CC staff report CITY OF C HANHASSE N
Chanhassen is a Community for Life-Providing forToday and Plan ningforTomorrow
Application: Preliminary Plat & Site Plan Review.
(Planning Case#2025-08)
Staff Report Date: June 18, 2025
Drafted By: Rachel Arsenault, Associate Planner
Joe Seidl, Water Resources Engineer
Mackenze Grunig, Project Engineer
Planning Commission Reviewed: June 3, 2025
City Council Review Date: June 23, 2025
PROPOSED MOTION:
"The Chanhassen City Council approves the requested preliminary plat, and site plan review for
the 412-unit Avienda Apartments subject to the conditions of approval and adopts the attached
Findings of Fact and Decision."
SUMMARY OF REQUEST:The Applicant is requesting preliminary plat approval and site plan
review of a 412-unit multi-family apartment project.
LOCATION: Lyman & Powers Intersection
PID: 250910040
APPLICANT: Inland Developer Partners and
Level 7 Development LLC
PROPERTY OWNER: Level 7 Development LLC
PRESENT ZONING: Planned Unit Development (PUD)
2040 LAND USE PLAN: Commercial
............
SITE PLAN ACREAGE: 11 Acres
SITE PLAN DENSITY: 37.45 Units/Acre
PH 952.227.1100- www.d.chanh rise n.mus mFX 952.227.1110
7700 MARKET BOULEVARD - PO BOX 1.47 - CHANHASSEN - MINNESOTA 55317
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.
COMMUNITY ENGAGEMENT
Notice of the public hearing at Planning Commission was mailed to all property owners within
500 feet.
The applicant held a neighborhood meeting on March 25, 2025. This neighborhood meeting
was conducted entirely by the Applicant to gather feedback from adjacent property owners
prior to development application. The development application went to Planning Commission
for public hearing on June 3, 2025.
APPLICABLE REGULATIONS
Chapter 18, Subdivision
Chapter 20, Article II, Division 6, Site Plan Review
Chapter 20, Article 20-XXIII, Division 20-XXIII-9 Design Standards for Multifamily Developments
Avienda Planned Unit Development - PUD Ordinance Number 696
PROPOSAL/SUMMARY
The Applicant is proposing the subdivision of a 35.34-acre property to plat an 11-acre lot for the
construction of a 412-unit multi-family apartment building.
BACKGROUND
The Avienda Development PUD was originally approved in 2020. The PUD was amended 2021
and given final plat for 6 outlots and right of way for Bluff Creek Boulevard, Avienda Parkway
and Sunset Trail. The PUD was amended again in 2022. The first phase of the project to be
developed under the 2022 revision of the PUD was the townhomes along the western border of
the development. The rowhomes west of this apartment proposal have received final plat
approval and are in the process of recording.
PRELIMINARY PLAT REVIEW
The preliminary plat as shown would subdivide the subject property into one lot and one
outlot. Lot 1, Block 1 would be 11.03 acres and consist of the 412-unit apartment building.
Outlot A would be 24.31 acres and future development of this lot would require replatting and
development based on the approved Avienda Planned Unit Development (PUD).
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The Avienda PUD allows for up to 768 total housing units within the development. To date, the
city has approved 39 detached townhomes, 53 rowhomes, and now this apartment proposal
with a total of 412 units. If approved, that would mean that within the remainder of Avienda, a
total of 264 additional residential units could still be built.
The PUD allows for an apartment building within this district of Avienda of up to 415 units. The
proposed apartment of 412 units is consistent with the Avienda PUD.
SITE PLAN REVIEW
Parking
City code section 20-1124 establishes the minimum number of parking spaces required to be
provided for multifamily housing development projects. Based on the project as proposed, a
minimum of 726 parking spaces are required, 412 of which are required to be enclosed garage
pa rki ng.
The project proposes 492 underground garage parking spaces that span between the two wings
of the building and below the courtyard. Additionally, 143 outdoor parking spaces are shown.
The Developer has provided proof of parking for an additional 101 outdoor parking spaces. This
comes to a grand total of 736 parking spaces, 635 of those parking spaces to be constructed
with the apartment building.
City Code section 20-1124 (a, 5) allows for an applicant to request a reduction in the required
number of parking spaces constructed with the initial development, with a future proof of
parking plan and documented parking demand for similar developments. The plan must show
the location for all minimum required parking spaces in conformance with applicable setback
requirements. The city shall require the installation of additional parking spaces if additional
parking is deemed necessary at the sole discretion of the City Council. This requirement will be
memorialized within the development contract.
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 143
Total Parking Spaces Shown 726 736*
*Proof of parking 101 spaces
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Site furnishing
The project as proposed shows sidewalks around the building and on property lines where
future connectivity will be important. As a part of a larger regional lifestyle development
pedestrian connectivity is of high importance as a public amenity. The Developer will provide an
access easement for the general public to use the trail that surrounds the property. The site
also includes two pet parks, one each on the north and south ends of the property. At the
center of the proposed building is approximately a 2.5-acre private courtyard containing a pool
& spa, putting greens, open green space, fire pits, outdoor kitchens, lounge areas, garden, and
paths.
On the exterior of the building, the Developer shall provide at least four benches along the
meandering walking paths, in locations reviewed and approved by city staff.
Loading, mechanical, and refuse areas
Garbage & recycling services, move-in docks, and mechanical shall be located inside the garage.
Additional mechanical equipment will be roof mounted and screened by the parapet roof based
on the rooftop mechanical view angle diagram showing the setback distance required for the
screening various equipment height.
Lighting
Wall-mounted lighting in commercial, industrial, and institutional districts shall be shielded with
a total cutoff angle equal to or less than 90 degrees. Fixture height shall not exceed 30 feet.
Fixtures are shown at a height of 20 feet which adheres to City Code. Shop drawings shall be
provided to show proposed fixtures. Lighting on the building faces shall also be restricted to
having a total cutoff angle equal to or less than 90 degrees.
Signage
The plans provided do not depict signage on the site. Signage for the property shall comply with
the PUD requirements for the Avienda development and all other applicable regulations to the
site. Sign permits will be required to be applied for and approved at the time of building
permit.
Hard Surface Coverage
The Avienda development has a maximum hard surface coverage of 70%for the overall
development. The Avienda Apartments proposes 72.8% hard surface coverage for this
proposed development. The 2.8% hard cover will have to be taken into consideration for
development of other parcels within Avienda.
BUILDING ARCHITECTURAL REVIEW
Required Architectural Standards
Based on the Planned Unit Development the site development, streetscape character, building
placement, pedestrian realm, material expression and color, stormwater utilization, building
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interest, lighting and walking paths shall be consistent with the Avienda Development
Guidelines Dated September 8, 2022.
Architectural Style
The Avienda design guidelines emphasize timeless features &forms, earth tones color palette,
safe transportation options, community gathering, resilient plantings, and responsible use of
resources. The design guidelines recommend variety of scale, high-quality native materials, and
a focus on street level experience. Mechanical equipment must be screened to the highest
standard with design that ties into the rest of the site.
Massing and Placement
The building is broken into four main areas, two U-shaped wings of apartments, interconnected
with two amenity buildings located on the east and west side of the property. The amenity
spaces provide a relief in the height of the building as well as a design focal point with the
modern-simplistic house shape. The U-shaped wings of apartments connect through a single-
story segment to the amenity spaces. The design uses undulation, recessing, materials, and
small changes in height to break up the massing.
Elevations
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Materials and Color
A variety of materials are proposed for the building including vertical wood, metal, cast stone
masonry, smooth panels, vertical lap siding, and masonry like material. The Avienda design
guidelines suggest materials like brick, natural stone, copper metal, specialty concrete, texture
concreate panels, ornamental metal, architectural rockface CMU, masonry stucco, wood, and
EIFS. The materials proposed are similar to and some the same as the suggested.
The colors proposed are neutral including grays, black, tan, and brown. Avienda's design driver
is a color palette drawn from earth tones and natural elements. The color palette shall be
reviewed by City Council to determine if the proposed sufficiently aligns with the design
guidelines.
ENVIRONMENTAL PROTECTION DISTRICTS
• Wetland Protection— Not applicable.
• Bluff Protection— Not applicable.
• Shoreland Management— Not applicable.
• Floodplain Overlay— Not within FEMA Flood Zones 2018.
SUBDIVISION REVIEW
There is one lot proposed in this subdivision; this lot is currently an outlot that requires re-
platting to be buildable. The square footage of the proposed lot exceeds the minimum
requirement of 10,000 square feet, as well as the required depth and width of 100 feet. The
proposed parcel is 480,542 square feet, 518.6 feet wide, and 815.3 feet deep.
LANDSCAPING
The landscaping design provides berms covered in natural no-mow fescue grass seed mix,
adding to the prairie element of landscape design seen in Avienda renderings. This adds a
passive green space between the pedestrian connectivity, creating a broader benefit to Avienda
as a whole.
PROJECT OVERVIEW— ENGINEERING AND WATER RESOURCES
The Applicant is requesting preliminary plat approval and site plan review of a 412-unit multi-
family apartment project located within the Avienda Development. Construction plans and
Stormwater Reports developed by Civil Site Group dated April 18, 2025 were reviewed by staff.
The proposed design would create 8 acres of new impervious area in the form of a large
apartment building, parking lots, sidewalks, and streets. Stormwater is proposed to be
managed by an underground vault system and by the best management practices outlined in
the Avienda Regional Stormwater Plan developed by Landform dated April 18, 2025 which was
also reviewed by staff.
GRADING & DRAINAGE
The project site consists of one parcel and is located off of Avienda Parkway south of Lyman
Blvd and west of Powers Blvd. The project site is an empty lot that includes a temporary holding
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basin which provides rate control for offsite drainage. The outlet for this temporary basin flows
north into the Bluff Creek Watershed. The remaining existing grading on site flows east as part
of the Lake Susan Watershed. The site is a part of the Avienda master stormwater plan dated
April 18, 2025. The overall stormwater management for the Avienda development was
conditionally approved in the master stormwater plan by the watershed district but has not
received approval from the city. Since its initially conditional approval the master stormwater
plan has been modified. It is critical that the Avienda Apartments site plan, master stormwater
plan, and any future site plan in the Avienda Development are all updated to show that the
designs work together. As such the applicant shall submit an updated stormwater master plan
with the Avienda Apartments final plat submittal. Both plans must meet all applicable rules
form the city and watershed district.
In the proposed conditions, the site would be mass graded, and an apartment complex with
parking and drive areas are proposed to be built on site. The site will maintain drainage
patterns similar to the existing conditions. The temporary rate control basin is proposed to be
altered to an underground rate control basin and outlet to the north through a 24" HDPE pipe
and outlet control structure into the Bluff Creek Watershed in line with the Avienda master
stormwater management plan. The proposed apartments and corresponding parking and drive
areas are proposed to be routed through storm sewer into a basin offsite to the east. The basin
is located east of the apartments and east of a retail area. The basin is proposed to be used as a
source water for a reuse system in the future full buildout condition.
The applicant should modify the plans to reflect the alternate conditions submitted which
included a stormwater pond further to the east on the Avienda site. This basin is located east of
the apartments and east of the retail area. The plans previously submitted reflect a basin
located in the retail area instead.
SANITARY SEWER AND WATERMAIN
The applicant is proposing the construction of 8" PVC mains for the sanitary sewer and water
needs of the subdivision. Avienda Apartment utility plans do indicate that the extension of 8"
PVC C900 is planned for. Plans that illustrate the profile of the utilities, along with their size and
material, are required for review and approval prior to final plat approval. The final
construction plans must be approved prior to recording of the final plat. All sanitary sewer and
water mains will be publicly owned and maintained after acceptance of the public
improvements by the City Council.
EROSION CONTROL
The proposed development will impact one (1) acre of disturbance and will, therefore, be
subject to the General Permit Authorization to Discharge Stormwater Associated with
Construction Activity Under the National Pollution Discharge Elimination/State Disposal System
(NPDES Construction Permit). A Surface Water Pollution Prevention Plan (SWPPP) was included
in the preliminary plat submittal. The SWPPP is a required submittal element for final plat
review along with the Erosion and Sediment Control Plan (ESCP) in accordance with Section 19-
145 of City Ordinance. No earth disturbing activities may occur until an approved SWPPP is
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developed. This SWPPP shall be a standalone document consistent with the NPDES
Construction Permit and shall contain all required elements of the permit. The SWPPP will
need to be updated as the plans are finalized, when the contractor and their sub-contractors
are identified and as other conditions change. An approved SWPPP shall be submitted prior to
recording the final plat. All erosion control shall be installed and inspected prior to initiation of
site grading activities.
STORM WATER MANAGEMENT
Article VII, Chapter 19 of City Code describes the required stormwater management
development standards. Section 19-141 states that "these development standards shall be
reflected in plans prepared by developers and/or project proposers in the design and layout of
site plans, subdivisions and water management features." These standards include abstraction
of runoff and water quality treatment resulting in the removal of 90%total suspended solids
(TSS) and 60%total phosphorous (TP). The proposed project is located within the Riley
Purgatory Bluff Creek (RPBCWD) and is therefore subject to the watershed's rules and
regulations. A RPBCWD permit will be required for final plat approval. The regional stormwater
management plan for Avienda was conditionally approved by RPBCWD on 01/08/2025 but that
approval requires individual sites obtain separate permits from the watershed district as they
develop in line with the 2024-078 RPBCWD permit.
The site is proposing to meet rate control, water quality, and volume abstraction through a
regional stormwater reuse system and Jellyfish structure. However, additional information,
including an up-to-date survey, is needed to confirm these systems are currently in place or will
be constructed as part of this development. If these are not currently in place or proposed to be
constructed as part of the development, the applicant will need to demonstrate compliance
with RPBCWD and the City's stormwater management requirements during the interim
condition. If water reuse is proposed to meet requirements, additional information on the
irrigation area and water balance shall be submitted for review with the final plat submittal.
The proposed design does not account for the temporary condition when the temporary rate
control basin is removed and before the permanent underground basin would be installed. The
applicant should create a site condition to maintain rates going to Bluff Creek Watershed during
the interim condition.
The site is proposed to be routed to the pond through storm sewer. The applicant should
update storm sewer sizing and routing to reflect the alternate condition proposed.
RECOMMENDATION
Planning Commission recommends approval of the requested preliminary plat and site plan for
the construction of the project as proposed, subject to updating of plans based on staff review
comments.
APPLICATION REVIEW COMMENTS
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PLANNING:
1. Developer shall provide sidewalk in the following locations: alongside the east property
line from the north property line to the south property line, the west side of the
driveway encra-rTcc-orr the "ucrr east rend rvrthe pivp"c-rcyte eeii-rrccrte the seuthrccrsr
,.erne~ of the building, and the South end of the building connecting the proposed to the
path on the west side of the building. Condition met and updated.
2. Private sidewalks along the exterior of the proposed building shall be encumbered with
a public access easement.
3. All lighting shall have a total cutoff angle equal to or less than 90 degrees.
4. Developer shall add four benches, each measuring at least 48" in width, along the
meandering path around the exterior of the proposed building. Developer to propose
location of those benches for city approval.
5. Developer shall provide a documented parking demand summary on a similar unit count
multi-family project for the proof of parking.
6. Developer shall provide measurements of what materials in the courtyard count
towards the hard cover calculations on the submitted plans.
7. Developer shall incorporate natural stone on all public-facing exterior elevations of the
proposed building per the Avienda Design Guidelines recommended class I materials.
8. The Development Agreement shall include that the Developer unconditionally
guarantees to the City that it shall construct additional parking spaces upon the Subject
Property in accordance with the zoning ordinance and the future Development
Agreement if the parking demand for the Subject Property exceeds the actual on-site
parking supply.
FORESTRY
1. Planting plan shall adhere to the city ordinance for species diversity as outlined in city
code section 20-1183. Tree Diversity. No more than ten percent of the trees may be
from any one tree species, no more than 20 percent of the trees may be from any one
genus, and no more than 30 percent of trees from any one family.
ENGINEERING:
1. The developer shall enter into Encroachment Agreements for private improvements
(e.g., retaining walls and monument signage) located within the 10-foot-wide public
drainage and utility corridor abutting Avienda Parkway right-of-way prior to issuance of
building permits.
2. Any previously recorded easements located within proposed public right-of-way or
proposed public drainage and utility easements must be vacated prior to or
concurrently with the final plat.
3. The applicant and their Engineer shall work with city staff in amending the construction
plans, dated April 4th, 2025 prepared by Matthew Pavek, PE with Civil Site Group, to
fully satisfy construction plan comments and concerns. Final construction plans will be
subject to review and approval by staff prior to recording of the final plat.
4. All newly constructed streets and sidewalks will be privately owned and maintained.
The developer shall provide for review and approval maintenance agreements for these
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improvements, as well as cross-access/parking agreements for the shared parking, prior
to or concurrently with the recording of the final plat.
5. Construction design elements associated with the street plans such as stationing, curb
tables and alignments, centerline grades, and intersection details will be required prior
to final plat approval.
6. All sanitary sewer and water mains will be publicly owned and maintained after
acceptance of the public improvements by the City Council. These utilities shall be
covered by a Drainage and Utility Easement which shall be large enough for the owner
to own and maintain.
7. The applicant will be required to enter into a Development Contract with the City and all
applicable securities and fees provided prior to recording of the final plat.
8. 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, MDH,
MPCA, etc.).
9. The developer shall incorporate the latest City Detail Plates and Specifications into the
Final Plat application.
10. At all locations where the proposed trail and sidewalk connect to existing pedestrian
facilities, verify that the existing conditions meet current ADA standards.
11. Provide pedestrian ramps at all sidewalk and trail street crossings in accordance with
ADA and City standards.
12. Sidewalks must be a minimum of 5 feet wide, and City trails must be a minimum of 8
feet wide.
13. Provide a schedule for all "Work By Others."These improvements must be completed
prior to the issuance of building permits, as the associated utilities are integral to the
Avienda Apartments project.
14. Several surface grading issues are noted where proposed contours do not tie into
existing grades. Please review and revise accordingly.
15. Per typical City design standards, sanitary sewer should be located in the center of the
roadway, with watermain offset by 10 feet from the sanitary sewer.
16. City Standard Detail Plates shall be included in the construction plan set and displayed in
a layout format of 2 rows by 4 columns for consistency with City expectations.
WATER RESOURCES:
1. The developer shall enter into a development contract with the City and provide
necessary financial security to guarantee compliance with the terms of subdivision
approval and construction of infrastructure onsite. The Development contract shall be
recorded concurrently with the final plat.
2. It is the developer's responsibility to ensure that permits are received from all other
agencies with jurisdiction over the project (i.e. Carver County, RPBCWD, Board of Water
and Soil Resources, MnDOT, etc.) prior to the commencement of construction activities.
3. The applicant shall provide an updated survey to verify the current conditions of the site
as part of the final plat application.
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4. The applicant shall provide an updated set of master stormwater plans to verify the
design of the Avienda Apartment site works with the overall stormwater build out. The
updated plans shall be submitted as part of the final plat application.
5. The developer and their Engineer shall work with City staff in amending the construction
plans, dated April 18, 2025 prepared by Civil Site Group, to fully satisfy construction plan
comments and concerns. Final construction plans will be subject to review and approval
by staff prior to recording final plat.
6. An analysis of stormwater treatment shall be submitted with the final plat application
that verifies that the design meets the temporary and proposed conditions for the site
for both the rate control basin and the stormwater reuse basin. The water quality
approved for the site by the Watershed shall be constructed with the development or
confirmed that it has been installed by the Master Plan, or a temporary condition shall
be installed to meet the requirements.
7. An Operations and Maintenance plan for all proposed private BMPs including the
inspection frequency, maintenance schedule, and responsible party shall be submitted
with the final plat application.
8. The applicant shall revise the design to reflect storm sewer sizing and outletting to the
basin located in the alternate exhibit.
9. The applicant shall provide updated H&H and water quality modelling with the final plat
submittal.
10. The overall site has an approved permit by the watershed district that conditions
individual sites obtain their own permits. The applicant shall secure conditional approval
from the watershed district prior to submitting the final plat application to the City.
Verification of conditional approval shall be provided with the final plat application.
11. The applicant shall design the site to meet the conditions outlined in the master
stormwater plan that was approved by the Watershed District. There is no analysis on
the time between removing the temporary basin on site and installing the underground
rate control basin. If the applicant determines a temporary condition must be used, an
analysis of the temporary condition must be submitted or an analysis on the temporary
affect on the site before the underground basin is installed.
BUILDING:
1. The developer must submit a list of proposed street names for review and approval
prior to final plat of the property.
2. A building permit must be obtained before beginning any construction.
3. Building plans must be prepared and signed by design professionals licensed in the State
of Minnesota.
4. Building plans must provide sufficient information to verify that proposed building
meets all requirements of the Minnesota State Building Code, additional comments or
requirements may be required after plan review
5. The building is required to have automatic fire extinguishing systems.
6. Structure proximity to property lines (and other buildings) will have an impact on the
code requirements for the proposed buildings, including but not limited to; allowable
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size, protected openings and fire-resistive construction. These requirements will be
addressed when complete building and site plans are submitted.
7. Building plans 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 (Ext walls, Bearing walls -exterior
or interior, Shaft, Incidental use), Occupant load, Exits required (Common path, Travel
distance), Minimum plumbing fixture count
8. Retaining walls (if present) more than four feet high, measured from the bottom of the
footing to the top of the wall, must be designed by a professional engineer and a
building permit must be obtained prior to construction. Retaining walls (if present)
under four feet in height require a zoning permit.
9. Accessibility will have to be provided to all portions of the development and a
percentage of the units may also be required to be accessible or adaptable in
accordance with Minnesota State Building Code Chapter 1341. Further information is
needed to determine these requirements.
10. A final grading plan and soils report must be submitted to the Inspections Division
before building permits will be issued.
FIRE
1. Based on lack of rear property line access to install a proper fire access road, the
balconies must be sprinkled, unless the balcony structures remain under the required
size by fire code and non-combustible materials for balconies and siding is used. Due to
lack of courtyard access, stand pipe connections shall be provided near the pool deck for
faster hose advancement capability.
2. The north fire apparatus turn around does not meet code, needs to be widened to 70
feet. The measurement needs to be north to south, not east to west.
3. Confirming that the fire apparatus turning study was done with our fire truck
dimensions— Ladder Truck? If not, will need to redo the fire apparatus turn around
study with our truck dimensions.
4. Due to lack of fire access road on west side and access to pool deck, we will require
further placement of fire stand pipes in and around the pool area and rear of building.
Will work with fire sprinkler designer for install.
5. FDC location is acceptable but should be aware that in order to hook to this location,
hoses will most likely damage vehicles if parked in front. Usually, a property will stripe
the parking spots in front of the access for an FDC if it is too close to vehicles.
6. First responder radio coverage study required. At some point during construction,
testing is required to be completed by a licensed contractor to provide for a first
responder radio signal repeater system. Required by MN Fire Code.
7. EC Charging stations—all EV charging stations in underground garages will be required
to be placed as close to the garage doors as possible for removal in case of a fire.
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