. The developer was approved
to impact 4.4659 acres of WCA regulated wetland.
Information on the Wetland Alteration Permit can be found on the city’s website in the Avienda
Development page.
The project impacts the following wetlands:
Wetland
Number
Wetland
Type
Wetland
Acreage
Impact
Acreage (fill
and
excavate)
Fill or
Excavate
Wetland
Management
Class
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
pond)
Manage 2
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
pond_
Manage 3
Wetland 10 1 0.0740 0 NA Preserve
TOTAL 5.2095 4.4659
ARTICLE XXXI. - BLUFF CREEK OVERLAY DISTRICT
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 14 of 23
With the approval of the 2017 Preliminary Plat, the City Council approved the CUP to allow
grading for the connection of Bluff Creek Boulevard. This CUP will be reaffirmed with City
Council approval of the revised preliminary plan and PUD.
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 Bluff Creek Overlay District.
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.
8. Development projects.
City Council approved the following conditions:
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
access driveways.
e. All buildings and other structures including parking shall be outside the Bluff Creek
Overlay District. 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.
Landscaping Comments
The design narrative submitted by the applicant references resilient plantings 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, and irrigation needs
should demonstrate a higher standard than the average residential/commercial/office
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,
including specifications for the irrigation system, incorporating parking lot raingardens, and
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 15 of 23
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. 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…’ With this
intent, the developer has placed a Conservation Easement over the area to protect it in perpetuity
and is in the process of recording the easement. Staff recommends that monument signs
indicating the Bluff Creek Overlay District be placed at every property corner and angles with no
more than 150 feet apart.
The proposed landscape plan submitted includes boulevard plantings within and along the public
collector roads. The existing Bluff Creek Boulevard incorporates landscaped medians and
roundabout as well as boulevard trees along the trails. The city’s experience with the existing
landscaping along Bluff Creek Boulevard has proven to be a higher maintenance input than other
streets within the community. The landscape medians work well enough when they are planted
with trees and mulched. Including shrubs and perennials creates maintenance needs that burden
ongoing management for streets and parks. Trash that becomes trapped in the plantings, weed
growth among the plantings, pruning and plant replacement all become continuing maintenance
issues and frustrate the neighbors and the city. Staff recommends that any median landscaping
be kept simple and low maintenance if it is within the public right-of-way. The boulevard tree
landscape plan will need to be expanded to meet species diversity as guided by city ordinance.
The city allows 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, species selection should be based on the
site conditions – clay, alkaline, droughty soils.
Parking lot, perimeter, foundation, and open space landscaping will need to meet minimum city
requirements and, ideally, exceed those requirements. 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 resilient landscaping that serves to create a
pleasing environment, trap stormwater and reduce water use. Large planting beds that can act as
stormwater features and allow for optimal tree and plant growth as well as elevated aesthetics
should 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.
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 16 of 23
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 will exist 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 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 21, 2020)
Carver County has submitted a letter regarding compliance addressing access controls on to
county roads. This letter is similar to the letter from the 2017 preliminary approval. The
developer will be required to adhere to the county’s conditions.
Minnesota Department of Transportation (MnDot) Letter (dated May 20, 2020)
The Minnesota Department of Transportation has submitted a letter regarding compliance with
their Noise and Water Resources (drainage requirement). This letter is similar to the letter from
the 2017 preliminary approval. The developer will be required to adhere to MnDot’s conditions.
Park and Trail
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 17 of 23
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.
RECOMMENDATIONS
The City Council recommends approval of Planning Case #2017-19 to rezone 118+/-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 12, 2017 and adoption of the Findings of Fact and Recommendation”
PUD
The City Council approve the Rezoning of 118+/- acres, from Agricultural Estate District, A-2,
to PUD Regional Commercial including “Exhibit A Avienda Design Standards”.
SUBDIVISION
The City Council approve the Subdivision Preliminary Plat creating 19 lots, 3 outlots and
dedication of public right-of-way, plans prepared by Landform dated May 1, 2020, subject to the
following conditions:
Engineering
1. If subsequent phases require retaining walls they shall be privately owned and
maintained.
2. 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.
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 18 of 23
3. The applicant shall show the road profiles and a horizontal alignment table in the plan set
for all public roads prior to final plat.
4. 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.
5. 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.
6. Staff recommends the applicant add traffic calming measures to Avienda Parkway near
the residential areas of development. Specifically, the applicant shall incorporate
pedestrian-friendly crossing features to the intersection at Mills Drive and Avienda
Parkway.
7. Trails and pedestrian walks not located within public right-of-way shall be privately
owned and maintained.
8. ADA-compliant pedestrian ramps shall be constructed at all intersections and median
refuges per the MnDOT standard details.
9. Sanitary and water main structures shall not be located within landscaped medians or
roundabouts. Final review of the location of sanitary sewer mains and water mains, and
their appurtenances, will be conducted prior to final plat and/or permitting.
10. All sanitary and water mains constructed within the right-of-way shall be publically
owned and maintained.
11. Private sanitary and water mains shall inspected and constructed to meet the city’s
requirements for public utilities.
12. The developer will be required to complete the water main loop along Lyman Boulevard.
13. Permanent stormwater management controls and the associated permits are required in
accordance with all underlying jurisdictional authorities, including but not limited to the
Riley Purgatory Bluff Creek Watershed District, prior to construction activities.
14. The applicant must provide a figure clearly identifying the areas to be irrigated with areas
quantified, which is not included in the current plans.
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 19 of 23
15. The portion of the development with single-family housing must pay a water and sanitary
service partial hook-up fee at a rate in place at the time of replat. The remaining hook-up
fees would be paid with the building permits.
16. 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.
17. The developer shall adhere to all conditions and comments associated with the Carver
County’s review memos (dated May 9, 2018 and May 21, 2020), including to escrow any
required funds for the installation or improvement of traffic signals as required by Carver
County.
18. 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.).
19. A drainage and utility easement shall be placed over any outlots.
20. The developer shall dedicate the Conservation Easement containing the Bluff Creek Primary
Zone to the city.
Landscaping
1. Parking lot islands shall be linear areas incorporating planting area and stormwater
management.
2. If the applicant chooses to install the minimum requirement sizes of parking lot
landscaping islands, then silva cells, engineered soil or other accommodations must be
used.
3. 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.
4. A reuse watering system should be considered to irrigate all plantings within the site.
5. Drought tolerant plants shall be incorporate into the overall landscape plan.
6. Proposed landscaping plant materials shall be selected based on site conditions.
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 20 of 23
7. 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.
8. Any landscaping located within the ROW 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
1. The buildings are required to have automatic fire extinguishing systems.
2. A final grading plan and soils report must be submitted to the Inspections Division before
permits can be issued.
3. Retaining walls over 4 feet high require a building permit and must be designed by a
professional engineer.
4. Building plans must be prepared and signed by design professionals licensed in the State of
Minnesota.
5. Building plans (when submitted) must include a code analysis that contains the following
information: Key Plan, Occupancy Group, Type of Construction, Allowable Height and
Area, Fire Sprinklers, Separated or Non-Separated, Fire Resistive Elements (Exterior walls,
Bearing walls - exterior or interior, Shaft, Incidental Use), Occupant Load, Exits Required
Common Path, Travel distance), Minimum Plumbing Fixture Count.
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 21 of 23
6. Detailed occupancy related requirements will be addressed when complete building plans are
submitted.
7. Structure proximity to property lines (and other buildings) will have an impact on the Code
requirements for the proposed building, including but not limited to allowable size, protected
openings and fire-resistive construction. These requirements will be addressed when
complete building and site plans are submitted.
8. Every building, containing any plumbing fixtures and/or receptors, must have its own
independent connection with a public or private sewer, except that a group of buildings may
be connected to one or more manholes which are constructed on the premises and connected
to a public or private sewer. (MSPC 713.0)
9. The developer must submit a list of proposed street names for review and approval prior to
final plat of the property.
Fire Department Comments
At the time of site plan, review the design for the private street, adjacent to the preservation
area that accesses the Senior Housing and Townhouses needs to accommodate for emergency
apparatus.
Conditional Use Permit
The Conditional Use Permit was already approved and will be reaffirmed with the revised
preliminary plat with City Council approvals.
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 plan 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 2, 2020
Page 22 of 23
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.
Wetland Alteration Permit
The Wetland Alteration Permit was already approved will be reaffirmed with the revised
preliminary plat with City Council approvals.
The Chanhassen Planning Commission recommends that City Council approve the Wetland
Alteration Permit to 4.4659 acres of permanent wetland impacts subject to conditions:
1. 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.
2. A Technical Evaluation Panel (TEP) meeting is needed to review the application.
3. 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.
4. 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. This condition has been met - see attachment.
5. The applicant shall contribute $300,000 to the city for water quality improvement
projects within the watershed.
FINDINGS OF FACT AND RECOMMENDATION
The Planning Commission also adopts the attached Findings of Fact and Decesion.
ATTACHMENTS
1. Development Review Application
2. Application Narrative
3. Development Plans
4. Plat and Engineering Plans
5. Exhibit A – Avienda PUD and Sign Details
6. Avienda Design Guidelines
7. Memo from Minnesota Department of Transportation
8. Letter from Carver County
Planning Commission
Preliminary Plat and Planned Unit Development – Planning Case 2017-10
June 2, 2020
Page 23 of 23
9. Wetland Banking
10. Findings of Fact and Recommendation
11. Affidavit of Mailing
g:\plan\2017 planning cases\17-10 avienda preliminary plat & pud\pc staff report.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
ORDINANCE NO. XXX
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 Agricultural Estate District, A-2, 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
SOUTHWEST CORNER OF SAID SECTION AND PLACE OF BEGINNING, BEING A THREE
CORNERED PIECE IN THE 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 WHICH LIES EASTERLY OF LINE 2 DESCRIBED BELOW.
LINE 2. BEGINNING AT THE SOUTH QUARTER CORNER OF SAID SECTION 23; THENCE
RUNNING 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 OF 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
SECONDS ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST
QUARTER FOR 475.37 FEET TO THE NORTHEAST CORNER OF SAID SOUTHEAST
QUARTER OF THE SOUTHWEST QUARTER AND THERE TERMINATING.
Page | 2
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 NORTHWEST 1/4 OF THE SOUTHWEST 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 23, TOWNSHIP 116 NORTH OF RANGE 23 WEST, CARVER COUNTY, MINNESOTA,
EXCEPT THAT PART OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER
NE1/4 OF SW1/4) OF SECTION 23, TOWNSHIP 116 NORTH, RANGE 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
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
Page | 3
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. Design Standards
Unless otherwise provided in the PUD, the design standards shall follow the Chanhassen City Code
Chapter 20, Article VIII Division 1. 20-509. - STANDARDS AND GUIDELINES FOR
REGIONAL/LIFESTYLE CENTER COMMERCIAL PLANNED UNIT DEVELOPMENTS and
Article XXIII, DIVISION 7. - DESIGN STANDARDS FOR COMMERCIAL, INDUSTRIAL AND
OFFICE-INSTITUTIONAL DEVELOPMENTS. Applies to District 1, 2 and 3.
Chapter 20 DIVISION 9. - DESIGN STANDARDS FOR MULTIFAMILY DEVELOPMENTS and the
Avienda Development Design Guidelines. Applies to Districts 4 and 5.
The Master Plan identifies five distinct districts within Avienda. Each of these districts
outlined on the plan below) is defined by specific site development patterns and perhaps a
Page | 4
distinctive character or image. The sub-districts complement one another as part of the overall
plan. The districts are shown on the attached District Map above. They include:
District 1 - Retail – provides a location for larger-scale in-line and stand-alone retail
entertainment uses.
District 2 - The Village – provides the broadest variety, highest density and greatest intensity
of development, encouraging both vertical and horizontal mixed use.
District 3 - Mixed Use – provides a location for smaller-scale retail. Serve and auto-oriented
uses as well as hotels and medical/technology-related offices.
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.
C. 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 May 1, 2020
2. Development Plan dated May 1, 2020
3. Avienda Design Guidelines dated May 1, 2020
Permitted Uses
1. Entertainment:
Amusement and recreation services or substantially similar as reviewed by the Design Review
Committee (DRC) and the Community Development Director.
2. Retail sales:
a. Department stores not to exceed 25,000 square feet per store, stores that carry an
assortment of merchandise from all the other categories. Such establishments may
include but are not limited to department stores, discount stores, and similar
establishments.
b. 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.
c. Apparel and accessory stores not to exceed 20,000 square feet per store.
d. Home furnishing stores selling interior decorating supplies, such as paint, light fixtures
and décor. Such stores may not exceed 40,000 square feet for any single store.
e. Clothing and apparel stores, including shoes, jewelry, accessories, etc.
f. Drug stores and pharmacies.
g. 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.
h. Farmers market.
Page | 5
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:
a. One hotel is permitted in the Mixed Use District.
5. Services:
a. Personal Services
i. Professional offices: banking, insurance, legal services and real estate, etc.
ii. Financial institutions.
iii. Health and recreation clubs, instructions and services.
iv. Health services: Offices of doctors, dentists, optometrists, etc.
v. Dry cleaning, laundry and garment services.
b. One daycare center, childcare centers, preschools and Montessori school, not to exceed a
total of 16,000 square feet for all such uses.
6. Housing:
Residential development in the regional/lifestyle center commercial PUD may only occur in
multiple-family dwellings.
a. Senior housing developments are limited to two sites and are not to exceed 150 units per
building. Senior housing (55 Plus) includes owner, rental or service enriched.
b. Low Density Residential homes, District 5, shall be a Density of 3-6 units an acre and can
include 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 Community Development 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. One drive-thru associated with the supermarket use and two drive-thrus in the
Mixed Use District and one in the Village Retail District.)
8. Prohibited Uses
a. Auto related including gas stations, tires repair etc.
b. Truck, motorcycles, boats, etc. sales.
c. Club warehouse including wholesale.
9. Other comparable or superior materials may be approved by the DRC and the Community
Development Director.
Page | 6
D. Minimum Setbacks
Building setbacks shall follow Chapter 20, Article VIII Division 1. 20-509. - STANDARDS AND
GUIDELINES FOR REGIONAL/LIFESTYLE CENTER COMMERCIAL PLANNED UNIT
DEVELOPMENTS. Setbacks may be waived by the City Council when it is demonstrated that
environmental protection and design will be enhanced.
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.
2. More than one (1) principal structure may be placed on one (1) platted lot.
3. The maximum building height shall be:
a. Retail District - 1 story
b. Village District
Apartment - 5 stories (excluding underground parking)
Retail - 1 story
Restaurants - 1 story
Entertainment - 1 story
c. Mixed Use District
Hotel - 3 stories (excluding underground parking)
Retail - 1 story
Offices - 3 stories (excluding underground parking)
d. Multi-family District - 3 stories/40 feet (excluding underground parking)
e. 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. Code Drive-Thru Facilities. Drive-thrus must comply with the standard of the City Code 20-963
and where appropriate, the city and developer may prepare a vehicle stacking study to determine
whether more of less stacking shall be required for a particular use.
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
Page | 7
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,
Page | 8
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:
1. Establish standards which permit businesses a reasonable and equitable opportunity to advertise
their name and service.
2. Preserve and promote civic beauty, and prohibit signs which detract from this objective because
of size, shape, height, location, condition, cluttering or illumination.
3. Ensure that signs do not create safety hazards.
4. Ensure that signs are designed, constructed, installed and maintained in a manner that does not
adversely impact public safety or unduly distract motorists.
5. Preserve and protect property values.
6. Ensure signs that are in proportion to the scale of, and are architecturally compatible with, the
principal structures.
7. 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.
8. All sign shall comply with the city sign ordinance ARTICLE XXVI. – SIGNS unless otherwise permitted
in this document.
1. Project Identification Sign A
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 Boulevards.
c. Northwest and southwest of the intersection of Powers and Bluff Creek Boulevards.
d. The most southeasterly corner of the development facing the Highway 212.
The design and dimensions of the sign shall be identical throughout the development with exception the
larger sign sign facing south on to Highway 212.
Page | 9
2. Off-Premise Directory Sign B
Three off-premise directory signs shall be permitted for the development. The location of the off-
premise directory signs shall be as follows:
Southeast of the intersection of Avienda Parkway and Sunset Trail.
Northwest and southwest of the intersection of Bluff Creek Boulevard and Sunset Trail.
The sign architectural structure shall not exceed 19 feet in height and shall be built in accordance with
the dimensions and design shown and labeled below.
1. 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.
2. The overall sign area shall not exceed 58 square feet.
3. The sign shall be located outside of the sight triangle and shall not interfere with the driver’s
intersection sight distance.
4. The sign shall maintain a minimum of 10 feet from the back of the curb.
5. The sign shall maintain a 1.5-foot separation from trails/sidewalks.
Page | 10
6. The sign shall not interfere with snow removal operations.
7. The sign shall only include the names and logos of the businesses.
8. The sign design shall compliment the design and materials of the proposed buildings.
Project identification sign area 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.
3. Monument Sign C
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 2. These signs shall not exceed 24 square feet in
sign display area nor be greater than 5 feet in height. If more than one building is on a lot, the
sign must be shared.
b. All monument signs shall maintain a uniform architectural design that complements the
architecture of the buildings.
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 | 11
4. Wayfinding Signs D
Wayfinding 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 shall 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 drivers’ views of any city-owned street signage or railroad
signage.
l. The sign will be owned and maintained by the developer.
m. The applicant shall construct the sign.
Page | 12
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 unless the area of square footage
exceeds 25,000 or above in a single use.
e. Single tenant buildings shall be permitted wall signs on two elevations only unless the area of
square footage exceeds 25,000 or above in a single use. The size of the sign shall be based
on Table 1.
f. Halo Lit signs are permitted consistent with the wall area criteria, including maximum nits
and only white.
Page | 13
6. Projecting Sign (Wall)
a. Shall be limited to the Village Retail District.
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.
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.
b. Back lit awnings.
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.
e. Signs on roofs, dormers, and balconies.
f. Billboards.
Page | 14
g. Interchangeable letter boards or panels.
h. 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.
I. Public Realm, Streetscape
The site development, streetscape character, building placement, pedestrian realm, material expression
and color, stormwater utilization, building interest, lighting and walking paths shall be consistent with
the Avienda Development Guidelines Dated May 1, 2020.
PASSED AND ADOPTED by the Chanhassen City Council this 13th day of July, 2020.
ATTEST:
Todd Gerhardt, Clerk/Manager Elise Ryan, Mayor
Published in the Chanhassen Villager on )
g:\plan\2017 planning cases\17-10 avienda preliminary plat & pud\amended pud and concept 2020\pud ordinance amended 2020.doc
Level 7 Development, LLC
Chanhassen, MN
PUD / PRELIMINARY PLAT AMENDMENT
SUBMITTAL
May 2020
PUD Amendment Narrative May 1, 2020
2
INTRODUCTION
On behalf of Level 7 Development, LLC, we appreciate the opportunity to be back in front of the City to give
you an update on Avienda and to request amendments to the previously approved project. As a reminder,
the City Council approved the following on July 10, 2017:
Preliminary plat
Rezoning to PUD
Conditional use permit
Wetland alteration permit
Level 7 Development has made strides to solve for the condition of approval for the project, secure financing
and user interest, and prepare the project for grading and infrastructure improvements, but the economy
and demand for specific uses have changed. Complicating these changes are the changing demand in the
retail industry for bricks and mortar spaces along with the impacts of the COVID-19 pandemic, resulting in
the ownership group’s desire to propose minor site plan changes. This will help prepare the site for Phase
1 land development. To be clear, although the ownership is seeking new approvals, the commitment to a
high-quality regional lifestyle center remain steadfast. This narrative outlines the major changes to our
updated plans and visions for the project and seek approval for the amendment back in front of the Planning
Commission and City Council in June / July 2020.
SITE PLAN
Level 7 Development continues to work with the City to develop a plan that fulfills the City’s vision of a high-
quality regional Lifestyle Center while creating flexibility to meet the demands of the current marketplace.
A Lifestyle Center creates an experience that goes beyond the traditional retail shopping experience by
creating a sense of place with activity generators throughout that draws the community throughout the week
for multi-purposes, not just for typical shopping trips. The project will provide opportunities for Chanhassen
residents that are not currently available in the city and also draw people from the region to the city. Our
plan includes a mix of high-quality detached villa homes, multi-family and senior living residential facilities,
office, medical and professional services, retail, entertainment, restaurants, and hospitality. This
combination of uses promotes a live, work, and play theme that will be desirable for Chanhassen and
surrounding communities.
Since our previous approvals, the site plan has been modified to locate the key retail activity center all
within the north and central portions of the site. Residential and the office uses are strategically situated
around the perimeter of the site to provide a softer transition to the adjacent residential uses. In addition,
after we received feedback from retail users and in an effort to create a more pedestrian oriented retail
experience, the new site plan eliminates the ring road concept in the northeast area, resulting in less public
PUD Amendment Narrative May 1, 2020
3
infrastructure for the City to maintain. This also allows the project to maximize pedestrian con nectivity
between the residential and retail uses, while providing for more cross -parking utility and capacity. The
other key backbone infrastructure, specifically Bluff Creek Boulevard and Avienda Parkway remain intact
as previously approved, providing the City with better connectivity to the neighborhoods west of Avienda.
Within the retail area and into the transition area to the residential uses, Level 7 has added a “Village Green”
concept that will continue to be developed as the project progresses but is envisioned to become a privately
owned public outdoor gathering area for the patrons of Avienda and the public. Programming of the Village
Green could range from passive landscaped uses, casual gathering or seat ing areas, or all the way to a
fully activated and programmed space for outdoor fitness, a farmer’s market, music venue, or other
community-based events. As this area begins to develop and users are identified, Level 7 will bring back
specific design and programming proposals as part of the site plan review for this area.
The final key change is the relocation of the office uses to the southeast area of Avienda, which can be
developed into multiple office users and buildings or provide an opportunity for a larger scale corporate
headquarters office user. Through placing the office buildings in this area, structured parking within the
buildings can be efficiently designed by using the site grade change and thus resulting in the removal of
the large retaining wall that was previously required for the retail uses. These office buildings are planned
to be 3-4 story buildings and shown as 75,000 sf per building, resulting in a total of 225,000 sf of planned
office space.
Overall, the new amended PUD and planned uses results in a net reduction of approximately 170,000 sf of
commercial uses from the 2017 approvals, including a net reduction of 100,000 sf of retail space, which
aligns with the nationwide trends as the market demand as bricks and mortar retail is reducing. The
preliminary plat showed 18 lots and three outlots. The three outlots were proposed as permanent open
space. Ownership continues its plans to preserve approximately 20 acres in the southwest bluff area in a
conservation easement as previously agreed.
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.
Level 7 Development is finalizing plans and securing the necessary financing to commence the Phase I
work over the next 18 months, which will plat the public right-of-way and will allow mass grading and
construction of all new public streets and trunk public utilities infrastructure, specifically the Bluff Creek
Boulevard and Avienda Parkway connections Currently, plans for Phase II will begin with the residential
areas in the western areas of the site, as these uses are in high demand. Future phases will be added and
PUD Amendment Narrative May 1, 2020
4
details will be finalized as part of the site plan and final plat process to ensure consistency with the design
vision for Avienda.
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 remaining approximately 20 -acres of the
BOCD will be placed in a conservation easement.
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 for the site as a whole. The applicant has been working with
city staff on the final designs for the initial infrastructure phase.
The project has previously received approvals from Riley Purgatory Bluff Creek Watershed District on its
stormwater permit. As part of our PUD amendment, the team has also provided RPCWD with its new plans,
and will gain approvals concurrently.
Wetlands – Wetland Alteration Permit
A wetland delineation was completed with the original approvals 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. The ownership group has previously purchased the wetland bank
credits for the wetlands that could not be reasonably saved or mitigated.
PUD AMENDMENT
The major site plan modifications have been described in previous sections. In addition, attached to this
application is the Avienda Design Guidelines, which establish the design parameters for the project to
create a consistent design theme for future owners and users of the project. These guidelines will be used
to describe design preferences, illustrate design intent, and set the framework for review of future site plan
and architectural reviews. The guidelines are not intended to be a prescribed solution but promote creative
design options for the variety of uses throughout Avienda. Some of the key components of the Design
Guidelines are:
Streetscape
Parking
Architecture
PUD Amendment Narrative May 1, 2020
5
Signage (building and site)
Public spaces
While each use within Avienda has different design and operational requirements, the Design Guidelines
tailor the design approach in each district, while providing a consistent theme throughout the project. The
district areas are shown below in the graphic and further definitions of our appro ach can be found in the
Design Guidelines:
Finally, the Phase I plat will simply be to allow construction of the public infrastructure and complete mass
grading to the allow those improvements. Future phases and plats will be brought before the planning
commission and City Council for approval as projects begin to develop.
SCHEDULE
Level 7 Development’s had full intention to begin grading and constructing public infrastructure this summer,
but as we all have been impacted by the pandemic, so has the potential end users. Level 7 already owns
the property and with your approval of this PUD Amendment, it allows the flexibility to move forward with
the project into Phase 1, either in late summer / fall 2020 or early spring 2021. The key dates are as follows
and we ask for the Council’s help to keep the project moving so that we can break ground yet this year:
1. City Submittal for Phase 1 preliminary plat (public infrastructure and grading)
a. Submit to the City – May 1
b. Planning Commission – June 6, 2020
PUD Amendment Narrative May 1, 2020
6
c. City Council approval – July 13, 2020
2. Final Plat Submittal for Phase 1
a. Submit to City – August 12, 2020
b. Planning Commission – September 15, 2020
c. City Council Approval – September 28, 2020
3. Anticipated City Submittal for Phase II plat, site plan
a. Submit to City – June 15, 2021
b. Planning Commission – July 2021
c. City Council Approval - August 2021
SUMMARY
We look forward to providing an update to the Council at the June 22nd Work Session and look forward to
continued Council support for Avienda at the Council meeting on July 13th.
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.
APPLICATION FOR DEVELOPTENT REVIEW
Subinflal Dale s/' lJo
R*t aottP A,qri.h rgp,{'tb| Ch'{trd tu
n ComPnah€rrsiv€ Plan Anorldm€nt.'
E Minor MUSA lha for [EiliE oo{:ib 8€}E s .....
E Corditional Use Po.mit (CUP)
qi!d
600
31m
3325
9125
lufrd ffi*n drer rrrla @rwv,rtbffiit
E srtdivb.m (suB)
tra Create 3 lols or less s300
trtr Sirlgle Family Resuence
cr€ato ovd 3 loG....-................3600 + l't5 Por bl
t2_totsllbr6 & Bourb (2 lots).........................-.....'..3300
cor'.olidste Lc"' """"""'3150AllOlh€rs
E lr*e.ln Us. P€'ti[ (UP)
E ln cqrJrnctiott wiot ShoFFstfy R.sir$ce..
E A[ otte6........
E R.Ddng (ReZ)
Lot Line Ad,usfn€nt.
Filal Pbt..................
150
700
s325
s425
lndud€s 349) escrow lor stlomey cosb)'
ilddirc e* ,ry b. t!$r!d b odEr l,otcaair.rs
tlrcrrfh tha da,.a$,t rf coor.ct
Pbnd Unit Developm€nt (PUO)3750 E vacdio.r d Easdrr€.tts/Ri9t*d*av (vAC)"""" 3300
31OO (r\.t(fr.tlrE*re lgmry.9dy)
Mino. tuiendmenl to oristing PUD
All Ohers """"'-""""""" " "" t50o E variance Nea)........................................-........... $m
E W€dand AlErdio.l Pormit (w
E Sfrgb-Famfy nosk ence
E el ouprs........
AP)
E Sne Pbn Revi€u (sPR)
100
s00
0150
327strtrAdmiislraliYo..-....Commerciaulnrrusfial Districts'O zoniu lppeel s100
Plus 310 p€r '1,0O0 squar6 ft€t of hrilding area:(
thoGsnd squara bet)
rrcfrb .rrnb.. oaf&ll! dtlt.o}!6. D ZoniU OOinanca Arn€ndn€nt (ZOA)$500
lrfrb tlt dOE qrrbtlra:
tr necden0d rrlficls- .......35@
Pfrs 35 Fr drtlE urrl ( uttts)
I{qIE: fxll llrdd?l. TDfc.6qE ,! FoG."'d 'dtottutfy'E-mrqrrrr rrr ol b. cltfd to...ch '
ePlc'ton'
0 ProPedy Oxnors' Li6t witfn 5O0' (crv b grrE* Jb. F Pdi'io' nE tl')
t 153 aOOresses)
350 perdocumentEEEcrilbfR@.ditg Oocumofits (cfi6d( ax thtl
El Conatond Usa Par*
D vacaon
E uaes a gomds Subdivico.t (3 &c..)
Permit trtr
D( eassrn€nts)OccdE
31.489.00TOTALFEE:
Doscridion of Proposal: Am€ndm€nt lo 0l€ epprovsd PUD #2017-10
Prop€rty Address or Location:
SA, Corn€r of Pourors Bhd and Lyrllan Bh,{
Parcd ,t]ryl@!g!- Logal O€scriPlbn
So€ Atlscfied
Total Acreage:115.50 W€dan.1" Prss€r ? El Y65 E No
Plann d Unit O€vsfrprneflt (PUD)
Pr6€nt Land Use O€signation:Comrn€rci8l Requ€stod Land U6€ D€signatbn:
Exbting Use ol Proporty:Single lamily home and agriqjltural uses
ElCtrecf Uox it seperato narralive is atiach€d
Comrnercial
OO XUI{ITY DEVELOP El{T DEPARTTET{T
Planning Division - 7700 Mafi€l Boulevard
Mailing Addr6s - P.O. Box 147. Chanhasson. MN 55317
Phone: (952) 227-130O / Fax: (952) 227-1110
CITYOTCHNHASSII{
rc *, !2tp'cc o.", l-.,/a3u.llL|> Goo.v R,kr orr:t lzc,I,v
Sito Plan Agrc€ment
Woltar|d Altsrstbn Permit
pr€sont zo.{ng' Planned unit oevBloPmot (PUo) Rsqu€st'ed zooing:
Section 1: Application T pe (check all thal apply)
Section 2: Req urred lnlornratrotl
sc1i.ll,l:3
AppLlcAl{T oTHER THAN PROPERW OWNER: ln signing this application, I, as aPplkEnt, rePresent to hav€ obtained
aulhodzatbn from the property owler to fib this apglirxlion. I agree to be bound by conditbns of approval, subject only to
th€ right to obj€ct at the hiarings on the application or during frl appeat period. lf this appli€tio.n has not b€€n sEnod by
fre p6perty owner, t trave attined $parate Oocumentatixi of full legal capadty to fil€ tho apPlicaton. This apPlk tion
snoirfa'Ue frocesseO in my name and i am ttre party wtrom lh6 City should contad rogatdlng any mattet porlaining to this
ppf*mn
i witt feep mlaett intormed of the d'eadiines for submissbn of matorbl 8nd f|e progress of lhis application. I
fuiiher un<brstand tnit aioitional rees may b€ chargod fo. consulting foos, feasibility studi{ts' etc. wfi an oslimate Prior to
ni
j,rtnorir"tion ro proce€d with th€ studi. I codfy that the inlotmaton 8nd €xhibits submitted ars tru€ and cottecl.
Name:Contaci:
Phon6:
Kendra Lindahl
612) 638422s
Address:105 S sth Av6nue, Suito 513
citylstatezip:Minnoapolis, MN 55,+01 Cell:
Far:
612) 290€r02
6121252-9071
Email:
KLindahl@Landlorm.n€t
Signature:Kendra Lindahl, AICP o{aar rt- t r.rt ucr A'CPo- 2@0.0. $ ttrL.Lc@ Date:Snno
LoY6l 7 Oevoloptnorn LLC Contacl:Bahram Akradi
Address 4600 Kings Point Rosd Phone:(
952) 22+7477
Citylstatezip:Minnerida, MN 353:il c6ll:
Far:
6121812-1212
Email:
BahramA@lt-lito
Signature: D€le'
This appli:ation muli be comPlet€d in ftrll and mus{ be
applicabl€ Clty Ordinanco provisions. B€fo.B filing thb
anO confur wittr the Planning Department to d€tetmin€
accofipa.*rd by aI inb.matir and plans rgquitBd by
apf*cat on, tsEr b fle approPriate Appliution Chocf,ist
the spodfic ordinance and appli:aua Procodural
Eqdr€nsrGrdha.
A dsbnohdbn of coflpbteit ss d tt3 4plcarion $d b. m.da x,[rh 15 blrshds oave of apercamn .ubmi[d' A
ffi;;E; "
ppti..'tbt
defidencbc Jtiall bc meled to th. aPPftatt withh '15 bush'ss dels d apdicati'n'
PRo.TECT ENGINEER (if aP9licabb)
Landform Protsssbnal S€Ivices, LLC Contacl:Steven Ssbraski
Nama:
Address:'
105 S sth Strs€{, Suite 5'13 Phone:(
612) 638{243
City6tateZip:
Minn€apolb, MN 55401 Cell:
Far:SSabraski@Landform.n€t (
6121252-9077
Email:
Who 3hould rstv. co9b. ot 3f.|I rapo.b?'Othcr Cont ci lftfotmttlon:
aa
@a
Propetty Own€I Vla:
Applbant Vla:
Engins vta:
O0lef Ma:trtrtrtr
Mail6d Papr Copy
Maitrd Pap€r Copy
Mailod Paps Copy
Maibd Pap€r CoPY
Addr€ss:
City6tatezip:
INSTRUCTIONS TO APPLICANT: Complete all necessary form lields'
6vie.-- a;d deliver to city along with required documents
th6n sebct SAVE FORM to save a copy to your
end paymont. SUBMIT FoRM to s€nd a digltel
copy to th€ dty fo,r Procassing.SAVE FORT PrurI FORI SUBIIT FORI
Email
Email
Email
Email Email:
Mark Nodland
17
Owner and icantlnlormationSection3:
Landform Professional Servic€s, LLC
PRoPERw our ER: ln sEning this sppli€tion' l' as property osner' har'€ frll l€gal capadty to' and heroby do'
auriorize $e fllng of ttb apdi-tion. f LirOersand Ur8i condnio.rs of epproval at8 tinding and agroe to b€ bound by tltce
co,r(ftbrrs, srbj"ci onty to ti* rgtrt to oOpa at th6 hoariE6 o. drlilg tho sppeal perids. I wi[ keo9 mysef inlo'rn€d of
ffr. OcaOfir.s f6,
uOmission
ot material and the progress of Uis applicalbn. I frJrtEr undorslsnd that additionel ioos may
b. d.r"rd frr -*ultirg fe€s, feasbility studi6s, etc. wiot an osumalo prix lo any authorizztion to Proco€d with the
stu<!y. l-cenify thal the iniomatim and exhbits 3ubmitted afs tuo and co('€'n'
Name:
@
@
@
@
Name:
Section 4: Notilication lnlormation
AppucAt{T oTHER THAI{ PROPERTY Otflt{ER: ln aigning thi! spplirbn, l, a3 .9pli:ad, r.pfB.d to hare obt inGd
autho{iz.tion trom thc prop€dy o*n€r !o fib thb applicdbn. i agrc to be bound by condtinBd applov.l, tubicrl only to
the right to obiac{ at ttri tr&trigs on Ue applicrtion or during thG epp€al pcrird. lf thb app[catirn har nq b.an 41n€d by
Arc property qrner, I traw UctrcO separae docrrmentation of fuI hlsl caprcity lo filc ti6 applirlbn. Thb.sPpliriln
shoir|d'b. i.oc68 d in my nane ard I en flE party whom thc City should cofltad r.esrditE any mlttrr. p..tainiry to thb
ticatsr'.
I wrll kco my:clf inbnrlcd of tra dr'dih.3 fo. 3lb.nbrim cll mda.t{ 8nd tho Fogr€s3 of thb applicdbn I
i iritterunoctsono t ir aioitionat tq ,!y b. dt!.!Ed br corrlriling 86, i!.3bfly 3ttdic3, ric f,th rrl ..timrlr p.ix b
any adhortaton to proc..d with fl. studi. I carriry tl'8t thc infotmatbn end od$ls sub.n ed ef? truG and conrd
Addrcss:
Name:
Emeill
L.ndform Pro{baslonal Salvit3
105 S 5t! A\,filJ., SuiL 513
tLr.r.Tol!, Il{ 5$Or
l0lr.lilo.Irdfol'n.ttd
K.trdl Litxbhl
612)836dul5
612) 29GE1@
BJIrnAHi
g,2rzl}7177
812) E12-1212
gn .l S-rdd
Glattte.3
612)2524Or,
Contrcf
Ptsn :
Ciyr$lt ZD:
1812t?52-Xn
slgrsr!: m:a
Ccl:
Fax:
PROPERTY OWI{ER: ln roring thi! appEtim, l, a p,pp..ly owr|er, irat,€ tull lGg6l clP&ity b. .nd ti|lby &.
auifiotse tre flia d 0rb afobfoon. t LnOccfnO oat cooOtims ol +9ru41 rg binding and trE to b. bourd by t 6.
co.rdlk r".
6j"e
mry b ii rtht b obi.d et thc headng. o. duthg t16 rpp.d pc.b6 I will k A my$I hlbrmcd d
Urc OceO[nca t& a$"ifrirn d mei{'and $a prog[!33 o, lhb .prrf:abn. I futlhGr rndeEta t tlti .4ltbn l fi... mey
b€ c|.rg.d fo. consulting h.s. iacbitty studas, aE. wfi rn oalinate p(ix to any authorizstion b Pr@ad tfllh lrE
shrdy. [carlity fd tho irfo.metirn and G!6Ditr submltad a'r t rt tld coflcct
Nam6:l5d 7 Da,rlopfl.nt tLC
Arldrcar:a8mtclg!PoilR6d
cryrst brzi,: lttn'tb' lil 5ffl3r
Ermfl:
Sie nrtur.:
PRATEGT EI{GINEER (ir .PPli$b)
Ntm€:L.ndblm HEtas*rorl Scrvira
l(E S slh Sr..l, Suilr 513
City/StltlEip:Uiur8pot , lrN 55a01
Tha .gp0ceiirn mid b. cofl"Ed h tl .nd msta b..Gco.rp-bd by.l iirbm.lio.r Id pEl. itqd6 br.
fpfi6s Cfy ooiu,rcc pniisio,B B.to1p trrE thit ag1rin' ttrbtrTp.og.gr1ppffin ch.clat
riri cong wftr Uc p,1nnilg 1hprrtnstt b 1;1hflil1a thc tp.cfrc o6htr end ryEb ptoc.dtt!,
rlafrrurErta and bGa.
A dct minsticn of oornpLicoG.s d tlr Tplicrtbn .h.I b. m-. ur rin 15 burlr..a dr}t d Slirixl sut a al A
w1bn dice ol .ppttiOn Ocncf65g rh.I be mabd b th. .pptc.nt u,Atin 1 5 brniE s ey. of +P0cibn.
Contect:
Phal€:
C.al:
F&
Dde:
Codscr
Ptsre:
Ss$raf(Urtxilo.m.nd
Cct
F!rEmail:
W.ho .houLl t*.|v. copb. d.ffi rQorla?'oiir.r Co.it ct hlbl1lldon:
mdy Ofil.r V.:
egflirrnlVleEnehsrVr:
O0lGr \re:
Email
Emal
EruiI
Emd otrtrtr
tlailc<l P+er @y
Maibd P.per @y
M.f.d P!p.i Copy
Mabd Pepg Copy
l{tne:
Addr€33:
City/Slabzip:
Emil:
lU( tlo.dbnd
II{ETRTTCTTO|i|8 TO APPUCAIT: Cdn9Lb dl h6..ry bm fi.I&, th€n
dc.nbolRl-if FORI and &lire. to city rlong wfi Ilquitld (borrfiit3 rr$
Lct SAI,E FO b .ar! r cQy b }!utpryncnlgUilTFOIUblJld ! dbital
copy b tlr cty br prEaino
tAT'E F PIT'T FOII ]IYFd
a
o
a
Section 3i Owner and Applicant lnlormation
Addr.3s:
Scctroll.1 Notrlrcation lnformatioo
13,
000
S.
F.
x
3
STORIES6,
000
S.F.41,000S.F. x3STORIESU S H wy2 1 2 LymanBoulevardPowersBoulevardBluffCreekBoulevardBethesdaCircleLymanBoulvevardRiverRockDrive
Internal Connections
Public Connections
Off-Site Connections
Legend
Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC.
07.08.2020
AVIENDA • Chanhassen, MN
Pedestrian Circulation
A
A
A
A
B
B
A
B
Typical locations highlighted on map
Typical locations highlighted on map
Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC.
AVIENDA • Chanhassen, MN
Pedestrian Circulation - Streetscape
07.08.2020
C C
C
C
C
C
C
Typical locations highlighted on map
Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC.
AVIENDA • Chanhassen, MN
Pedestrian Circulation - Streetscape Amenities
07.08.2020
D
D
D D
D
D
Typical locations highlighted on map
Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC.
AVIENDA • Chanhassen, MN
Pedestrian Circulation - Destinations
07.08.2020
NORTHNO SCALEAREA LOCATIONMAPAt@FaceofCurbF.C.FloorDrainFoundationGalvanizedFull
BasementGrade BreakFlaredEnd
SectionFull Basement Walk
OUTLOT BLOT2LOT1LOT3LOT4LOT5LOT6LOT7OUTLOTAOUTLOTCLOT1LOT2LOT1LOT2LOT3LOT4LOT
5LOT
1BLOCK
3LOT
7LOT
6BLOCK
2BLOCK
1BLOCK
4BLUFF
CREEK
BOULEVARDPARKWAYVariesLOT8LOT9C.S.A.H. NO. 18C.S.A.H. NO. 17AVIENDA781.260.0356.7343.0154.
8836.
2101.
6 68.
052.0161.630.
985.1107.
844.9160.721.5318.
881.7219.838.6255.
856.337.030.326.
650.7 43.8 8 3 6244.
338.614.
689.0109.285.589.283.5105.417.1106.1128.9195.7206.824.
15" RCP COCOOE OE OE OEOECOCO SIG.BASESIG.BASESIG.BASESIG.BASESIG.
BASESIG.
BASECMP24IE=
884.
1CMP 24IE=
894.2CABXHHCABXCABX54"
RCPIE=
894.
554"
RCPIE=
895.
7IIIIIIOEOEOE
OEOEOEOE15" RCP15" RCP SSMHRE=936.
6IE=
925.
3(
E)
IE=
925.
2(
W)
SSMHRE=
937.7IE=
925.9(
W)
18"
RCP15"
RCP12" RCP12" RCP15"
RCP15" RCP15"
RCP15" RCP15"
RCPHHSIG.
BASESIG.
BASELTSIG.
BASEEMSIG.BASESIG.BASESIG.BASEHHSIG.
BASESIG.BASESIG.
BASECABXLTLTMB12"
RCP
12" RCP18" RCP18" RCP12" RCP15"
RCP12" RCP21" RCP18" RCP18"
RCP15"
RCPGMEM21" RCP15"
RCP21" RCP15"
RCP12RC
P 12" R
C P
2.4" DIA. CAPBOULDERRET.
WALEDGE OF PLOWED FIELDEDGE
OFPLOWED
FIELDEDGE
OFPLOWED
FIELDEDGEOFPLOWEDFIELDEDGE
OFPLOWEDFIELDEDGE
OFPLOWEDFIELDWOODFENCEWROUGHT
IRON
FENCEGUARDRAILX
XX
XX
XXXCHAINLINKFENCEFOFOFOFOELECTRICTRANSFORMERCHAIN
LINK FENCEELECTRICTW ELEV. 921.2BW ELEV. 918.07TW ELEV. 930.8BW ELEV.
927.
19189259309359409459509509009159159109
0
5900895890885880 9
20915
890890895900905910915920925930935940945945940935930925920925925929920915910905900895890895900
900925920915910945885875911911910910910910
90591
0
910
915915920910
918 947 952890895900915920925924930915920925930935 895900905910915915920920910915SSMHRE=903.
6X915910905900895890
920915910905900895I>
PIPESSMHRE=
909.
0IE=
883.
6SSMHRE=
915.
2IE=
884.115"
RCPBM-2 (
TNH)
913.
82BM-
1 (TNH)921.
3215" RCP15"
RCPMETALCOVERTOP=
912.8IE=
910.
3(
NW)IE=909.0(
S)15"
RCPMETALCOVERTOP=
914.
2IE=910.3(NW) RIPRAPCBRE=
913.9IE=909.8CBRE=
913.
9IE=909.
0 (NW)
IE=908.8 (
NE)IE=906.
0 (SE,
SW)CBRE=909.0IE=
901.3CBRE=935.9IE=
931.4(
S)
IE=
931.3(W)
CBRE=936.
0IE=931.8CBRE=
925.
0IE=
919.4CBRE=
924.8IE=
920.715" RCP15"
RCP15" RCP18"
COCOOE OE OE OE OESIG.BASESIG.BASESIG.BASESIG.BASE0SIG.BASESIG.BASE00219CABXCABXIIIIIIOE OE
OE
OEOEOEOEHHSIG.
BASESIG.
BASELTSIG.
BASEEMSIG.
BASESIG.
BASESIG.
BASESIG.
BASESIG.
BASESIG.BASELTLTMBGMEM2.
4" DIA.
CAPEDGE
OF
PLOWED
FIELDEDGEOFPLOWED
FIELDEDGEOFPLOWED
FIELDEDGEOFPLOWED
FIELDEDGE
OFPLOWED
FIELDEDGEOFPLOWEDFIELDWOODFENCEWROUGHT
IRON FENCEGUARDRAILX
X
X
XXXXXCHAINLINKFENCEFOFOFOFOELECTRICTRANSFORMERCHAIN
LINKFENCEELECTRIC91892593093594094595095090091591591090
5900895890885880
92
0915890890895900905910915920925930935940945945940935930925920925925929920915910905900895890895900
900925920915910945885875911911910910910910905910
91091591 5
920910918
947952890895900915920925924930915920925930935895900905910915915920920910915X915910905900895890920915910905900895I39239139038838938738638538438238138338037937837637737537337437237137036936836736636536436336236136042742842943043142642542442341941841741641341441541241141040840740640540940340440240140039939839739639539439342242142043243343443543743643943844044144244344444644545245145044744844945345445545645745845946046146246346846646546746446947947847747647547447347247147048148448248348548648748848949048028728625325225425525625725825926026126226326426526626726826927027127227327427627727527827928028128228328428512345789101112131415161718192021222324252627282931303233343536383739404142434445464748495028828929029129229329429529629729829930030130230330530430630830730931131031231331431531731631831932032132232332432532932832732633033133233333433523823723623523323423223924024124324224424524624724824925025151525354555657585960616263646566676869727071737475767778798081828384858688872202212222232242252262272282292302318990919293959496979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128336359358357356355354353352351350349347348346345344343342341340339338337132129130131133134135137136138139140141142143144145146147148149150151152153154155156157158159160161162163164165166168167169170171172173174175176177178179180182181183184185186187188189190191192193194195196198199197200201202203204205206207208209210211212214213215216492491BM-
2 (TNH)913.82BM-
1 (TNH)
921.
32UEUEUEUEUEUEUEUEUEUEUEUEUEUEUEB-
3B-2B-1B-
4B-5B-
6B-7B-8B-
9B-
10B-
12B-11B-
13B-14B-
15B-16B-17B-
18B-19B-
PROJECT NO.
30' BUILDING SETBACK30' BUILDING SETBACK 30' BUILDING SETBACK30'
BUILDING
SETBACK30'
BUILDING
SETBACK20'
PARKING
SETBACK
10'
PARKING
SETBACK10'
PARKING SETBACK20' PARKING SETBACK10' PARKING SETBACKBLUFF CREEK BLVD.AVIENDA PKWYSUNSET TRAIL OUTLOT BMILLS DRIVEB L O C K 3B L OC
K 4B L O C K 2LOT 1LOT 2LOT 1LOT
2LOT 3LOT 4LOT 5LOT 6LOT 1B L O C K
1LOT 3LOT 1LOT 5LOT 4LOT 2OUTLOTABLUFFCREEKOVERLAYDISTRICTSECONDARYBOUNDARYBLUFFCREEKOVERLAYDISTRICT
PRIMARYBOUNDARYLOT 6LOT
7OUTLOT
CLOT
7LOT8LOT9COCOXXX
XXXX
X
XXCOCOSIG.
BASESIG.BASESIG.
BASESIG.BASESIG.BASESIG.
BASECABXHHCABXCABXHHSIG.BASESIG.BASELTSIG.
BASESIG.BASESIG.
BASESIG.BASEHHSIG.BASESIG.BASESIG.
BASECABXLTLTMBWOOD FENCEWROUGHT IRON FENCEGUARDRAILX
XX
X
X
XXX
XXXXXXXXXXXXXXXXXXXXXXXCHAIN
LINKFENCECHAINLINK
FENCEXW.
LINE
OFTHE
SW1/4
OFSEC. 23,
TWP. 116,
30' BUILDING SETBACK30' BUILDING SETBACK 30' BUILDING SETBACK30'
BUILDING
SETBACK30'
BUILDING
SETBACK20'
PARKING
SETBACK
10'
PARKING
SETBACK10'
PARKING SETBACK20' PARKING SETBACK10' PARKING SETBACKBLUFF CREEK BLVD.AVIENDA PKWYSUNSET TRAIL OUTLOT BOUTLOT ABLUFF CREEK OVERLAYDISTRICT SECONDARYBOUNDARYBLUFF CREEK OVERLAYDISTRICT PRIMARYBOUNDARYOUTLOT CCOCOXX
X X X X X X X XCOCOSIG.BASESIG.BASESIG.
BASESIG.BASESIG.BASESIG.BASECABXHHCABXCABXHHSIG.BASESIG.BASELTSIG.BASESIG.BASESIG.BASESIG.BASEHHSIG.
BASESIG.BASESIG.BASECABXLTLTMBWOOD FENCEWROUGHT IRON FENCEGUARDRAILXXXXXXX
X X
XXXXXXXXXXXXXXXXXXXXXXCHAIN
LINK
FENCECHAINLINKFENCEXW. LINEOF
THESW1/4OF
SEC.
23, TWP.
116, RGE.
23N. LINEOF
THES 1/
2OF
THESW1/4S.
LINE OF SEC. 23N.
LINEOF
THE
SE1/
4OFTHESW1/
4SEC.
23E. LINEOF
THE
NW1/
4OF
THESW1/
4W. LINE
OF THE
SUNSET TRAIL
BLUFF CREEK
BLVD.AVIENDA PKWYSUNSET TRAIL OUTLOT
BMILLS DRIVEOUTLOT
AFFE=
924.
0FFE=921.0FFE=
918.0FFE=
918.0FFE=914.5FFE=
920.
0FFE=919.
0FFE=918.
0FFE=918.0FFE=
918.0FFE=918.0FFE=918.0FFE=920.
0FFE=921.0FFE=921.
0FFE=923.
0FFE=
922.
0FFE=912.0FFE=910.0FFE=
908.0FFE=908.
0FFE=
915.
0FFE=905.
0FFE=904.
0FFE=903.0BLUFF
CREEK
OVERLAYDISTRICT
SECONDARYBOUNDARYBLUFF
CREEK
OVERLAYDISTRICT
PRIMARYBOUNDARYOUTLOT
CCOCOCOCOSIG.
BASESIG.
BASESIG.
BASESIG.
BASESIG.
BASESIG.
BASECABXHHCABXCABXIIIIIIHHSIG.
BASESIG.
BASELTSIG.BASESIG.
BASESIG.BASESIG.
BASEHHSIG.
BASESIG.
BASESIG.
BASECABXLTLTMBXX
X
X
X
XXXX>
B-
3B-
2B-
1B-
4B-5B-6B-
885885890890895895900900900905910915920925930935890895900905910915920925930935940945910910915915920920925925930930935935935940940940900905910915920920
910
915920925930935940940945945950950900
905
910
915
920
9
2
5
9259309309359359409409
4
5945950
950910910915
915920925930935925930935940945920925875880885890895895895900900900905910915920925910915920925885890895900905910915920925885890895900905910915920925930935940895900905910
915920925930895900
905
8758808858908959009059109158808858908959009
0
5
91
0 910
910
91
5
915915915
920920
905905
910915COCOOE OE OE OEOECOCOSIG.BASESIG.BASESIG.BASESIG.BASESIG.
BASESIG.BASECABXHHCABXCABXIIIIIIOE
OEOE OEOEOEOESSMHRE=936.6IE=925.3(
E)IE=925.2(
W)SSMHRE=
937.
7IE=
925.9(W)
HHSIG.BASESIG.
BASELTSIG.BASEEMSIG.BASESIG.
BASESIG.
BASEHHSIG.
BASESIG.BASESIG.
BASECABXLTLTMBGMEMWOODFENCEWROUGHT
IRONFENCEGUARDRAILXX
XXXCHAIN
LINK FENCEFOFOFOFOELECTRICTRANSFORMERCHAIN LINK
FENCEELECTRIC>
SSMHRE=
909.
0IE=
883.6SSMHRE=915.2IE=
884.
1BM-
2 (
TNH)
913.82BM-
1 (
TNH)
921.32>>>>>>>>>>>>>>>>>>>>>>>>UEUEUEUEUEUEUEUEUEUEUEUEUEUEUEB-
3B-
2B-
1B-4B-5B-
6B-
7B-
8B-
9B-
10B-
12B-11B-13B-
885885890890895895900900
900
905910915920925930935890895900905910915920925930935940945
910
910
9
15915920
920925
9259309309
3
5
935935940
9
4
0
9
40900905910915920920935930
935940945OE OE OE OE OE OE OE
OE
OE OE OE OEOESSMHRE=937.7IE=925.
910 915
920925930935940910915920925930935
940940945945950950900
905
910
915
920
9
2
5
9259309309359359409409
4
5 945950
950910915
905905
X
X
X
IIIIIIIIIIIIIIIUEHHSIG.BASESIG.
BASELTSIG.
BASEGMEMFOFOFOFOFOFOFOFOFOFOFOFOBM-1 (
TNH)
921.
32>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
UEUEUEUEUEUEUEUEUEUEUEUEB-3B-6B-
910910915
915895900905875880885890895900905910915
8808858908959009
0
5
910
910
910
91
5
915915915
920920
905910915X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
XXXXSIG.
BASESIG.
BASESIG.
BASESIG.
BASESIG.
BASESIG.
BASEIIIIIIIIIIIUEUEUEUEGUARDRAILXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXCHAIN
LINK
FENCEELECTRICTRANSFORMERCHAIN
LINK
FENCEELECTRICBM-
2 (
TNH)
913.82>>>>>
B-
7B-
10B-
12B-
18B-
19B-
20B-
21B-
22B-
23B-
28B-
29MNDOT
WETLANDM0920' CITY
915920925
930
935925930920925
87588088589089589
5
895
900900900 905 910 915920925910915920925
885
890
895900905910915920925885890895900905910915920925930895900905910915920925930895OEOE OE OE OE OE OE OE OE OE OE
X X X
XXXXXXXXXSSMHRE=915.2IE=
884.
1B-
8B-
9B-
11B-
17B-
18B-24B-
930920915925920925920920920915
920915910
910915915915920930935940910925930935
9
4
0
9
4
5
9
5
5
9
5
0
950945940935945940935950945925930935940940935930
92592092
5
920
915
910
905900
905910910915910930925920915910905900
915910
9
10915
9
1
5
9
109159109059
0
5
910915920905900895890885900900895890885880880885890895900895895900905910915920925915915910905900895890885880
875875915895900905 910915 920
925925930935940945940940935930925920915910905900895890885890895900905890895900905910915920925930935910940935945950940945COCOSIG.BASESIG.BASESIG.BASESIG.
BASESIG.BASESIG.
BASEIIIIIISIG.
BASESIG.
BASELTSIG.BASESIG.BASESIG.BASESIG.BASESIG.
BASESIG.BASESIG.BASELTLTMBXX
X
XXXX>>>>>>>>>>>>>>>>>>>>>>>>>
B-3B-
2B-1B-4B-
5B-6B-7B-8B-9B-10B-12B-
11B-13B-14B-15B-
16B-17B-
18B-
19B-
20B-21B-22B-
23B-24B-
25B-26B-27B-
28B-
29B-
30B-31B-
32C.S.
A.H. NO.
18LYMANBOULEVARDPOWERS
BOULEVARD
U.
S
T R
U
N
K H
I
G
H
W
A
Y
N
O
2 12BLUFFCREEKBLVD.MILLS DRIVERIVERROCKDRIVEN.SUNSETTRAILC.S.A.H.NO. 17C.S.A.H. NO. 17U.S T
R U
N K H
I G H
W A
Y N
O
2 1 2
C3.2DC3.2AC3.
2BC3.2C91
0 910915915915920880885890895900905915920880885890895900905910915900905880885890895900915920930935910915920890895900905910910910915910915
920 9359 3
0 93592 0
915920925930895900905910915910915920925920925930915915920920 910 910910WETLAND
3NWL=920.
58100-YRHWL=922.01WETLAND4BTM=884100-YR HWL=884.77WETLAND10BLUFF CREEKBLVD.AVIENDAPKWYSUNSETTRAILOUTLOTBMILLSDRIVEOUTLOT
AFFE=
924.
0FFE=
921.
0FFE=
918.
0FFE=
918.
0FFE=
914.
5FFE=
920.
0FFE=
919.
0FFE=
918.
0FFE=
918.0FFE=
918.
0FFE=
918.
0FFE=
918.
0FFE=
920.
0FFE=
921.
0FFE=921.0FFE=
923.
0FFE=922.0FFE=912.0FFE=910.
0FFE=908.0FFE=908.0FFE=
9109159209259
3
0
93
5
930
925
920930935935940945940935930925920915910905900895890885885890895900940
9409359309259209159109059009008958908958908908959009059109159109059008959059109159209259309359359309359359
3
5
9
4
0
9
4
0
93593092592091
5
910
920 9259159
2
0
910915920925930945 900905910915
920
925
930
9
3
5>
ILT>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>B-2B-1B-4B-5B-
6B-
13B-14B-
31WETLAND #6C.S.A.H. NO. 18 C7.11CATCHBASINSEDIMENTTRAP(TYP.)
915915915920920920915915920920
905910915920920925925925 925930
930905910915920925
895900905895900905910
895900905910915915920925930920925930920920920925930930
915
920915920930935AVIENDAPKWYSUNSETTRAILMILLS
DRIVEFFE=920.
0FFE=
919.0FFE=
921.
0FFE=
921.0FFE=
923.0FFE=922.0NORTHWEST BASINBTM=892.50100-YR HWL = 894.42AVIENDA PKWYNWBASINBTM=912.53100-YR HWL = 913.82WEST NORTH BASINBTM=915.43100-YRHWL = 918.15 STS>>STS>>STS>>
STS >>STS
STS>>STS>>
STS >>STS
STS>>STS>>
STS >>STS
STS>>>>>>>>>>>>>>>>>>>>>>9169179189199299289279
26
92
5916917918919923922921921922921919923922921921922923922923924925926927928929930931932933934937936935934933932931929930925930933932931929928919917916922922921913918919 9
17921922922
921900895893893893895894892891890896
89291191291391491691791
8
9 1
993193393193593993894093493293089790090891192092534.
5%
37.2%
37.
9%22.
7%22.
7%22.7%32.2%32.
4%
13.1%36.4%33.5%12.
5%
8.3%
8.
3%
8.
3%
8.3%
SWALEX
X
X
SIG.BASESIG.
BASELTSIG.BASE>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
B-3B-6B-
7B-15B-16B-17B-32POWERS
BOULEVARD
B
L
O
C
K
4LOT
1LOT
2LOT
3LOT 5FFE=924.0FFE=921.0FFE=918.
0FFE=918.0FFE=920.
0FFE=
919.
0FFE=
918.
0FFE=
918.
0FFE=
918.
0FFE=
918.
0EAST
PONDBTM=
904.
00
100-
YR
HWL =
905.
01
EAST
CENTRAL
BASINBTM=
906.
43100-
YR
HWL =
910.
63LOT
7>>
STS>>
STS91091592092590890
9911912913914916917918919921922923924926915920916917918919919919916917918918919919
910909911
911912912913913910915
920 907908909911912913914916917918919920925917918919921922923924926927928929930931932934933935936937938938938938937907910912915917920919918917 907910907 910905904907
91091190590490890590991191291191291
3
9
1 491
6
9
17
9
18
9
2
0
91992092192292392492592
6
92
7 92
Powers
BoulevardBLUFF
CREEK
BLVD.
FFE=
914.
5FFE=
918.
0FFE=
920.
0FFE=
912.
0FFE=
910.
0FFE=
908.
0FFE=
908.
0FFE=
905.
0FFE=
904.0FFE=903.
0BLUFF CREEK
EAST
BASINBTM=
898.
15100-
YR HWL =
899.
95SE
TEMP
BASINBTM=
879.
00100-YRHWL = 883.95X
X
X
X X
X XXXXXXX
X X
XXXXSIG.
BASESIG.
BASESIG.
BASESIG.
BASESIG.BASESIG.BASEIIIIIIIIIIXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXB-7B-
10B-12B-
18B-19B-
20B-21B-
22B-23B-
28B-
29MNDOTWETLAND
M0930' CITYWETLANDBUFFERSETBACK20'
CITY
WETLANDBUFFERWETLAND
BOUNDARY(TYP.)C.S.A.
H.
NO. 17
C7.
12ROCKCONSTRUCTIONENTRANCESTS>>
STS>>
STS>>
STS>>
STS>>
STS>>
STS>>
STS>>
STS>>STS>>STS>>STS>>STS>>
STSSTS>>STS>>STS>>STS>>
STS>>
STS>>
STS >>
STS >>STS>>
STS>>STS>>
STS>>
STS>>STS>>
STS>>
STSSTS>>STS>>
STS>>
STS>>
STS
930925920925925920915910915925920915910
920910905900
925930935930920915910905900895
89 0895900905910915920925930
890885880880885890895900900895885895900905910915920WETLAND 3NWL=920.58100-YR HWL=922.01WETLAND
4BTM=884100-YRHWL=
884.77BLUFFCREEKBLVD.B LOCK2LOT
1BL
O C
K 1LOT
5OUTLOT
AFFE=
920.
0FFE=921.
0FFE=912.
0FFE=915.
0FFE=905.
0BLUFFCREEK
WEST BASINBTM=
911.00100-
YR HWL =
914.62SOUTH
CENTER
TEMP
BASINBTM=
875.63100-
YR HWL =
NORTHWESTPONDCROSSSECTIONA-A880885890895900905910915920880885890895900905910915920898.54898.00896.09897.4892.50895.06892.50893.2892.50891.42892.50890.8892.50890.31892.50890.0892.50890.10892.50890.3892.50890.63892.50891.4892.50892.04892.50892.4892.50893.11892.50893.
8892.50893.
47895.90893.
5 902.
58 894.
23 910.
05 895.3 911.49-0+25 0+000+501+001+502+002+503+003+504+004+505+005+505+75EXISTING GRADEFINISHED GRADEBTM = 892.502.8'SEEDETAIL6/C7.2OE OE OE OEWETLAND #6126' - 8" PERF. PVC @ 0.0%133' - 8" PERF. PVC @ 0.0%133' - 8" PERF. PVC @ 0.0%133' - 8" PERF. PVC @ 0.0%138' - 8" PERF. PVC @ 0.0%146' - 8" PERF. PVC @ 0.0%
153' -
8"
PERF.
PVC
@
0.0%163' - 8" PERF. PVC@
0.
0%
98' - 8" PERF. PVC
@0.0%
83' -
8" PERF.
PVC
@
0.0%38' - 8"
PERF. PVC@
0.
0%24' -
8"
PERF.
PVC@0.0%
18' - 8" PERF.
PVC
@0.
0%
15' -
8" PERF. PVC@
0.0%16' -
8"
PERF. PVC
@
0.
0%16' - 8" PERF.
PVC@0.
0%
17' - 8"
PERF.
PVC
@0.0%17' -
8" PERF. PVC
@
0.0%
14' -
12"
PVC@0.0%
45' - 18" RCP
@
0.7%
8' -
12"
RCP@0.0%
378' - 8" PVC
@
0.0%
8"
X
8" TEE (TYP)20' -
8" PVC@
0.
0%W/
2 -
45d
BENDSAABB911912913895900905
910895900905910890895900905895890893893893
893NORTHWEST
BASINBTM=892.
50100-
YR
HWL =894.42NORTHWESTPOND
CROSSSECTIONB-
B880885890895900905880885890895900905889.
16896.36895.
48
STMH
522RIM: 895.45INL (SE):
889.70INV (N):
890.
50INV (NW):
889.
7048"
DIAR-1642PERCITYDETAILC7.
1-4STMH521RIM:
895.
42INL (S):
890.
50INL (
W): 889.70INV (N):
889.70INV (E):
892.
7448" DIAR-
1642PER
CITYDETAIL
C7.
1-
445' -
18"
RCP@ 0.
7%14' -
12" RCP@
0.0%
FES 520INV=
889.38PER
CITY DETAILS:
C7.1-
5 & 7.
4-58-
12 CU.
YD.RIP-
RAP CL.
III88' -8
P E
R F
P V
C @
0 0
118'8
P E
R F
P V
C @
0 0
147'8
P E
R F
P V
C @
0 0
155'8
P E
R F
P V
C @
0 0
110'8
BLUFFCREEKWESTBASINCROSSSECTIONA-A900905910915920925930935900905910915920925930935929.40919.51929.95911.00929.6911.00929.10911.00927.5911.00925.74911.00923.9911.00922.13911.00919.1911.00917.57913.84916.3916.53914.69917.76913.4917.
93910.83917.
53-0+
25 0+
000+501+
001+502+
002+503+
003+504+
00 4+
25EXISTING GRADEFINISHED
GRADEBTM = 911.
00STMH 706ARIM:
917.50INL (
NW): 908.
20INL (SE):
908.20INV (
S): 909.
0048" DIAR-
1642PER CITYDETAIL
C7.1-
4STMH 706RIM:
917.71INL (
NW): 911.
24INL (N):
909.00INV (
NE): 908.
20INV (
SE):
908.
2048"
DIAR-
1642PER
CITYDETAILC7.
1-
414' -
8"
RCP@
0.
0%
2.
8'
SEE DETAIL
6/C7.
2124' - 8"
PERF. PVC
@ 0.
0%131' -
8" PERF.
PVC @
0.0%
137' - 8"
PERF. PVC
@ 0.
0%144' - 8" PERF.
PVC
@ 0.
WEST - NORTHBASINCROSSSECTIONA-A905910915920925930935940945905910915920925930935940945925.65921.47929.57915.43931.0915.43932.03915.43932.8915.43933.33915.43933.8915.43934.09915.43934.1915.43935.85915.43937.2915.43937.90915.43937.9915.
53938.64919.
79-0+
25 0+
000+501+
001+502+
002+503+
003+504+
00 4+
2514' - 18"
RCP@ 1.
8%STMH
512RIM: 921.
06INL (SW):
915.42INV (
NE): 912.
6348" DIAR-
1642PER CITYDETAIL
C7.1-
4FES 513PER
CITY DETAILS:
C7.1-
5 & 7.
4-58-
12 CU.
YD.RIP-
RAP CL.
IIIEXISTING GRADEFINISHED
GRADEBTM = 915.
43AA920920925925930930 920916917918919
925930921922923924926927928929931932933WEST NORTHBASINBTM=
915.43100-
YR HWL =
918.15EAST
CENTRAL INTERIM
BASIN & EAST
POND CROSS
SECTION A-
A890895900905910915920925890895900905910915920925910.36
918.82
913.
34
913.
59
913.
1
910.
78
912.
79
906.
43
913.
1
906.
43
913.
05
906.
43
912.7 906.
43
912.
27
906.
43
911.
8
909.
57
911.
41911.65
909.8
TRIANGLEBASINCROSSSECTIONA-A875880885890895900905875880885890895900905892.51895.02892.99887.17892.1887.19890.93890.78889.5888.19886.8884.54-0+250+000+501+001+
502+002+
50 2+
75111' - 18"
RCP@ 0.
3%15' -
12" RCP@
0.0%
STMH 701RIM:
890.99INL (
NW): 885.
00INV (N):
887.41INV (
S): 884.
3748" DIAR-
1642PER CITYDETAIL
C7.1-
4FES 700INV=
884.00PER
CITY DETAILS:
C7.1-
5 & 7.
4-58-
12 CU.
YD.RIP-
RAP CL. IIIEXISTINGGRADEFINISHEDGRADEBTM = 887.17WETLAND #4AA15' -
12"
RCP
@
0.
0%
111' -
18"
RCP@
0.
3%100-
YR HWL =
884.70890895900905895
900905888880885876877878 WETLAND
4BTM=884100-
YR HWL=
884.77TRIANGLE
BASINBTM=887.
17100-YR
HWL =890.
77SOUTH CENTER
INTERIM BASIN
CROSS SECTION
A-A865870875880885890895900905910865870875880885890895900905910900.
62903.67
901.53
891.14
901.3
883.61 900.22 876.02
898.
1
875.
63
895.
40
875.
63 893.
COCOX
X
X
X
X
X
X
X
X
XCOCOCABXIIIIIIIIIIII>IHHCABXWOOD FENCEWROUGHT
IRON FENCEGUARDRAILX
XX XXXXXXXXXXXXXXXXXXXXXXCHAIN LINKFENCECHAINLINKFENCE>
I>>WETLAND #6WETLAND #3WETLAND #
4WETLAND #10MNDOT
WETLAND
M10C.
S.A.H.
NO. 18LYMAN
BOULEVARDPOWERSBOULEVARDBLUFF
CREEK
BLVD.
MILLSDRIVERIVER
ROCKDRIVE
N.SUNSETTRAILC.S.
A.H.NO. 17C.S.A.H. NO. 17U.STRUNKHIGHWAYNO
2 1
2 MN/DOT
SEEDMIX 33-261 (
TYP.)MN/
DOT SEEDMIX
33-
261 (TYP.)MN/
DOT SEEDMIX 33-
261 (TYP.)
MN/DOTSEEDMIX33-261 (TYP.)MN/DOT SEEDMIX
33-261 (TYP.)
MN/DOT SEEDMIX
33-261 (TYP.)
MN/DOT
SEEDMIX 33-261 (TYP.)MN/DOTSEEDMIX33-261 (TYP.)MN/DOTSEEDMIX25-141 (TYP.)MN/DOTSEEDMIX
25-
141 (
TYP.)
MN/
DOT
SEEDMIX 25-141 (TYP.)MN/DOT
PROJECT NO.
FES:897.
8924"
RCP@0.
6%FES:897.11FES:895.
0360"RCP@0.6%FES:
896.
27RE:904.
73IE:SPOUTRE:
905.28IE:SPOUTC.
S.A.H. NO. 18LYMANBOULEVARDPOWERSBOULEVARDU.
S T R U
NK
H I G H WAYNO21
2BLUFF
CREEKBLVD.
MILLS DRIVERE:
937.71IE:925.96RE:915.15IE:884.0510057915.73HYD@GRNDSUNSETTRAILC.
S.
A.
H.
NO.
17LOW
FLOOR
ELEVATION
ABOVE
883.
5MIN. LOW FLOOR ELEVATION = 925.5MIN. LOW FLOORELEVATION = 925.5LOWFLOORELEVATION ABOVE897.112" WAT 12" WAT 12" WAT 12" WAT12"
WAT12" WAT12"
WAT12"
WAT
8"WAT8" WAT8" WAT12"
WAT8" WAT
STMSTMSTMSTM
STMSTM
STMSTMSTMSTM >>>>>>>>>
SANSANSANSAN
SANCOCOXXX
XX X
XX
XXOEOEOE
OE OE OE OE
OEOE
OECOCO
SIG.
BASESIG.BASESIG.BASESIG.BASESIG.BASESIG.
BASECABXHHCABXCABXIIIIIIIIIIIIUEOEOEOE
OEOEOEOEOESSMHRE=
936.
6IE=925.
3(
E)
IE=925.2(
W)SSMHRE=937.
7IE=
925.9(
FES:897.8924"RCP@0.6%FES:897.11FES:895.0360"RCP@0.
6%
FES:
896.
27RE:
904.
73IE:
SPOUTRE:
905.
28IE:
SPOUTRE:
937.
71IE:
925.
96RE:
915.
15IE:
884.
05
10057915.
73HYD@GRNDLOW
FLOOR
ELEVATION
ABOVE
883.
5MIN.
LOW
FLOOR
ELEVATION =
925.5MIN. LOW FLOORELEVATION = 925.5LOW FLOOR ELEVATION ABOVE 897.1COCO X X X X X X X X X X X XXXXXXXXXX XXXXXXXXXXXOEOEOEOEOEOEOEOEOEOEOEOEOEOE
OE
OE
OE OE
OE
OE
OEOEOEOECOCOCABXHHCABXCABXIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIUEUEUEUEUEUEUEOE
OEOEOE
OE
OE
OEOE
OEOEOEOEOEOEOEOEOEOEOEOEOEOE>>
II>HHCABXXX
XX X
XX
XXXX
X X X X
XX
X
X
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOELECTRICTRANSFORMERELECTRICGXXX>>II>>>>>SSMHRE=909.
0IE=883.6SSMHRE=
915.
2IE=
884.1UEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUE
UEUEUEUEUEUEUEUEUEB-
3B-
2B-1B-4B-
5B-
6B-
7B-
8B-
9B-
10B-
12B-
11B-
13B-14B-15B-16B-17B-18B-19B-20B-21B-22B-23B-
24B-25B-26B-27B-28B-29B-
30B-
31B-
32WETLAND #
6WETLAND #3WETLAND #4WETLAND #10MNDOT WETLAND M09MNDOT
WETLAND
M10X
XC.
S.
A.
H.
NO. 18LYMANBOULEVARDPOWERSBOULEVARDU.ST RUN KHI GHWAYNO212BLUFFCREEKBLVD.MILLSDRIVERIVER
ROCKDRIVES.
RIVER
ROCK
DRIVE
N.
SUNSETTRAILC.
S.
A.
H.
NO.
17WETLANDBOUNDARY(TYP.)C.S.A.H. NO. 17U.
S T
16+0017+00OUTLOT D>>>>>>STMSTM>>>>>>WATWATWATWATWATWATSTMCB110CB111CB205CCB205BCB206AOUTLOTCB-30-1+75-1+000+001+002+003+004+00921.5922.89922.0923.11922.5922.24923.3922.
71923.3922.
77923.6923.
09923.8923.
19924.5923.
40925.7923.
72927.4923.
93929.1924.
02931.3923.
98 933.
0 923.
84 934.
2 923.
69 935.
4 923.
54 936.
5 923.
38 936.
6 923.
23 937.
3 923.
08 938.
3 922.
92 938.1922.77 937.
6 922.62 936.
5 922.47
934.5
922.31-
1+50-
1+00-
0+500+000+501+001+502+002+503+003+504+00CB 110RIM: 921.98INL (W): 917.17INV (N): 917.1748" DIAR-3067-VPER CITYDETAIL
C7.1-490' - 15" RCP
CL. V @ 0.50%
PVISTA: 0+75.25PVI
905910915920925930935905910915920925930935930.9
920.31-
0+25
0+000+
50 0+
75CB 107BRIM:
920.12INV:
915.852'
X3'R-3067-VPERCITYDETAIL7.4-6CB107ARIM: 920.08INL (S): 915.82INV (E): 915.8148" DIAR-3067-VPERCITYDETAILC7.1-4CB107RIM: 920.08INL (
S): 915.
63INL (W):
915.63INV (
N): 915.
4448" DIAR-
3067-VPER
CITYDETAIL C7.
1-437' -
15" RCPCL.
V @
0.50%
6' - 15" RCPCL. V @ 0.
50%EXISTING GROUNDWM905910915920925930905910915920925930917.
0 919.56 916.
0 920.11
916.6-0+25 0+000+501+
00
1+
25WMCB
105BRIM:
919.
38INV:
915.232'X3'R-3067-
VPER CITYDETAIL 7.4-6CB
0+00 1+00>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
STMSTM
STMSTM
STM>>SANWATWATWATWATCB
122CB 121CB
120CB 120ACB
102CB 102ACDS
101CB 103CB
104FES 100OUTLOT
DOUTLOT CSTMH
503ASTMH 50214+
089+0010+
0011+0012+
0013+0014+
00STMH 5038"
GATE VALVE &
BOX W/
EXTENSIONS16 LF
8" PVC,
C-900@
0.0%
W/ 2 - 45dBENDSB-1411LF8" PVC@0.0%C7.26895900905910915920925930913.5922.68923.19917.96-0+250+000+501+00CB
102ARIM: 921.
75INV: 917.
462'X3'
R-3067-
VPER CITYDETAIL
7.4-
6CB 102RIM:
922.43INL (
E): 914.
61INL (W):
913.51INL (
N): 917.
11INV (S):
913.3148"
DIAR-3067-
VPER CITYDETAIL
C7.1-
4CDS 101RIM:
922.44INL (
N): 913.
22INV (S):
912.8248" DIAR-1642PER CITYDETAIL
C7.
1-
435' - 15" RCPCL. V @
885890895900905910915920893.94892.50895.22905.82897.68917.27904.43920.98911.98920.36915.24921.32
913.53
921.78
910.75
922.18
913.67
919.97-
0+
25
0+
000+
501+001+
502+002+
503+003+
504+
00STMH
501RIM:
915.
75INL (SE):
906.81INV (
NW): 892.
9248" DIAR-
1642PER CITYDETAIL
C7.1-
485' - 18"
RCP CL.
V @
0.50%
FES 500INV=
892.50PER
CITY DETAILS:
C7.1-
5 & 7.
4-58-
12 CU.
YD.RIP-
RAP CL.
III134' - 12"
RCP CL.
V @
1.00%
WMSANSTMH 502RIM:
920.
88INL (E): 908.15INV (
895900905910915920925930935940945924.88923.37926.27923.77931.87924.30938.08923.41
939.32
925.51
939.61
927.62
937.86
929.23
934.34
930.78
931.79-
0+25 0+000+501+001+502+
002+503+003+
504+00WATERMAINSAN GRADE BREAK STA = 2+
18.55 ELEV =
926.392 GRADE BREAK STA = 3+
39.43ELEV =
930.
438
GRADEBREAKSTA = 3+79.05ELEV = 931.7373.28%3.35%4 97%
0+001+
002+003+004+004+38OEOEUTLTFOFOFOFOFOFO>>>>>>UEUEUEUEUEUE>>>>>>>>>>>>
FES751 - FES750895900905910915920905.4906.43908.9912.61910.0912.60910.0911.98910.0911.37910.0910.76905.5908.
34902.0904.
000+000+
501+001+502+002+50
2+75OCS
911890895900905910915890895900905910915905.9
905.87-
0+25
Southwestbasin865870875880885890865870875880885890881.6875.63875.5-0+25 0+000+501+00
1+25FES
821INV : 875.
63PER CITYDETAIL
7.4-
5FES 820INV=
875.00PER
CITYDETAILS: C7.
1-5 &
7.4-
58-12
CU. YD.
CAP SANITARYSEWER
STUB 21AINV=
910.83FINISHED
GROUND905910915920925930935940905910915920925930935940937.0
922.84
935.2 923.
56-0+
250+000+501+00 1+25SAN MH
21RIM: 923.18INL (N):
910.26INL (E): 910.
26INV: 910.1648" DIAR-1642CITYDETAIL7.3-549' - 6" PVC@1.
16%EXISTING
GROUNDPLUG WATERMAIN
STUB8" PVC
C900 WATERMAIN>>>>>>>>>>>>>>
STMWAT WAT>>
SAN SAN
MH 21SAN
MH 46"
CAPSANITARY SEWERSTUB
21AINV = 910.
838" PLUGWATER
MAINSTUB10' DRAINAGE &
UTILITY EASEMENTBLUFF
CREEK BLVD-
1+75-
1+000+
001+002+
003+0012" -
11.25dBENDHYDRANT&
VALVEW/ 6"
PVC C900LEAD8"
G.V.
12"x8"
TEE8" - 11.
25d BEND0+
00 0+
70SAN MH 20SANMH312"x6" TEE12"x12" TEE12" G.V.12" G.
V.12" G.V.
8" PLUGWATER MAINSTUBWETLAND 312"
900905910915920925930935900905910915920925930935932.4
920.82
930.0
921.51
928.6
921.33-
0+250+
000+
501+001+
25SANMH22RIM: 921.
16INL (
E): 912.00INV: 911.9048"
DIAR-1642CITYDETAIL
7.3-559' - 8"
PVC @ 1.12%STORM SEWERCAP
SANITARYSEWER STUB 22AFINISHED GROUNDEXISTINGGROUNDPLUGWATERMAINSTUBMIN. 1.5' SEPARATIONBETWEENWATERMAINANDSTORMSEWER8" PVCC900WATERMAINWESTNORTHBASINBTM=915.43100-YRHWL =918.15>>>>>>>>>>>>>>>>>>>>>>>>
STMSTMSTMSTMSTMWATWAT>SAN
MH 2210'
DRAINAGE & UTILITY
EASEMENTPLUGWATER MAINSTUB8"
CAPSANITARY SEWERSTUB
23AINV = 912.
664+005+
006+007+
008+0012" -
11.25dBEND12" -
22.5dBEND12" -
22.5d&
11.25dBENDHYDRANT&
VALVEW/ 6"
PVC C900
LEADHYDRANT& VALVE8"
G.V.
12"x8"
TEE8" - 11.
25d BEND0+
000+79
8" G.
V.12"
x6" TEE12"x6"
TEE8"
PLUGWATER
MAINSTUB8"
P
V
CC9
0
0
W
A
T E R M A I
890895900905910915920925890895900905910915920925911.1
920.57
911.1
922.49-
0+25 0+000+
501+
00
1+2556' - 6" PVC @ 1.
00%SAN MH 34RIM: 922.49INL (
N): 909.00INL (E):
896.26INV: 896.1648"
DIAR-1642CITYDETAIL7.3-7CAPSANITARYSEWERSTUB34AFINISHEDGROUNDEXISTINGGROUNDPLUGWATERMAINSTUB8" PVCC900WATERMAINAVIENDAPKWY0+001+00 STMSTMSTMSTMSTMWATWAT >>SANSANMH
348" PLUGWATER
MAINSTUB8" CAPSANITARY
SEWERSTUB 34A14+
088+00
9+0010+
0011+0012+
0013+0014+
0012" - 22.
5d& 11.
25dBEND12" - 22.
5d& 11.
25dBENDSHYDRANT& VALVE12"
x8" TEE8"
G.V.
12"x6"
TEESAN MH
35PLUG WATERMAIN
STUB12"x6"
TEE 56' -
6" PVC
@ 1.
00%8"
PVC C900
WATERMAIN SANSANMIN.
1.5'
SEPARATIONBETWEENWATERMAINAND
STORM SEWER7.5'
890895900905910915920925930935940890895900905910915920925930935940EXISTINGGROUNDFINISHEDGROUND7.5' MIN. COVER924.9923.37926.3923.77928.8924.30931.9924.30937.5923.65938.1923.41938.2924.
26939.3925.
51940.0926.
63 939.
6 927.
62 938.
3 928.
43 937.
9 929.
23 936.
6 929.
98 934.
3 930.
78 932.
0 931.
60
931.8 932.3-0+250+000+501+001+
870875880885890895900905910915889.20890.37892.52897.86896.66904.03899.31900.03900.48896.59902.61
894.65
905.18
894.67
907.63
896.11
909.60
896.67
911.12
897.25
913.04
898.73
914.95-
0+250+000+
501+001+502+002+503+003+
504+004+
505+005+5099' -
8"
898.73914.95899.36917.57901.56920.22903.40921.38906.07921.55907.25921.63
910.78
922.385+506+006+507+007+508+008+
50328' - 8" PVC @
0.50%
SAN MH
33RIM: 914.
79INL (E):
894.52INV:
894.4248"
DIAR-1642CITY
DETAIL 7.
3-5STORM
SEWERSAN MH
34RIM: 922.
49INL (N):
909.00INL (
E): 896.
26INV: 896.
1648" DIAR-
1642CITY DETAIL
7.3-
7WATERMAIN>>>>>>
STM>>
SANSAN
MH
348"
PLUGWATER
MAINSTUB8" CAPSANITARY SEWERSTUB
PROJECT NO.FILENAMEBYDATEDATEISSUE / REVISIONREVIEWLANDFORMc
PROJECT NO.FILE NAMEBYDATEDATEISSUE / REVISIONREVIEWLANDFORMc CONTACTENGINEERFOR ANY PRIORHISTORYIFTHESIGNATURE, SEALORFOURLINESDIRECTLY
ABOVE
ARE
NOTVISIBLE,
THIS SHEET
HAS
BEEN
PROJECT NO.
PROJECT NO.
PROJECT NO.
FILE NAMEBYDATEDATEISSUE / REVISIONREVIEWLANDFORMc
CONTACT ENGINEER FOR ANYPRIOR
PROJECT NO.
FILE NAMEBYDATEDATEISSUE /
REVISIONREVIEWLANDFORMc
CONTACT
ENGINEER
FOR ANY
PRIOR HISTORYIF
THE
SIGNATURE,
SEAL
OR
FOUR
LINES
DIRECTLY ABOVE
BENI 31
BETULA NIGRA /
RIVER BIRCH70`
QUBI5QUERCUS
BICOLOR / SWAMP
WHITEOAK50`HX50`W
2.
5"
CAL
B &
BSALT TOLERANTTIMO
16 TILIA
4 TIMO2 TIMO2TIMO7BENI4
QUAL1 QUBI4 TIMO5
QUBI4TIMO4TIMO4TIMOWETLAND #3R.O.
W.
R.
O.
W.
R.
O.W.PROPERTY
LINE
CONCRETER.
O.
W.
R.
O.
W.R.
O.W.OUTLOT DOUTLOT COUTLOT
DECIDUOUS TREESCODEQTYBOTANICAL /
COMMON
NAMEMATURE SIZEPLANTING SIZEROOT COND.BENI 9 BETULA
28
SEDU20
CAKA10
PERO14PERO4MALU22
CAKA30RHGR37PERO15CAKA33RHGR48
FINISHED
GRADE6"MULCH SHALL
BEMAXIMUM
ONE (1)
INCHBELOW
PAVING
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 21
Pedestrian Circulation Model
Swamp White Oak
Pink Spires Crabapple Red Jewel Crabapple
RedOakRiverBirch NorthwoodMapleDiscoveryElm
Street Trees
Pedestrian Interest
Eastern White Pine Crimson Spire Oak
Sub-Districts – 22DEVELOPMENTDESIGNGUIDELINES
Part Two: District Guidelines
Overview
The Master Plan identifies five distinct districts within Avienda. Each of these
districts (outlined on the plan below) is defined by specific site development
patterns and perhaps a distinctive character or image. The districts complement
one another as part of the overall plan. The districts are shown the attached
District Map (Figure 5). They include:
District 1 - Retail – provides a location for larger-scale in-line and stand-
alone retail and entertainment uses.
District 2 - Village Retail – provides the broadest variety, highest density
and greatest intensity of development, encouraging both vertical and
horizontal mixed use
District 3 - Mixed Use – provides a location for smaller-scale retail, service
and other auto-oriented uses as well as hotels and medical/technology-
related office.
District 4 - Multi-Family Housing – provides opportunities for high
density senior or rental apartments
District 5 - Low Density Housing – 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 District 5-Low Density Housing, 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.
MIXED USE
DISTRICT
VILLAGE RETAIL
DISTRICT
RETAIL DISTRICT
MULTI-FAMILY
HOUSING DISTRICT
MULTI-FAMILY
HOUSING DISTRICT
LOW DENSITY
HOUSING
DISTRICT
Sub-Districts – 23DEVELOPMENTDESIGNGUIDELINES
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 – 24DEVELOPMENTDESIGNGUIDELINES
District 1 - Retail
Public Realm/Streetscape
The Retail District encourages a mix of large and small floor plate buildings
comprised of retail and entertainment uses. With opportunities for in-line retail
development comes auto-related infrastructure such as easily accessed surface
parking lots. 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 through surface parking areas.
Site Development
Buildings in this district should orient towards surface parking, with primary
entries provided to animate these façades.
Architectural Character
Massing and rhythm define the overall feel of an individual building. Massing
and rhythm in this district should include breaks in the roof line and vertical
transition lines that articulate separate tenants in the same building. Massing
and rhythm should continue around corners and buildings should not appear
to have a “rear” facade. Maximum heights for buildings in this sub-district are
limited to three stories.
Sub-District 2 – 25DEVELOPMENTDESIGNGUIDELINES
District 2 - Village Retail
Public Realm / Streetscape
Public realm and streetscape improvements define the character of Avienda
and create a memorable signature for the Village 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 District
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 Village District 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 consistency 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 – 26DEVELOPMENTDESIGNGUIDELINES
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 – 27DEVELOPMENTDESIGNGUIDELINES
Streetscape Character
Sub-District 2 – 28DEVELOPMENTDESIGNGUIDELINES
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 place
to cozy up to the fire in the cool
season.
Gathering Space - Live / Relax
Sub-District 2 – 29DEVELOPMENTDESIGNGUIDELINES
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 – 30DEVELOPMENTDESIGNGUIDELINES
Sub-District 2 – 31DEVELOPMENTDESIGNGUIDELINES
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 – 32DEVELOPMENTDESIGNGUIDELINES
Sub-District 2 – 33DEVELOPMENTDESIGNGUIDELINES
Sub-District 2 – 34DEVELOPMENTDESIGNGUIDELINES
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 – 35DEVELOPMENTDESIGNGUIDELINES
LANDSCAPING
create new, attractive design and
landscape features
BUILDING DESIGN VARIETY
variation in character and expression
MATERIALS
high-quality natural materials
Sub-District 2 – 36DEVELOPMENTDESIGNGUIDELINES
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 – 37DEVELOPMENTDESIGNGUIDELINES
District 3 - Mixed Use
Public Realm / Streetscape
The Mixed Use District accommodates office, hotel and auto-oriented retail
uses in a mix of large and small floor plates. These auto-oriented uses suggest
even greater attention be paid to public realm and streetscape improvements
that not only accommodate vehicles, but also invite pedestrian and bicycle
traffic. Surface parking lots provide convenient access to office buildings and
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
Multi-story buildings in the Mixed Use District should have a ground-floor level
that is visually distinct and proportionally larger than individual floors above it.
Buildings in this district should not appear to have a rear façade, and building
heights are restricted to four stories above grade.
Sub-District 4 – 38DEVELOPMENTDESIGNGUIDELINES
District 4 - Multi-Family Housing
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 District.
Site Development
The Multi-Family District emphasizes residential development. To support the
proposed housing, a well connected project will link residents to the Village
Retail District (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 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 – 39DEVELOPMENTDESIGNGUIDELINES
District 5 - Low Density Housing
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 Districts.
Site Development
The Low Density District emphasizes residential development. To support the
proposed housing, a well connected project will link residents to the Village
Retail District (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 this district a minimum driveway length of 20-feet is
recommended to limit conflicts between vehicles parked in the driveway
and street or sidewalk users
DEVELOPMENT DESIGN GUIDELINES May 1 2020
DEVELOPMENT DESIGN GUIDELINES
Version: 2020 May 1
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: District
Guidelines— 22
Overview
Public Realm/Streetscape
Plazas
Sub-District 1 - Retail — 24
Public Realm/Streetscape
Site Development
Architectural Character
Sub-District 2 - Village
Retail— 25
Public Realm / Streetscape
Architectural Character
Signage
Streetscape Character
Gathering Space - Live / Relax
Gathering Space - Work/Play
Sub-District 3 - Mixed Use
37
Public Realm / Streetscape
Architectural Character
Sub-District 4 - Multi-Family
Housing— 38
Public Realm/Streetscape
Site Development
Architectural Guidelines
Sub-District 5 - Low Density
Housing— 39
Public Realm/Streetscape
Site Development
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 planned unit development (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 residential, 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.
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 RoadwayLightingConceptualPedestrianLighting
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 - Traditional Style Lamp in Bronze, offered
through Xcel Energy, has been chosen for its aesthetic coordination with
existing street fixtures in the neighborhood.
Conceptual Pedestrian Lighting - BEGA brand 84 483 K3 (pole top luminaires)
has been chosen for its quality and aesthetic. Select a style of similar character
and quality.
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
Pedestrian/bicycle 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
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 11
SidewalkBoulevardMedian
Street Street Boulevard TrailBirds 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
TreesRedOak
Northwood MapleDiscovery
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 12
Lush plantings with year round interest and low water use.
Avienda 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 be below ground in high-density residential buildings
or be lined with store/units or other street-level uses that are 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 districts, including across Districts 1 and 2
Within District 2 parking on individual parcels serving individual uses
may be provided if designated and approved as part of the master plan
The development team will work with the City to identify opportunities
for reduced and shared parking throughout the project
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.
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
naturalstonestucco/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
Project Identification Sign 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.
Off-Premise Directory Sign 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.
Monument Sign means a low profile sign to identify key tenants on the parcel
upon which the sign is located.
Wayfinding Sign means a sign containing descriptions of major points of
interest and businesses.
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 15
Project Identification Sign with Off-Premise Directory Sign in background
Off-Premise Directory Sign
Wayfinding Signage
Off-Premise Directory Sign
The Off-Premise Directory Sign is allowed as part of a holistic design
coordinated with the Project Identification Signs at the Powers and Lyman
entrances locations. The sign shall coordinate with the materials of other
signage on site. Tenant sign panel may be 8 sf, 6’-0” wide x 1’-4” tall, up to (3)
three signs per monument.
Wayfinding Signs
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.
Standards
Project Identification Sign
Project Identification Signs are located at the following locations as shown on
the Sign Master Plan:
Two at the Powers Boulevard entrance
One at the Lyman Boulevard entrance
One at the retaining wall facing Highway 212
One at the corner of Lyman Boulevard and Powers Boulevard
One at the intersection of Bluff Creek Boulevard and Avienda Parkway
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.
DEVELOPMENT DESIGN GUIDELINES Avienda Overall – 16
Below and Right: Natural stone materials are
preferred for sign bases of all scales
Above: Monument Sign with multiple tenants
Avienda District Map
Project Identification Sign, view from highway 212
Monument Sign
One sign is allowed per building in Districts 1-5 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.
Monument 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 are 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 buildings. 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 and underground chambers. 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 usable 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 features (ponds, fountains, plazas) 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 District Map
Metropolitan District
Waters Edge Building
1500 County Road B2 West
Roseville, MN 55113
An equal opportunity employer
MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113
May 20, 2020
Kate Aanenson
Community Development Director
City of Chanhassen
7700 Market Blvd
P.O. Box 147
Chanhassen, MN 55359
SUBJECT: MnDOT Review # P20-029
Avienda Preliminary Plat and PUD Ordinance
NW Quad US 212 & Powers Blvd
Chanhassen, Carver County
Dear Ms. Aanenson:
Thank you for the opportunity to review the Avienda Preliminary Plat and PUD Ordinance.
MnDOT has reviewed the documents and has the following comments:
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 in Metro
District’s Noise and Air Quality Unit at 651-234-7681 or Natalie.Ries@state.mn.us.
Water Resources:
A Drainage Permit is required for any development that discharges stormwater to MnDOT right-
of-way/drainage system. The permit applicant shall demonstrate that offsite runoff coming to
MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113
MnDOT drainage system and/or right-of-way will not increase as a result of the proposed
project.
The drainage permit application, including the information below, should be submitted online to:
https://dotapp7.dot.state.mn.us/OLPA
The following information must be submitted with the drainage permit application:
1) A grading plan showing existing and proposed contours.
2) Drainage area maps for the proposed project showing existing and proposed drainage
areas. Any off-site areas that drain to the project area should also be included in the drainage
area maps. The direction of flow for each drainage area must be indicated by arrows.
3) Drainage computations for pre and post construction conditions during the 2, 10, 50 and 100
year rain events.
4) Time of concentration calculations.
4) An electronic copy of any computer modeling used for the drainage computations.
5) See also the attached Drainage Permits Checklist for more information.
Once a drainage permit application is submitted, a thorough review will be completed and
additional information may be requested.
For questions regards these comments, contact Jason Swenson, Metro Water Resources, at
jason.swenson@state.mn.us or 651-234-7539.
Permits:
In addition to the permits mentioned above in Water Resources, any use of, or work within or
affecting, MnDOT right of way will require a permit.
Permits can be applied for at this site: https://olpa.dot.state.mn.us/OLPA/.
Please direct questions regarding permit requirements to Buck Craig of MnDOT’s Metro Permits
Section at 651-234-7911 or Buck.Craig@state.mn.us.
Review Submittal Options
MnDOT’s goal is to complete reviews within 30 calendar days. Review materials received
electronically can be processed more rapidly. Do not submit files via a cloud service or
SharePoint link. In order of preference, review materials may be submitted as:
1. Email documents and plans in PDF format to metrodevreviews.dot@state.mn.us.
Attachments may not exceed 20 megabytes per email. Documents can be zipped as well.
If multiple emails are necessary, number each message.
2. PDF file(s) uploaded to MnDOT’s external shared internet workspace site at:
https://mft.dot.state.mn.us. Contact MnDOT Planning development review staff at
metrodevreviews.dot@state.mn.us for uploading instructions, and send an email listing
the file name(s) after the document(s) has/have been uploaded.
MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113
3. Mailed or hand delivered documents in PDF format on a flash drive or CD-ROM to:
MnDOT – Metro District Planning Section
Development Reviews Coordinator
1500 West County Road B-2
Roseville, MN 55113
4. Printed documents via mail or hand delivery to the address above. Include one set of full-
size plans.
If you have any questions concerning this review, please contact me at (651) 234-7797.
Sincerely,
Cameron Muhic
Senior Planner
Copy sent via E-Mail:
Buck Craig, Permits Doug Nelson, Right-of-Way
Diane Langenbach, Area Engineer Mohamoud Mire, Area Coordinator
Almin Ramic, Traffic Lance Schowalter, Design
Hailu Shekur, Water Resources Jason Swenson, Water Resources
Natalie Ries, Noise Jordon Olson, Surveys
Mackenzie Turner Bargen, Multimodal Jason Junge, Transit
Russell Owen, Metropolitan Council
Carver County
Public Works
11360 Highway 212,Suite 1
Cologne,MN 55322
Office 952)466 5200 Fax 952)466 5223 www.co.carver.mn.us
CARVER COUNTY
May 9, 2018
City of Chanhassen
c/o Paul Oehme
Director of Public Works/City Engineer
952-227-1169
poehme@ci.chanhassen.mn.us
Re: Development/Access Review Comments: Avienda – Progress Set Plans dated
4.25.2018 (Preliminary Plans) – CSAH 18/Lyman Blvd and CSAH 17/Powers Blvd/
US 212
Thank you for the opportunity to review the subject development plans in the City of Chanhassen.
Consistent with the County Comprehensive Plan and County Codes, the following are comments and
recommended conditions of approval and as potential requirements for any necessary permits to be
issued for the project:
1. As an overall comment, prior to the next stage of plans and plat / site plans approval, the
County would like to review and approve plans of detailed intersection and related segment
geometric design plans with phasing and planned implementation steps and schedules. If the
opportunity is not allowed for a reasonable review of such, this could lead to delays in the
permitting process and potential major revisions to plans and right of way. The County is
available to meet on project management or design meetings.
2. Plans for Bluff Creek Blvd at and from CSAH 17 / Powers Blvd look adequate as long as 2-
lanes are maintained on the ingress side to the local roundabout, and 3-lanes are maintained
on the egress side to Powers Blvd and the traffic signal intersection there. The exact width
for the ingress should be a minimum of 28-ft face-to-face and preferably closer to 30-ft to
accept dual LTs in. A cross-section detail should be provided for Bluff Creek Blvd as well as a
plan and profile showing the vertical profile from the center-line of Powers Blvd to the
internal roundabout.
3. As a note, the geometric design of the internal (City) roundabout (ICD=125 ft) could be (or
should be) improved—contact the County if the City would like additional feedback.
4. The Bluff Creek Blvd connection to the existing traffic signal at Powers Blvd/ CSAH 17 and US
212 will require traffic signal modifications and upgrades. Some form of contract / permit
and surety with the County will be required for design, construction, re-timing / re-
programming, and final inspection for the traffic signal and roadway approach and loop
detection facilities. Striping and restriping of lanes and/or crosswalks may be needed to be
incorporated into the project. The modification of the existing pedestrian push buttons / APS
system may also be needed. Please contact the County and MnDOT to set up a scoping and
design meeting. In addition, an intersection detail and traffic signal layout and wiring plan
will be required to update the current record traffic signal plan.
5. The intersection of Sunset Trail / Lyman Blvd will need to 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 and/or provided for.
6. The proposed cross-section of Sunset Trail from Lyman Blvd (CSAH 18) to the south will
need to be widened five (5) feet to account for this access condition as well as for two turn
lanes out and enough space for truck turning movements in. The cross-section should be 22-
ft in; and 27-ft out (10-17-ft). A cross-section detail should be provided for Bluff Creek Blvd
as well as a plan and profile showing the vertical profile and alignment plan from the
development’s internal street intersection to the far side of Lyman Blvd intersection, to
include the existing street on the north side of the intersection. Further changes to Sunset
Trail and its alignment may be required.
7. A full right of way intersection detail of the Sunset Trail and Lyman Blvd will need to be
provided to show plans for a future traffic signal layout, wiring, loop detection, and corridor
interconnection plan. In addition, numerous utilities are in place in the NW quadrant and
some are being looked at to be relocated, such that a utility plan may also be required.
Pedestrian ramps and other improvements will be required including pedestrian push buttons
APS systems. In addition, intersection lighting will need to be reviewed and included if not
adequate as determined by the County. Contract / permit and surety with the County will be
required for design, construction, and final inspection for the intersection connection, and if
approved traffic signal and roadway approach facilities. Striping and restriping of lanes
and/or crosswalks may be needed to be incorporated into the project.
8. The proposed vertical profile of Sunset Trail from Lyman Blvd (CSAH 18) to the south looks
overly steep and will need to be revised to provide 100-feet of 2% max profile and match to
the existing Lyman Blvd grade. A check for future loops and/or video camera signal detection
may also be required.
9. The contour and grading of the site will need to factor in additional roadway width to
include a right turn lane from Lyman Blvd to Powers Blvd. with the existing right turn lane
converting to a through lane in future plans. The plat and the separate site plans’ final
grading plans and right of way along both CSAH 18 and CSAH 17 will need to be reviewed
and approved to show how this is set up for the planned future CSAH 18 future plans.
Prior to next stage grading and plat approval, the County would like to review and
approve an exhibit drawing showing a cross section of Lyman Blvd on both ends of the
plat edges. The cross sections would show the future road improvements and how these
improvements might affect the subject lots and any other plat or lot proposed
improvements. The two cross sections should be referenced to a plan view at 1:40 scale
from center of existing ROW and existing grade, with notes on proposed grades for the
roadway and subject lots.
10. The field entrance on the south side of Lyman Blvd approximately 400 ft. east of Sunset
Trail must be removed and replaced with full B curb.
11. As part of our review of the preliminary plans, the following are also noted: the City stubbed
in a new water main at the SW quadrant of Powers Blvd and Lyman Blvd (NE quadrant of
the property). County has fiber conduit and vaults along the south side of Lyman Blvd the
entire length of this property. Utility plan shows the casing outside of the roadway on
Sunset Trail. Proposed grading plans and utility plans will need further review to show and
resolve these conflicts.
12. 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.
13. 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
CITY OF CHANHASSEN
CARVER AND I{ENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
Application of Landform Professional Services LLC - Planning Case No. 2017-10'IN RE:
Avienda
Request for amending the Preliminary Plat creating 19lots, 3 outlots and dedication of
public right-of-way, plans prepared by Landform dated May 1, 2020; and amending the Planned
Unit Developnent of 118+/- acres of property zoned Planned Unit Development-Regional
commercial District @uD-RC) including ExlriDit I Avienda Design Standards and reaffirming
the Conditional Use Permit for development within the Bluff Creek Overlay District and the
Wetland Alteration Permit for the property located at the southwest comer of Powers Boulevard
and Lyman Boulevard.
On June 2,2020 the Chanhassen Planning Commission met at its regularly scheduled meeting to
consider the application of Landform Professional Services LLC, for a Preliminary Plat and
amending the zoning to Planned Unit Development-Regional Commercial (PUD-RC). 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.
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 topogaphy, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and
stormwater drainage are suitable for the proposed development;
FINDINGS OF FACT
1. The property is currently zoned Planned Unit Development - Regional Commercial
District (PUD-RC).
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. STJBDTVISION
The findings necessary for approval of the preliminary plat have been satisfied:
a. The proposed subdivision is consistent with the zoning ordinance;
d. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvemenls required by this
chapter;
e. The proposed subdivision will not cause environmental damage, but will preserve the
Bluff Creek Primary Zone within the parcel;
f. The proposed subdivision will not conflict with easements of record and will dedicate all
appropriate easements;
g. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
l Lack of adequate stormwater drainage, which will be provided in the
development.
2. Lack of dedicated and improved public streets, which will be constructed as part
of the development.
3. Lack of adequate sanitary sewer systems or no ISTS (individual sewer treafinent
system). Sewer service will be extended within the development.
4. Lack of adequate oflsite public improvements or support systems.
h. Preliminary plat approval creating 19 lots, 3 outlots and dedication of public right-of-
way, plans prepared by Landform dated May l, 2020 is contingent upon the conditions of
approval in the staff report.
5. REZI)NING
The proposed amendment meets the required standards for approval:
a. The proposed zoning has been considered in relation to the specific policies and
provisions ofand 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.
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.
c
f. Traffic generation by the proposed use within the zoning district is within capabilities of
sfieets serving the property.
g. The planning report #17-10 dated June 2nd,2020 prepued by Kate Aanenson, et al, is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that City Council approve the proposed development
including an amended Preliminary Plat creating 19 lots, 3 outlots and right-of-way for public
streets (approximately I l8+/- acres) subject to the conditions in the staff report; and the
Amendment of Planned Unit Development - Regional Commercial, PUD-RC; and reaffirms the
approved Wetland Alteration Permit for the grading and filling of wetlands; and Conditional Use
Permit for development within the BluffCreek Overlay District, as shown in plans dated May l,
2020.
ADOPTED by the Chanhassen Planning Commission this 2nd day ofJune, 2020.
Chanhassen ity Council
BY:
teve Weick,
EXHIBIT A
The south half fthe southwest ouarter. Section 23. Townshio 116. Ranee 23.Carver Countv.
two described trac
Line 1. C ncins at the southwest comer f Section 23. Townshio I 16.se 23: thence
north on sect thence in a int on the south section li
of said section, 30 feet east of the southwest comer of said section : thence west 30 feet to said
section and D of besinnins. beine a three-co mered piece in southwest of said Section
23. Township 116 . Ranee 23: and 2. That part ofthe southeast quarter of the southwest quarter
and the east halfofthe so uthwest ouarter ofthe southwest quarter. both in Secti 23. Townshio
I 16 North. Ran se 23 West. Carver Countv. Mi nnesota which lies easterlv of Line 2 descri bed
below.
Line 2. Bee ns at the south ouarter corner of said Section 23: thence run west on an azt muth
of27l deerees 56 minutes I 3 seconds along the south line of said Section 23 for 1634.23 feet to
a no lnt : thence nan azimuth of 00 de srees 43 minutes 24 seconds for 500.1 I feet lo a noint:
thence on an azim uth of9l desrees 56 minutes 13 seconds for 1173.46 feet to a Doint: thence on
an azimuth 29 19 minutes 18 seconds for 152.1 1 feet 1o a pointl thence on an azimuth of
352 deerees. 57 minutes. 23 seconds for 709.36 feet to a point on the north line f said southeast
o uarter of the ouarter: thence on an azimuth of9l degrees 23 minutes 02 seconds
alone the north line of said southeasl quarter ofthe southwest quarter for 47 5.37 feet to the
northeast comer of southeast ouarter ofthe southwest quarter and there terminating.
Abstract.
Parcel
The north 420.00 feet of the east 414.86 feet ofthe northwest quarter o fthe southwest ouarter of
Section 23, Townshi n 1 16. Ranse 23.Carv er Countv. Minnesota.
Parcel 2:
west uarter of the so f ection 23 Townshi 116
County. Minnesota for the south 658.24 feet thereof; and also ex the north 420.00 feet
fthe east 414.86 feet
Parcel 3:
The south 658.24 feet of fte northwest ouarter ofthe southwest quarter f Section 23. Townshio
1 16. Ranee 23. Carver Countv. Minnesota.
Tosether with
Toeether with
The northeast quarter ofthe southwest quarter of Section 23. Townshio 116 North. Range 23
West. Carver County. Minnesota except that part ofthe northeast quarter ofthe southwest
quarter of Section 23. Township I 16 North. Ranee 23 West. shown as Parcel 64 on Minnesota
Department of Transportation riehrof-way Plat No. l0- 1 9. filed I 0- l9-2004 as Document No.
39930.
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA
COUNTY OF CARVER
I, Kim T. Meuwissen, being first duly swom, on oath deposes that she is and was on
May 21,2020, the duly qualified and acting Deputy clerk of the city of chanhassen, Minnesota;
that on said date she caused to be mailed a copy ofthe attached notice of Public hearing to
consider a request an application to amend the preliminary plat and the PUD Ordinance
for Avienda located at the SW corner of Lyman and Powers Boulevards. The amended
request for pretiminary plat creates 16 lots,3 outlots and dedication of public right-of-way
for public streets (120 acres) and a rezoning of 120 acres of property zoned Agriculturel
Estate District (A-2) to Planned unit Development-Regional commercial District
PUD-RC), Planning Case Fite No. 201?-10 to the persons named on attached Exhibit "A", by
enclosing a copy of said notice in an envelope addressed to such owner, and depositing the
envelopes addressed to all such owners in the United States mail with postage fully prepaid
thereon; that the names and addresses ofsuch owners were those appearing as such by the
records of the County Treasurer, Carver County, Minnesota, and by other appropriate records.
Kim T. Meuwissen, Deputy Clerk
Subscribed and swom to before me
Seal)
JEIil M SMCruNG
iaoltty h/bbilfn€ota
ry*rfF.fiLldla
SS.
thiol+ day of ,2020.
N otary Public
SUBJECT
AREA
Di.cLftnar
This map is neilher a legally re@ded map nor a su.vey and is not intended lo be us€d
as one. ihis map is a comfilaton of records, info.matioal and dala loaaled in Erious city,
countv. strte and fedelai olfices aod other sources regEding lhe area sh(,wn, aM is to
b€ u;d tor rebronce purposes only The City does nol wananl thal the Geog6phtc
lnformation System (GlS) Data used lo prepae lhis map ale er.or fee. and the City does
not reoaeseni hal the Gls oata can be used ior nauoatonal. tracking or any other
ouDo; reauiring erGctng measuremenl ol dbtance or drrecton or rrecr3ron rn the
d€piction of geographic features. Th€ p.eceding discjaimer is provi(bd pu6uanl to
Minnesota Stahll€6 S486.03. SuM. 2'l (2000), and the user of this m.p ackno.,ledges
lhat fie Crty shall not be liable tor any damages and expEssly waives alldaims. and
aorees to alefend. ndemn v. and hold hamless the oty lrorn any and alldarms brought
b; User. lts employees ot agents. o. thrd panies wtlrch anse out ol tle users access or
use of data provided.
TAX_NAMED
TAX-ADD-L1r
TAX ADD L2r
rNert Record>aTAX_NAMET
aTAX_ADD-Llr
TAX-ADD-L2tt,
SUBJECT
AREA
Ditchlllt
This map is neither a legally leco.ded map nor a survey and is nol intended to be used
a3 one. This map 6 a comFihtion ot records, inlormstioo and data located in Yarbus city,
counv. stats and fede6l offices end other sources reg6dang the area shorm. end is to
be used br reblence purpos$ only. The City does nol watrant that the Geogtaphic
lnbmalion System (GlS) Dala used to prepare $i9 rnap ale ero. ftee and tm Ciy does
not lepre€ent $at ttE Gls Data can b€ used for navioatboal, tractinc or any olher
purpose requiring exacling measurement ot distance o. clircction or p.ecision in the
depiclion ot g€ographic fealur*. The p.ecedano disdarmer is provaaled pu6uant to
Minnesota statlrt6 y66.03. subd. 21 (2000). and the usea of tlis map acloo ledlps
that $e Crty shall not b€ liable for any damages. and expressly waives all daims, and
agre6 to debnd, indemnify, and hold llarmless the City kom any and all claims brought
bt lrser. its employees o. agents, or third pades wfiach arEe ost of lhe usefs acae$ or
use of data provided.
I
l
tL-)
l/
l
I
H
l
1
l
c;
a
o)
o
E
oE
E
o!
Eo-
oE
o
B $ 6q
ees;Ei;
9 FE Eidr'6
ct oE 9-o
i r i: gs:5
3;6€ es $g-= cl >oGr:=
r, E EIE€E *i
iIg*IEEEEt
E;IrEE;EE5
ifl: fl;".; *:
telE*ri E:* i
aIIEcilE iEi
oE
a
9o.
Eq)
rD
E
90, fi
c
t2
E'B B" Eq.q 6!
o6ol, (D= ooc !,)-6='FE o d)= EE6ac-OCe99: = 6
gE!!
r !iE;
E= -Qbooo'o > l, !u ()€
E etsA-.EQ= o= dYEi
sEEe=HB;
6 s9-! € E-
c iD orE laoE;56t.E!r
sc9Fe53f(,o
g Ee-6i(.i{
E
ee.oat(!c
l(E
9.E
E
o) o.
col'E!
OEECoq
96oo
o)eaooo9
o
roo- _qoE-
c o-
Fl!
E(!
o)
aoto
o)
3o(
L
oc(
5
Eo
q)
l
dlc(!
E
J
o
oc
oo
o
oo 6
q?.9 (ELu
SEepe9qog.9
r!8EB
EHnS'2E.rO- q)
E -8:: q
isfiI*
l: (,); oro
E:* H=
tIitsqf;ESE
E EAHflEriRea, do-^
6 a:;lnI9,orS
iE!2E.9
Eg.au3
0)o
E
c)
U)
6c
o
o)
o
L
E
o
c(!
J
o-
c
o
o-
o
c,
oco
Eo
o
c
0
9
o-(
l,
c(!
o)p
C
oF
t
E
9.
F
c
cio9F.
oNoN
oiEga
f!9
j.E
g
F5
P
E
o
o
m
ID
o
o
FTF-
o
o
Eo-
cO
clo
oT
co
a
ot
ol(
L
i5
6'6
E
Eo
J.
J
oJJ
c
0)
oo
IDo
t*
6
o)
J
a;
9
o
2
o
E,
e
o
o
o
qt
oo
oE
o
oo!
o
eo,
e(!
o(
D!'>
o
o-
E
a)
o.
U;
oo
q)
o)(l
o,c
i.)(
D
Eca
co
o
o
o
o
o
6
E
a)
o
o)
o
o,
l
9)a
UJz
a
o
c
Ec{)
o
c
G
q
6ttt
I
E
E
EE9
q
E
6
3 I
I
E
Ii
n
E
E
t
E
E
9
E
I9 p
E
E
t
E
iq
E
p
3E
9
E
E
qE
Eq
E
t
E
E
9
a
E o;
E
E
E
q
c
E .9 d :
3
E
E
a
q
q
o
tE
g E
E
6E
q
q
6i,
6
g
3 q
E
E
3p
E
E
I
E
a 3
E
nIa
E
E
E
E9
E
9
EE a
E q
E
a
EE
E !!
p
e
I
E.qq
E ,
a
q
i a g 6
6 ..
o9cc.oo
o=(,E:
ooo
EEOo5o.oeto-J
G
oc,ci;
6!
oi=.co
5
t!(,
oo
o
Bo
oo.
o
G
o
i:
ca
o
Go
o
l!
ooJ
o!,
o
o
o-
Btr
@o
E9.9.=
ra
8"9oFrE
9oEo3EDo- .
EoE
0,G
9Eocz3
ot!
EE6Eo
A 5"5 B u 'iB;
E e 6r:=E€5
EEESIEEgEliEsE# fi
E s! :rt :EeEE ?P flE€E $E
B*fl,;,Ei€
SEIEElnEgtg
sBilEHsE i;!
o
e e g
e --i 3
EEE E, g
i6 < atl) ^-or-- eOitB; E 3eEc = i'i o._c.o c
E€i a5:,iE;E EEEE
PE i ts-Ee: oi :=E E
C€Eigtge€ = lE e.e
EEE IiHe
BE t -*:g_t E
ECsSEJEp
E Eai-N('t
o
E
e
E
o
9
t,,c
E
q,
9
o?
9-
o
o-
o
F
o
o.
o(!
E
o
o)
fod)
n)
3o(L
Ec(
5o
o
0)
looc(!
E)
o
0)
C
oo
a
l.)
9
0)o
c
9
o
e(I
E
o
c(,
J
PO*
Esr:
ON--
c 9.96f .i6
SEOEEog9
3gfiE6 (E6 _
Q
6N=6E:d 5
EP,a
9i;9=PeE5
9E H E
E *E€.(!;
O->
t a3,E
E"TbEoQ .,l
F5,HE
E.9 RE6€-rr
do-o:
co6
a3
EgEu.=
q)
gEcloq,E5ooQ
0,, F
bgv6c;s<
EE
o- o
gE
u6
g6'
aoc "'r
3L
e€
N3
PdfrD
j.s
SBaE
F5
9
F
cioIF.
ooNoN
co
q)
o
oOf.-
t-
0)-
o
E(!
Eo
caoo
I
OJ)
JJ
o)
E
o)
o)o
N
6
o))
o
o
9
o
p
e
o
9.
o.
9
9
t
ol(
L
o
o
lio!
oo)o
o)
q)(,
E
o;€o,o
CQ
E-o
EB
i
9 o.rL.C
E9
E(E
E -:?oo-
ol
oo)
o-tlE
9' N
o
uJ .=
ZE
o
Eco
o
c,c(!
1
j
i
iLi
i
I
I E
E
6
3 I
9
a
q
9 6
i:-
I
E
E
E
s
E
E
5
E
3
EP
E
E
aE
e
E i E
EI
c
EIE
E
p
9q!e 9
a E
E
E
E
EE
I
E -
q
6
d
3
E
3!
q 6 t
E
q a
E
3
q
3
E
E
q
E
E
E q
E 8
6ga
6
e
E
E q
e
N&E
Eq
I e
E
q
p
qnE
2
E
3 !
6
11-
3
E!
E
e
t
E
q !p
a
E
6
a
9 6
q
P
E
9 q
a E
EE
o9EEOo
o=!,E=
ogo
Er.9
o.o9tGJ
9,4
al, .=
o- t:
o-Xt=
0,o.c
E
o(,
c
1
6'
c
Bo
o(to
o-
oc
F€
o
CIo
o
t!
IoJ
ID
oo
EtE.
tr9Lu}6.oo.=-
EoE=
ollar
o5.=otr
E.E
o-za
o66EE(
g
J
CIooq
o
o-
rnrn(OOraaOr/)O OOrOlOl .{ O OrO\N H or !-r CD i-{ Ctr ol O N rr(nrrt(O (O O IOO O O<tst<l .{ O <llN rr 9rr<.ri<'r,1OdNrnrnHtlodoNa{t\t\t\(o ar F- t\ (o .o F-.oF6t\t\Favt6lo@@(,1(ndr(h(h.{ .{<t<t<t(. c{ \l <l (D <t <t st sl <l st rD st .{ \l @
r\i\t\NNF.Ft\t\t\F\t\FrF\Ft\t\t\FrF-l.\t\NF-F-F-t\F-Fr-r\r\FFI.\trt\FrF.
lYldr(nmrn(nanan(nrnm.n(n(n(nanmmmananrnrn(nmmmaornanma'lfnanavtananmanrarr1ra .n ra rn ln .n rn vl rn .r1 .rl rrl vl !n rn .a ra r/1 !n .,) rn rr, lar ln ul rr1 I,t t,.! rr) r,t ut rnrnrnrJtr,) ur 6 rn Ia r,) rn rn l,) ra rn ra r,i .^ r/) ra rrl ra .,) r^ r,l 1,' !a .n rn rn in rn ul .n l/l rnr^.n ra ra 1,1
Gd,oo
G GGG G e cc c cd.d. d. d. G. U - U,-,-!
9EgE-?a-?!?a?-? 3?=? ??? ? !?=3 ?i"'l) (J co .o u ro ur t-r o < tr 6 o 6 3 o Lr o < o o < o 9E o o o !r o 9! o o " z 4 4 c5 < z
1 1 z z e^z ? aE a a E -r s r E a E fi E E - E E E E E 3 E I E * E E fi a s i B
8==
EiEfriEEEEEEE=E
EEU=HHH= H=HuxsE=EE3SeeoeoooH <ho d m F o<) d H rrl rn< o o .rr rnF o tr ^r v) .rr Gn o d.t.t rn c) oHP(,d(noo.ntl.{!-rN.{.!N.n.n.n.imm.nt'tt9rtslr,lrn1/rurrnrrlro(oro@roFFr.\
F.ErE{.!mdrd)<tstsl\t<tststslststsfsta<<l<.\l<l<f<tst<tt!trt<<ql!trtst<.(.n -.1 fr .{
z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z i i 2 2 2"irru-
t th U1 tt1 th .h th \h th th th t^ th th th \h t^ th tt1 th th th ti th th tt\ tt7 .^ tn A th .Jl t t V\ t/\ V\ ti th \h \hulthttul .h .h th tlt .h th th .h th th th t \ ttl .h .h \h th ttl \rr t^ th .h ttt th v\ .t\ u\ a \^ \h ti \i \h th th
IIIIIIE-IIII--IIEIIIII-IIIII-
tz z Z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z
IEEI---IIIITII--I--:E-IT-E-IIEITII-IIIIIFUU () !) 9 U (J (J U (J (J (J (J (J (J (J (J (J U (J (J (J (J () (,) 9 9 U 9 U (J (J U (J (J (J (J (J (J
4d,oo
E GtE G e cce e d. c. d. d. c. G. U . 6<<
E<!E (J> (J (J (J >- (J (J (J9>9 rJ99 (J 9Lr-= 9>=
J .o @ ur o s i-r O < ir 6 O O < O Lr O 95 6 d 3 6 q o o o !! o < o o " Z 4 q C5 < z
i i z e ?1 gi S i a S S E a -r a E 3 E E ; E A E E E A E ; E P q E fi ; -n t E
R'= i aie= E E E E E E E E E 4 E E E E fr i f; e iei.4 = ='J =
O'r O r 6 = I dt 6 6 = .o I .o 2 .o .o = .o 2 .o .6 .D 2 6 2 .D 6 O O Z Z co = OIt-rirooooo?roro.r(nF\oo?.r!-rr,r't1,toroom!aF\c)r.{.{.ar/1oto..{.!.!rnoor{xO.ro\OO.nI!-.1 H.{.{ N6l .')m m m md)dt rt rt st $ It ur rn rn vl ra rtr (o\O (o (O (O F. F- F.<H;r{Nlni)lrlst<tslst<tsl<l<l:ttttt<trt:tl'rt\lsl<.<l\lsf<t<tsl<t<t9st<t<tiFFr.rrr
oooooooooooooooo(,ooooooooooooooooooooooo)Oq]Ar\(O!/1 .^ H r^ (O.{.n N\Osl F./1.n(O61. l'- r! 6Or o) N O.r.r O d F m O.r.{ -r6 (oO O O O O O O OOO O !-r OO O O N O Fr O e.\ O.r O rr \l .! .i crr N OHoooooooooooooooooooooooooooooooooooaooat\ t\ (n m m.n m (o .n \o@.n rn rn (o rr1 (o ra N !n !a rD r/) F !n r^ rn F ln F. r^ r'1 rn (o N t\ r,) \o (ooooo !a '/r r,r rn !a r/) <t <t rrl I <t <r <t <l r^ rt <t <t <t <l <t st <l sl st <t <t st st <l <t rn <t <t st <t !r1!-{ !i m m .n .n m .i (o (o .r rD (o (o \o (o .r @ (o @ (o (o ro \o @ (l) @ (l, @ (.) @ (.) lo Fr (.| (o (o \o r-rr'1 ra rn .a u) rn l^ rD rn rn la .n rn rn rn r/) ra u) rn la !a r^ u) !n !a .^ r'l 1/) 16 t,l r^ r'l Lrl lJl rrl .a rn !n !na! N a\r c{ N a{ a! a\r a{ N a\ a{ a\r at N a{ .{.{.{ N.!.{ N .\t N N a!z
o--
z z z z z z z z z z z z z z z z z z z z z z z z z z z z z zzz z z z zz z z
2= 6 - 21 :si =- ,=E E, zs =e
j E F
gggE;=gEEE=gEEE=EE=EE;EEiEEEI=EEEE;EE=e
U U U U U U U B 3 U U H U B H U B U U U U B B U U U U U U 3 U U B H H .,' u .l' ." q!
6orot or i oor or666 6oo\ o l. or or ol oor or or (,1 ool.}.l.}.rr(n}.l.ooOO|.OEO! 5 6 r, ra G A N N - N N, A Nr ur ar ur l, q t, (, (,r L,r N N (, (, t! 6 u! 5 (, u! 5 5 5 5 qr5MroNah(rF ur u, (, (, u,, (, CD uJ (tr Ch P }. }. (, t! (D Or Or an (,1 -.1 Or <n qr ur..r { qt
Vro66o6ooo6ooooooooooooooorrrJoooooooo0o0 Q oIanl= E ls'n'= i, 6 6 6 E E 5 6 - or l. t. F }. l. F p 6 uJ N ie n.) l. N }. rr N P 5 N P o N5uJ..r o (o }J if o6 60'J N(,r- N N, lo(,qr!NrFo(oooNur.5SuJ(n('N(oN|ouo!6666o66666oo6ooooooooooo6oooooo0oooooooo
EgggEqEfiEgEEE;EfiiEEIEEEEIfirtl;*E=EEA=il!
EEB
06 -6=
2o^^< € o= a*EE; 6 3A B
a482t88= - 2 ',{{z - AzzqmrnE,r,^
As(rJFPIJPP6ljuiUiN65oto'tdl o|r ot ol r-. rOa6oo (h Ot Or Ol Ol OtonOr ur (r ( l]n.8 5 5 5 5 5 .E 5 5 5 5
E
l E E E
I
E E E E E * E E E
E E E iii1E E
a a' E E E
E
a ; I
gBxB 5== 99BBZ Z9- 9-
iots A3-gH ;ss
z
BE9Cs=====nepE999?99?9?9eC9?9?!QCCC99
2 z 2=q q z> 22222 > > o o z z zzzz z zzz zzz z z z z 2zzzz z
mi-!laaz rn - c < ? - - - - - - I I I I I - - - I I I I - - - - rttBs " : r^> ; 1 1 1 i E i = = i i e,i i t t A A A A A a A A A A A B A A AAs99 = R = H Z 4,444 q * = e e s k H H H * S H g S S nsAA S H H s g H HHF .; i E n fi .z * p -t ., p p : ; 9 9 7 " " ? ? ? " ? ? ? ? ? ? ? ? ? ? ? ? ? ? ? "
EE
I ii ===== i E'= ;=======================
U gg E f,U X gBU S66\| 7 2,,,,,,,, L,, L,t (,, (^ u, (, (,, (n ur t,lt (, (n ',
i ur t,t( (,r (,'
ii L:!.t ---E6E-Esss$s$Ssssss$sEs3s$3EssiEE- B ! E B HsEE: B E5F i i ! ! I r i ! i ! ! ! i I i i i i i ! F F,b'i & 666,btbE i;Gi A r ! i i .b ,b n ir $ ' $ i $ i, Aii-i5or6tdtolot6El.i @ @@@6(i55uJuJ(rr (rroq,w \roc@(r)\.1o6XiXjXjijXj- ti 5 5555Eooooo oPoo 9P!i9!4aa@@oo@ooE ^., NNI\rNNN r\, P r\, ^
r
oPFPo
o
c'l (h <h 6) <h <h <h ctr 55555554455(^ (rr 5 5 (, N, F O Or ts O O rO tO (b 6 0C (b (D \'l { \.t !
H <) }J <) O O O P II N' N P nJ P (,r nJ II O <) UT N NPEEEEEEEE=99999=99Hts==9H
Ei===5=;==Ete;5flV; V; V; i; 6 6 v; z z E r E E r! e r r A !2 e u e,
22 2 2222 ee XY " - ; 2222=izzd;EBEHB EBEg E-
v\fr
ggaog gg@ Q
r1Dv -- v
OGOE
p>k>mz<za
222:
o@oe5?o
I
sEiis>*
Y?>
S=Eg=c-o=-qr=a-(
J00Za', 6
9A I
zth
zzzzz z z zzzz zz zzzzzz2zzzzzzzzd, d, G, d, d, c, G, nG,c,c, ec c, d, e G c c c c, d, c, e aE c 4 &,6 66066 0 A OOOO OO 600000060000666iziiEEEEE5EEE5EEEE = E E = = E E = = E E E E E E E E E E E EEE6 !: !:: C e C G G C C C e G 4 4 C, C, C, C, d, d, G, e C 4 C, C, d, d, n G, e C A C, d, ai & C,
H r H # d. c c 4 E 3 d = d. = d. G. E c. = c, E 3 5 d a 5 I c e e c e c. c c E .t e e E
3=3
E:: i:8 5I5 s ! E 5 5 s i i s s ! E g 9: i 5: g ! ! ! ! ! E ! !6 < 6 6 - e. c. - E O - 6 - d c. - - c o - - o 6 - .( 6 0 A - A A A A. A A A A A A A
o t r/t rn N @ (D o H .\r .! m m st a 9 rn r^ rn (o ro (o ro l:. t> r! r. @ @ qr ot o o !-. ri .\ .\i m € u)o1 01 o1 or or o1 <h O O o O O O O O O o o o o o o O O () .) o o o cl o r-r - H -r i - - ti -@ @ @ @ cO aO @ Ol Ol <D <tr Ol Or < (h (h ah ah Ot Or Or Or < <h 6 6 6 6 Or Or 6 o) Ol Or Or Oi Ol Ot Ot Ot
Qr\QrO rO (o (O r^ Lrl r, ii.a !-r lo ti.a !n @ @6@@6OHO.\| trr .l1 Oq 9SO9 o(rr Otr { r./i r./i r^ ', uiuin{nn 6 € @@ @@1.-@ F@ F. o0 @ F. F- F- FF.t\01 @oor <l <t <l !r <t rt.r tt .\r { N<t s s trt \l <t <r* * * * rl ri ri rl rl * * rl * rl rl rl * i * * * rl * rl ll Fl * * * rl * * rl * * * ^ * i i
mananrnanan(nrnanrnm(nrnan,ndlmrnlYtdtanrnanand)ananrnananmm(nrnaimmavtmm.,) r^ v) r.l,l r/' r, sl ut r..l sl vl ln .4 14 '4 '4
r^ r/) r^ r,l rrt rrl .a ra l^ r^ rn rjr rn rrl .a ra r^ .ri rri rai vr ra !nlrirn .a .a rn rn .rl rn rn !a ra vl rn .n r,r rJ'r rJ) ur ./1 .a r/) !a r^ ra rn ut ul .a r/) !a r^ rn rn 6 ur .n ra 6 !n .nuizzzzzzzzzzzzzzzzzz2zzzzzzzzzzzzzzzzzzzzz
iii i2222 22i iii i iii; i 2 2z.2 i i i i 22; i 2iii 2 22i
h ./t v\ vl th .h .^ u1 .h th ul th tl ul vl v\ th t\ th th th th ta ta vt v\ t t th th th \h th u\ ti tA tA.4 !\ q q v\ u\ u\ ut v\ u't u't v\ u', u', v\ th ti th vt th ta ta qt qi vi ,a/i v\ v\ a t^tha4via a ,ia Itd6
E-EEE--EE-Errrrrr---Errrrr-IEEErrr-i---z z z z z z z z z zz z z z z 2z z zzzz z z 2zz zzzz z zzz z zzzz
IIIIIIIII-IIIII---EEIII----IIIII----III(J (J !.| (J (J I (.) !' (J (J (J (J (J (J I I (J (, (.) I (J (J (J (J (J I (J (J U (J (J 9 (, () (.) (J (J
z zz z z z zz z zz zzzzzzzzzzzzcEGGCGEq44eEd. eC d. d. C. e. c c c c. 6. d. d. c. clooooooooooooooooo600000666600NZiiEEEEE5EEE5EEEE = E E = = E E = = E E E E E E E E E E E EEE6 !: !: 4 e C C e e 4 C &, €, d, d, C, n n G, C C e & C, C, n n C C e C, C, C, tZ & & C, C. C.
H ? B fi d d. d. d. c 3 d G. c, c, c. c, 3 d. e 3,3 e .a = 3 d c c d. &. G c, c. cE ct G. G. G.
3==::::: e: e 5 e: i 5: s ! E e s i i s E i E ! ! E E i i i E ! ! i6 < 6 6 c. e. - E - o E o e. o - - - c. o - E o 6 .z c o 6 . A A A E A A A A A A A. A
Q.rO 'rl -l n i !l !. d ..1 a\l !.1 a1 {n d (t tn \l d a! m tt r-t.t -t f! d.! !.,t N t-rI9'rl'{l D @ ql e i 6l C! q] 11, I sl !l'4 ll) v) I r0 tO ro E E E E A q] (!r O1 O O .r ii N e{ lyt <r r^o| o| o| O ql o) O A Q Q Q o o o o O O O O O O O o o o O O O O O o d a'.i Fr -i ii r.i ia@6@66@6Ototqlqrotorolotoor ( (n (h ah ah Or 0\ or (D 6 air 6 6 6 ql or (D (r,r (h (h (h Ot or
s?g E i.ds=E.o. e<*E==2155E*3za = E E Eu i = -
EIEcga=e;=aE==E;EE;EErEE=E=EEi*EEEg=Igg
o o o e) o Q Q o o Q o Q o o o o o o Q Q o o o o o o o o o o o o o o o o o o ooCl .i':i O D @ <|l O !i Ol N 6 .n N <t 6 ln a\ O (O (O d r. F- rn a{ rO 6 t 6 d (o N F .r 6 < c !,t6e \9 €l El el e el < n Er n n n n !r ry ii i\r Or,:r r\l ry O Fr .{ .\r <, d N o o o o O O 6 6 ..t ..16QOG) O O O O O O O O O O c' O O O O O O O O O O O O O O O e O O O O o O 6 O O 6
6C!vrc!{r'4)L44!o94!!o94Vr14'4t414{rql .^ r^ r^ rn (^ rJ) rn r,l .^ r^ r^ r^.^ ./r r^ { < +.r <, .\r <) (o (o @ ro (o (o ro (o (o @ \o (o iD ro (o @ ro (o (o (o \o (l) (!) ro \o ro (.l (.l lo @ (o @ @ {o ro 6.a ./1 ./1 rn rr1 ra r/t rn rr1 .a rn rn r,l ra ra rn rn .^ ra rn rn !/t rrl .a rn 1,l r,) ra rn !,1 .,) (6 r,) r^ .n !n !1 rn ra4a! a! N c{ a! N 6l a\ .\l a\ c.'l a{ allJ 41 a,l a! N a{ 41 N N a{ a{ a\t l\r a! a! a{
uHuuuuuuuuBuuuuuuuBuBuuuuBuHsuuuuuuuuEu}looos}ooooog|
i, i, i, in (r i, Ur (, (^ ui l,r,(n ( (r ar ur (, (, (rr l, rr (,r( (r (,r (n rr (, 5 5 5 5 5 5 5 5 5588893888888893888888888888888888s3388886tr666tr66t65EE (l) 5 - 5 E E E t- P P P - c, o o o rf,, rr P I F P P rr r=rQE3gg65BBBtsE3gB38rBt8r8d8358tsB883tttstsE8t
E!EEEE;EE!;;iaEiEUE
i*[ggggE==E;*i;EE2 " - I =Ei?@2Ei'1''>
x
e
o\o\o(o\ororo(oro\o10\ororo(o\o(o(o@(o@!o\o9!99\9\o!9rOI!O!O!.O!OrD(oiDtOEEEEEE555EEs5555E555s5aE55555(r(rJuJc6 -r -r dr cn ch ch .h E E E E .ir ar (r) I.!o hJ N ^
r
p p o o o q, F o @ co '.J (o6 { o\
6 d a 6 6 E E 6 (o o vr F 6 (D (.'l ir p 6 io (,! P (o u, P ! (, (o ur '. o F P P P rr o o P t.
r r, - -, - r r, - -'a - -, u u 4 2. 2 2 4 2 2 = 2 2 4 4 = 2 2 2
ni ni ri 6i ni di - r rn,ri rrj rn.i.i ri ni ni lli na ni di h r '
ri
r'i m m m d '! E rn m rrnnnnniinni, - u i i i fi i - - - v r r', u -, - r, u - r, u - F --, -
u u -':D - -, - - e 2 -' - V 7 - A r' - V U r' -' 7 4 ? 2 4 - 7 2 ?
S666S666ooo66OOOOOOooooooooooaooaaaaaaa65566666666666.6 6 6 6o o o 66 6 - o6 6 oo oo o o o o o.)
X XXX X X XXX XX x x-x ^^^- ^^^^^^^ ^^^^ x^^^it^^^^
ooo00o99a9ooo0909oooQ99oo0o9ooo0oo9o09o- - -- - - - - - n n n - n - n - n n n n -- r rr--- u u, 7- r r- - 7
v\ t a a v\ vt tt, t\ l l a v, t, t!1 lr1 l/, a tn v, ur t, lr1 lrt lh tt, tt \tt tt q z z z z z z z z z
a) a1 al (1 o o o o o o o o ar o o o al o o rt o .) a) a') a) o a1 .,! o o rr .) .) o o o r) ooiit-..-i.--------.-..--.rrr-r-rr--.r---
222 2 222 222 222 2 22 2 222 2 z z 2 z z z z 2 z 1 1 1 4 1z z z zrr - = = = = = = = = = = r - - r r r - - r - r I - r E I
i^ -t^ -t i^'a'a i^ i^ ln ih \ vt 'tJ\ 'tJ1 'tt irt ln -a i, 'v1 l, a tt, -a -o a^ ar1 ah t, t,6 a t i, vr tn 6 u\ v'
a i; Ei i^ ai a it a^ Oa i^ ih art t1 !1 01 i^ ir. n a, a^ t, tt1 t4 ai (, t1 \ 6 u. 'i v\ vt u\ tn v\ v\ tr\ t t,;
r ir ii ;a rir ir m ii i! d rl1 - h fi fr ii fr ir nt ii ii rr! rn m rn ,n O E E m rn mm222a2122222i22222z2zzzzzzz222zzzzzzzzz z
33<<3<<<<<3<<<=<<3<<<<3<<33E<==<=<<<<3<2 = - -= = - 2 2 2 z z =-- = =-- 2 - - z z z z z z z 2 z z z z 2 z z z z
r(,rr.nur(n(^ui( (,(n(,(^(,ur(/r( ( sr(,r!nui( (, (r! ur ( l,( (n (n (/r l, lr!4!4ul,(^(nGGri! (,Lnr ura^(,ur(nL (.,rur{,rituit,(,!t (/r(^u( vr (^ ur lJi (, ( (,(^( srt (,r lJi ('l
@ uJ lrJ gJ rJJ @ r! uJ uJ uJ u, @ t, l! (, u, uJ (, ur (r, @ uJ (rJ uJ aJ uJ (^J uJ (, u, l, l, t! ur (! lf,', q' uJ u)
J! {{\.1 {!.'J!!{..J-l-l-.1 -J \r l.r \r { {"J{{ {{! { \.J \l \.1 \,"J {''J{ {"lSSS,!.,a,!'-SS ' '
S '! 'j ' ,- '- S i, i; ij *; n JNi, iiii A.qr",'
6655 6o oo 66o 6ooooo ooo 5!!558(,l(nuEEEEEEEEEEEEEEEEE555 <'lo,(hu!(,'(^Q@@
r ro (o (o (o rD (o ro (o @ 6 ro ro ro (!, (o (o @ ro rD @ to lo rD ro \o (o to !o !D !o @ (o loto555EEE55E55555E5EEEs55555555 .ts t! (, q,, !!' !! ^
J
P F P rr
@ { { or or or o\ o\ (, (rr l, L, jt b ir i: i ir q, (r) uJ N N n, F F o o O q, P o (o (b { ro @ { oi6dNi6tiEI6tootu, i to6 r 5 p o 6ur - ro (, P '.J ur t.iI lf o P r- P ts P oorr P
2 = 4 2 = 2 = 2 2 2 4 = 2 = 2 2 4 2 = Z 2 4 2 a = = =
2 ?==4==4===4
rli ni ^i ni ni ni m flr''r ni Fi rn ri ri ri tti rli rli rn ni m r .n Fi Ei rn m m rn m E E E E E m rn tnmiiiiiiiu, - u a i i, i i i - r r * F v i)D, - u - r fi u - r, - -, --, -
v fi u - u -, u u - -u u-r, v-7 ur, --- rv 2 4 -, 27666665655666666666(,000oo0000000900Qooo9ii . 6 6 ii 6 5 . 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 o o 6 6 6 6 6 6 6 o o o o o ooXXXXXXXXXXXXXXXXXXXXXxx--^ x^^ ^^-^^- --^i<
oooo0o999ooo09E9ooo909q9ocaooo90999o999- - - - - - - - n - - n i - n - n n n, i n n - r, v r r, 7, ,D -, v -,,
vt v\ tt t, t, lr1 Lr. an tn L t, t, til th t ttt t, t, t tflatnvlt tn lh vr v\ lrr z z z z 2 z z z 2 z