Loading...
25-08 Avienda Apartments CCPlanning Case #2025-08 Avienda Apartments Planning Commission – June 3, 2025 City Council – June 23, 2025 Applicant: Inland Development Partners & Level 7 Development LLC Requesting approval of preliminary plat and site plan Location Zoning Designation: - Planned Unit Development (PUD) Land Use Designation: - Office/Commercial Communications •City Council Work Session on March 24th, 2025. •Neighborhood meeting held on March 25th, 2025. •Public Hearing held at Planning Commission June 3rd. Commissioners recommended approval. Avienda PUD Approved in 2020 768 – Units approved for entire Avienda Development in 2020. 39 – Detached townhomes approved. 53 – Rowhomes, final plat recorded. 412 – Apartment units proposed in this project. 264 – Additional Units that could still be built. Senior Housing Complex is no longer anticipated south of Bluff Creek Drive. Subdivision Review Subdivision Review As shown the preliminary plat adheres to the required subdivision ordinances as established by City Code and the Avienda PUD, for lot size and dimension. Site Plan Review E Site Plan Review Public Pedestrian Trail Pet Park Proof of Parking Public Sidewalk Connection Site Plan Review Courtyard Public Pedestrian Trail Proof of ParkingMain Entrance Public Sidewalk Connection Site Plan Review Pet Park Public Pedestrian Trail Proof of Parking Public Sidewalk Connection Site Plan Review •Public access easement over the outer pedestrian trail on site. •Trail is ADA compliant. •Four benches shall be added, at least 48” in length, along the pedestrian trail. Locations shall be reviewed and approved by Staff. •One street running North-South shall have a list of proposed names for review and approval by the Building Official prior to final plat. •Fire review requires non-combustible materials for the balconies and siding. If combustible material, sprinkling of the balconies will be required. Staff finds the plans to be consistent with City Code and the PUD regulations, subject to the conditions in the Staff Report. Site Plan Review – Planting Schedule Landscaping adheres to city code with the condition species diversity requirements shall be met. Stormwater Management •Project is required to meet City and Riley Purgatory Bluff Creek Watershed District requirements. •Stormwater management outlined in the master plan and in the Apartment’s stormwater management report. •Storm sewer and BMP(s) will be private and will therefore require an Operations and Maintenance Agreement. •Avienda Apartments stormwater system will be designed and approved simultaneously with the larger master- planned stormwater for Avienda. •Temporary basin re-routing during construction. •Emergency overflows for connection to master-planned system. Site Plan Review - Parking Unit Type Parking Required by Unit Type Studio/Alcove 48 1 Bedroom 255 2 Bedroom or Greater 320 Required Guest Parking 103 Parking Required Parking Shown Total Covered Underground Spaces 412 492 Outdoor Surface Parking Spaces 147 Total Parking Spaces Shown 726 736* *Proof of Parking 101 Site Plan Review - Parking *Averages & Vacant includes guest parking spaces. Total Units Total Parking Parking Ratio Per Unit Percent Leased Vacant Stalls Alcott Apartments Minnetonka 350 485 1.39 97%44 Wren on the Creek Plymouth 176 253 1.44 98%12 Juniper Apartments Minnetrista 148 241 1.63 81%40 Carrick Tonka Bay 86 174 2.02 100%23 Birke Apartments Minnetonka 175 255 1.46 98%34 Parker Station Flats Robbinsdale 198 230 1.16 96%37 Avienda Proposed Chanhassen 412 635 1.54 Comparable Portfolio Properties Architecture – Floor Plan E Architecture – Floor Plan E Architecture – Courtyard E Architecture Architecture Renderings Renderings Avienda Design Guidelines Avienda Design Guidelines Materials City Council Discussion Motion “The Chanhassen City Council approves the requested preliminary plat and site plan, subject to the conditions of the Staff Report and adopts the attached Findings of Fact and Decision.” Site Plan Review - Landscaping Site Plan Review - Landscaping Site Plan Review - Landscaping Stormwater Management •Project is required to meet City and Riley Purgatory Bluff Creek Watershed District requirements •Water quality (TSS and TP) •Rate Control •Water volume •Proposed design includes stormwater ponds Best Management Practices (BMP) that promotes infiltration, filtration, and stormwater storage (reuse system and wet ponds) •Stormwater management outlined in the master plan and in the Apartment’s stormwater management report •Storm sewer and BMP(s) will be private and will therefore require an Operations and Maintenance Agreement Grading & Drainage – Existing Conditions •Area previously been graded as part of the larger Avienda build out •highpoint in the center of the site •Temporary rate control basin BMP – Northwest to wetland •Captures runoff from ROW •Avienda Rowhomes development BMP – West •Swales both east and south to convey stormwater to a larger temporary basin – Lake Susan •Site currently stabilized with vegetation Stormwater Masterplan •Landform has developed a Masterplan to manage stormwater •Remaining Site area •Guides for future development and maps drainage •Regional approach stormwater management •Fewer and Larger BMPs •Important Factors •Both plans will need to finalized with the Avienda Apartment •City and Watershed review •Any BMPs and conveyance needed for the apartment complex will need to be constructed the project •Maintenance •Plans need to tie in together seamlessly Grading & Drainage – Proposed Conditions •Area will be mass graded to facilitate Apartment construction •Site runoff collected and conveyed via stormsewer to offsite BMP to the east •Temporary Basin replaced with underground facility •Portions of stormsewer to be done by others – see Master Stormwater Plan •Internal apartment area designed to convey 100 year storm event – add redundancy to have an effective emergency overflow (EOF) •EOF of Rowhomes conveyed through site •Stormwater systems outside of ROW will be private Stormwater Design Work •Navigating the master plan •Coordination •Seemless and final plans •Permitting and accounting of treatment and impervious •Clear definition of responsibilities and escrows •Understanding Temporary basin re- routing and risk •How long and how much water •Design of emergency overflows and through routing •Design of the EOF route from inside the apartment building •There are engineering solutions to these problems that need to be implemented Level of City Discretion in Decision- Making The city’s discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the city must approve the preliminary plat. This is a quasi-judicial decision. The city’s discretion in approving or denying a site plan is limited to whether or not the proposed project complies with zoning ordinance requirements. If it meets these standards, the city must then approve the site plan. This is a quasi-judicial decision.