05-12-2025 City Council Agenda ItemCity Council Item
May 12, 2025
Item Consider Preliminary Plat and Final Plat application for Chanhassen Bluffs
File No.25-04 Item No: D.4
Agenda Section CONSENT AGENDA
Prepared By Eric Maass, Community Development Director
Reviewed By Laurie Hokkanen
SUGGESTED ACTION
"Motion to approve preliminary plat and final plat for Chanhassen Bluffs subject to the vacation of
the existing public drainage and utility easement over Outlot E, Avienda Townhomes."
Motion Type Simple Majority Vote of members present
Strategic
Priority Development & Redevelopment
SUMMARY
The city is proposing the subdivision of the property into one 13.00-acre buildable lot (Lot 1, Block 1)
and three outlots (Outlots A, B, and C). The purpose of the subdivision is to establish the property
necessary for the construction of the Chanhassen Bluffs Community Center. The city is not seeking site
plan approval now, but that application will come forward at a future date. The city is only pursuing
subdivision approval at this time. The existing Planned Unit Development (PUD) Ordinance regulating
the site's zoning and the proposed preliminary plat and use are consistent with the property's future land
use designation. The proposed plat proposes a singular buildable lot that conforms to the PUD
minimum requirements and the PUD site plan. That area is identified as “District 3” within the PUD,
which is intended to be developed as amusement/recreation/entertainment uses.
The Planning Commission held a public hearing on May 6 with one individual sharing comments
generally summarized as excitement for the community center, and some questions regarding the
Avienda development as a whole and future new development and stormwater management.
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BACKGROUND
Chapter 18, Subdivision Chapter 20, Article VIII, Section 20-509, Standards and guidelines for
regional/lifestyle center commercial planned unit developments Ordinance 696, “Avienda Planned Unit
Development”
DISCUSSION
BUDGET
RECOMMENDATION
The Planning Commission recommended unanimous approval of the proposed subdivision as presented.
ATTACHMENTS
Chanhassen Bluffs Preliminary Plat
Chanhassen Bluffs Final Plat
Staff Report
Findings of Fact and Decision
Development Application
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Curve TableCurve #C1C2C3C4C5C6C7C8Length56.2937.0450.7143.7623.0627.65296.1822.65Radius94.0066.0066.0094.0066.0066.002355.002355.00Delta34°18'40"32°09'21"44°01'18"26°40'33"20°00'54"24°00'25"7°12'22"0°33'04"OUTLOT COUTLOT BLOT 1BLOCK 1N01°43'13"E 344.00N88°16'44"W 265.26N01°43'16"E 159.67
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S06°05'13"E N81°58'01"E38.61N79°35'38"E56.91N72°45'31"W17.06N60°56'44"W83.49N39°22'33"W89.21N05°33'21"W85.52N15°04'06"W109.18N59°55'53"W89.02N67°22'49"W105.43L=255.82R=1136.00Δ=12°54'09"L=327.90R=952.77Δ=19°43'07"N07°45'55"W14.59L=318.83R=2355.00Δ=7°45'25"239.96788.85120.5310391
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113113(VARIABLE WIDTH ROW)10' PARKING SETBACK30' BUILDING SETBACK10' PARKING S
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N01°43'15"E 256.12
N88°44'35"W135.18N88°15'45"W64.4971.70N44°42'54"EOUTLOT AC7C8OWNER: LEVEL 7 DEVELOPMENT LLCADDRESS: UNASSIGNEDPID: 250960440DRAINAGE AND UTILITY EASEMENTOVER ALL OF OUTLOT EPER PLAT OF AVIENDA TOWNHOMESPROPOSEDDRAINAGE AND UTILITY EASEMENTOVER ALL OF OUTLOT APROPOSED10 FT DRAINAGE ANDUTILITY EASEMENTPROPOSED10 FT DRAINAGE ANDUTILITY EASEMENTPROPOSEDDRAINAGE AND UTILITY EASEMENTOVER ALL OF OUTLOT CPROPOSEDDRAINAGE AND UTILITY EASEMENTOVER ALL OF OUTLOT BPROPERTY DESCRIPTION(Per Land Title, Inc Property Report No. 708652, dated February 14, 2025)Outlot E, Avienda Townhomes, Carver County, Minnesota.PROPERTY SUMMARY1.Subject property's address is unassigned.2.Subject property's property identification number is 250960440.3.The gross area of the subject property is 992,133 Square Feet or 22.776 acres.4.The subject property is zoned PUDRC - Planned Unit Devel. District/ Regional Commercial,per the City of Chanhassen Zoning Map, dated 2/10/2023.SCALE:SURVEY BY:DRAWN BY:CHECK BY:SHEETOFWSB PROJECT NO.I HEREBY CERTIFY THAT THIS SURVEY, PLAN, OR
REPORT WAS PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A DULY
LICENSED PROFESSIONAL LAND SURVEYOR
UNDER THE LAWS OF THE STATE OF MINNESOTA.
LIC. NO:DATE:
REVISIONS
NO.DATE DESCRIPTION
Chanhassen Bluffs
PID No. 25.0960440
City of Chanhassen, Minnesota Preliminary Plat1" = 100'Jeremy R. Honga
5801304/16/2025028043-00011SURVEYOR NOTES1.Easements shown (unless otherwise noted) are as identified in Land Title, Inc. PropertyReport No. 708652, dated February 14, 2025. No other search of the public records foreasements or encumbrances was made by the undersigned.2.Existing conditions and contour information per others, and provided to WSB on 2/6/2025.2.The vertical datum is based on NAVD88.PLAT AREASProposed plat areas are as follows:Lot 1, Block 1 = 566,472 Square Feet or 13.004 acresOutlot A = 87,523 Square Feet or 2.009 acresOutlot B = 243,757 Square Feet or 5.596 acresOutlot C = 94,381 Square Feet or 2.167 acresTotal = 992,133 Square Feet or 22.776 acresADDRESSESOwner: City of ChanhassenSurveyor: WSB 701 xenia Avenue South, Suite 300 Minneapolis, MInnesotaPRELIMINARY PLAT - DRAFT - 2025-04-16
DENOTES PLAT BOUNDARY.DENOTES PROPOSED LOT LINE.DENOTES 1/2 INCH X 14 INCH IRON MONUMENTSET AND MARKED BY LICENSE NO. 58013.DENOTES FOUND MONUMENT.DENOTES RESTRICTED ACCESS.THE SOUTH LINE OF OUTLOT E, AVIENDA TOWNHOMES,IS ASSUMED TO HAVE A BEARING OF N88°03'46"W.NOTE: THE DRAINAGE AND UTILITY EASEMENT OVERALL OF OUTLOT E, WHICH WAS DEDICATED BY THEPLAT OF AVIENDA TOWNHOMES, IS PROPOSED TO BEVACATED.0Graphic Scale (in feet)100200N1 inch = 100 feetNW 1/4NE 1/4SE 1/4SW 1/4SITENNOT TO SCALESECTION 23, TOWNSHIP 116, RANGE 23,CARVER COUNTY, MINNESOTAVICINITY MAPLYMAN BLVD.BLUFF CREEKBLVD.C.S.A.H. NO. 18C.S.A.H. NO. 17U.S. TRUNK HWY. NO. 212 POWERS BLVD.C:\ACC\ACCDocs\WSB\028043-000\Project Files\05_Discipline\Survey\Drawing\028043-000-PPLAT-Chanhassen Bluffs.dwg, 4/16/2025 6:21:38 PM
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OUTLOT COUTLOT BLOT 1BLOCK 1N01°43'13"E 344.00
N88°16'44"W 265.26N01°43'16"E 159.67
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N01°43'16"E 230.90
N57°15'04"W102.30116.43
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1N88°03'46"W 1149.34S89°39'32"E 340.1434.62
S06°05'13"E N81°58'01"E38.61N79°35'38"E56.91N72°45'31"W17.06N60°56'44"W83.49N39°22'33"W89.21N05°33'21"W85.52N15°04'06"W109.18N59°55'53"W89.02N67°22'49"W105.43L=255.82R=1136.00Δ=12°54'09"L=327.90R=952.77Δ=19°43'07"N07°45'55"W14.59L=318.83R=2355.00Δ=7°45'25"239.96788.85120.53103
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113113(VARIABLE WIDTH ROW)C1C2C3C4C5C6DRAINAGE AND UTILITY EASEMENTOVER ALL OF OUTLOT CDRAINAGE AND UTILITY EASEMENTOVER ALL OF OUTLOT B10 FT DRAINAGE ANDUTILITY EASEMENT10 FT DRAINAGE ANDUTILITY EASEMENTN01°43'15"E 256.12
N88°44'35"W135.18N88°15'45"W64.497
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OUTLOT ADRAINAGE AND UTILITY EASEMENTOVER ALL OF OUTLOT AC7C8Curve TableCurve #C1C2C3C4C5C6C7C8Length56.2937.0450.7143.7623.0627.65296.1822.65Radius94.0066.0066.0094.0066.0066.002355.002355.00Delta34°18'40"32°09'21"44°01'18"26°40'33"20°00'54"24°00'25"7°12'22"0°33'04"CHANHASSEN BLUFFSFINAL PLAT - DRAFT - 2025-04-16
DENOTES 1/2 INCH X 14 INCH IRON MONUMENTSET AND MARKED BY LICENSE NO. 58013.DENOTES FOUND MONUMENT.DENOTES RESTRICTED ACCESS.THE SOUTH LINE OF OUTLOT E, AVIENDA TOWNHOMES,IS ASSUMED TO HAVE A BEARING OF N88°03'46"W.NOTE: THE DRAINAGE AND UTILITY EASEMENT OVERALL OF OUTLOT E, WHICH WAS DEDICATED BY THEPLAT OF AVIENDA TOWNHOMES, HAS BEEN VACATEDPER DOC. NO. .0Graphic Scale (in feet)100200N1 inch = 100 feetC.R. DOC. NO. PLAT FILE NO. NW
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4SE 1/4SW 1/4SITENNOT TO SCALESECTION 23, TOWNSHIP 116, RANGE 23,CARVER COUNTY, MINNESOTAVICINITY MAPLYMAN BLVD.BLUFF CREEKBLVD.C.S.A.H. NO. 18C.S.A.H. NO. 17
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.KNOW ALL PERSONS BY THESE PRESENTS: That Level 7 Development, LLC, a Minnesota limited liability company, fee owner, ofthe following described property situated in the County of Carver, State of Minnesota, to wit:Outlot E, Avienda Townhomes, Carver County, Minnesota.Has caused the same to be surveyed and platted as CHANHASSEN BLUFFS, and does hereby dedicate the easements as shown onthis plat for drainage and utility purposes only.In witness whereof said Level 7 Development, LLC, a Minnesota limited liability company, has caused these presents to be signed by itsproper officer this _______ day of ____________________, 20_____.SIGNED: Level 7 Development, LLC, a Minnesota limited liability companyBy: , as STATE OF MINNESOTACOUNTY OF The foregoing instrument was acknowledged before me this _______ day of ____________________, 20_____, by , of Level 7 Development, LLC, a Minnesota limited liability company, onbehalf of the company.Notary Public, County, MinnesotaNotary Printed NameMy Commission Expires I Jeremy R. Honga do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed LandSurveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labelsare correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that allwater boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shownand labeled on this plat; and all public ways are shown and labeled on this plat.Dated this day of , 20 .Jeremy R. Honga, Licensed Land Surveyor,Minnesota License No. 58013STATE OF MINNESOTACOUNTY OF The foregoing instrument was acknowledged before me this _______ day of ____________________, 20_____, by Jeremy R. Honga, aLicensed Land Surveyor.Notary Public, County, MinnesotaNotary Printed NameMy Commission Expires CITY OF CHANHASSEN, MINNESOTAThis plat of CHANHASSEN BLUFFS was approved and accepted by the City Council of Chanhassen, Minnesota, at a regular meetingthereof, held this ______ day of ____________________, 20___, and is in compliance with the provisions of Minnesota Statutes, Section505.03, Subd. 2.City Council, Chanhassen, MinnesotaBy: Mayor By: ClerkCOUNTY SURVEYOR, Carver County, MinnesotaPursuant to Chapter 395, Minnesota Laws of 1971, this plat has been approved this _______ day of ____________________, 20___.By: Brian E. Praske, Carver County SurveyorCOUNTY AUDITOR, Carver County, MinnesotaI hereby certify that taxes payable in 20___ and prior years have been paid for land described on this plat. Dated this _______ day of____________________, 20___.By: Crystal Campos, Carver County AuditorCOUNTY RECORDER, Carver County, MinnesotaI hereby certify that this plat of CHANHASSEN BLUFFS was filed this _______ day of ____________________, 20___, at ______o'clock ____ .M. as Document No. ____________________.By: Kaaren Lewis, Carver County Recorder117
Application: Requesting Preliminary Plat
(Planning Case #2025-04)
Staff Report Date: April 29, 2025
Drafted By: Eric Maass, Community Development Director
Planning Commission Review Date: May 6, 2025
City Council Review Date: March 12, 2025
SUMMARY OF REQUEST: The Applicant is requesting plat approval to subdivide property to
create one buildable 13-acre parcel and three outlots. The purpose of the buildable lot is
intended for the future site of the Chanhassen Bluffs Community Center. The Applicant is not
currently seeking site plan approval of the facility but will do so in the future following plat
approvals.
LOCATION: Outlot E, Avienda Townhomes
PID: 25.0960440
APPLICANT: City of Chanhassen
PROPERTY OWNER: Level 7 Development
PRESENT ZONING: Planned Unti Development (PUD)
2040 LAND USE PLAN: Office/Commercial
ACREAGE: 22.76
DENSITY: N/A
PROPOSED MOTION:
“The Chanhassen Planning Commission recommends approval of the requested preliminary plat
and adopts the attached Findings of Fact and Decision.”
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Page 2 of 4
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.
APPLICABLE REGULATIONS
Chapter 18, Subdivision
Chapter 20, Article VIII, Section 20-509, Standards and guidelines for regional/lifestyle center
commercial planned unit developments
Ordinance 696, “Avienda Planned Unit Development”
PROPOSAL/SUMMARY
The Applicant is proposing the subdivision of the property into one 13.00 acre buildable lot (Lot
1, Block 1) and three outlots (Outlots A, B, and C). The purpose of the subdivision is to establish
the property necessary for the construction of the Chanhassen Bluffs Community Center. The
City is not seeking site plan approval at this time and that application will come forward at a
future date. Currently the City is only pursuing approval of the preliminary and final plat.
ENVIRONMENTAL PROTECTION DISTRICTS
• Wetland Protection – No wetlands on site.
• Bluff Protection – No natural bluffs on site.
• Shoreland Management – Not within a shoreland management district.
• Floodplain Overlay – Not within a floodplain overlay district.
LAND USE DESIGNATION
The property is assigned as both Office and Commercial designations by the 2040
Comprehensive Plan.
LAND USE – ZONING CONSISTENCY
The existing Planned Unit Development (PUD) Ordinance regulating the zoning of the site is
consistent with the properties future land use designation.
The proposed plat proposes a singular buildable lot and that lot conforms to the PUD minimum
requirements as well as the PUD site plan. That area is identified as “District 3” within the PUD
and that area is intended to be developed as amusement/recreation/entertainment uses.
SUBDIVISION REVIEW
When considering a subdivision application, City Code directs the City to consider seven (7)
aspects of the proposed subdivision. The seven (7) considerations and findings are as follows:
a) The proposed subdivision is consistent with the zoning ordinance.
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Page 3 of 4
Finding: Subdivision meets all of the requirements of the Avienda Planned Unit
Development “PUD” zoning ordinance.
b) The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the City's Comprehensive Plan;
Finding: Subdivision is consistent with applicable city, county and regional plans including
the City’s Comprehensive Plan.
c) The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater
drainage are suitable for the proposed development;
Finding: The subject property is suitable for the proposed development.
d) The proposed subdivision makes adequate provision for water supply, storm drainage, sewage
disposal, streets, erosion control and all other improvements required by the subdivision
ordinance;
Finding: The development plans adequately demonstrate the ability to serve the site with
sanitary, water, stormwater utilities and erosion control.
e) The proposed subdivision will not cause significant environmental damage subject to
compliance with the conditions of approval;
Finding: The proposed subdivision conforms to City Code and will not cause significant
damage to the environment.
f) The proposed subdivision will not conflict with easements of record;
Finding: The proposed subdivision does not conflict with easements of record following the
City releasing the existing drainage and utility easement over the entirety of Outlot E,
Avienda Townhomes plat.
g) The proposed subdivision is not premature. A subdivision is premature if any of the following
exists:
1) Lack of adequate stormwater drainage.
2) Lack of adequate roads.
3) Lack of adequate sanitary sewer systems.
4) Lack of adequate off-site public improvements or support systems.
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Page 4 of 4
Finding: The proposed subdivision is not premature as it has adequate access and space for
stormwater drainage, adequate roadways, sanitary sewer systems, and public
improvements and support systems.
ENGINEERING AND WATER RESOURCES PROJECT OVERVIEW
The Applicant is requesting preliminary and final plat approval to subdivide the property legally
identified as Outlot E, Avienda Townhomes. The consulting firm, WSB, developed the
Preliminary and Final Plat which has been reviewed by city staff. The plans provided show the
establishment of one buildable 13-acre lot and 3 outlots. The outlots will be used for
stormwater management and future development.
STREETS, GRADING, STORMWATER MANAGEMENT
The preliminary plat does not propose any new public or private streets or include proposals to
modify the site grading and associated stormwater management facilities. Private roads and
stormwater management will be identified and reviewed by city staff with the future site plan
submittal
RECOMMENDATION
Staff recommends approval of the preliminary plat as proposed and adopting the findings of
fact and recommendation.
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CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND DECISION
IN RE: Application of City of Chanhassen – Planning Case No. 2025-04, Chanhassen Bluffs.
Request for Subdivision of land for purposes of constructing a community center.
On May 6, 2025, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of the City of Chanhassen for a subdivision request
associated with the proposed Chanhassen Bluffs Community Center. The Planning Commission
conducted a public hearing on the proposed development preceded by published and mailed
notice. The Planning Commission heard testimony from all interested persons wishing to speak
and now makes the following:
FINDINGS OF FACT
1. The property is guided in the Land Use Plan for Office and Commercial development.
2. The legal description of the property is: Outlot E, Avienda Townhomes
3. SUBDIVISION FINDINGS
a) The proposed subdivision is consistent with the zoning ordinance.
Finding: Subdivision meets all of the requirements of the Avienda Planned Unit
Development “PUD” zoning ordinance.
b) The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the City's Comprehensive Plan;
Finding: Subdivision is consistent with applicable city, county and regional plans including
the City’s Comprehensive Plan.
c) The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater
drainage are suitable for the proposed development;
Finding: The subject property is suitable for the proposed development.
d) The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by the
subdivision ordinance;
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Finding: The development plans adequately demonstrate the ability to serve the site with
sanitary, water, stormwater utilities and erosion control.
e) The proposed subdivision will not cause significant environmental damage subject to
compliance with the conditions of approval;
Finding: The proposed subdivision conforms to City Code and will not cause significant
damage to the environment.
f) The proposed subdivision will not conflict with easements of record;
Finding: The proposed subdivision does not conflict with easements of record following the
City releasing the existing drainage and utility easement over the entirety of Outlot E,
Avienda Townhomes plat.
g) The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
1) Lack of adequate stormwater drainage.
2) Lack of adequate roads.
3) Lack of adequate sanitary sewer systems.
4) Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision is not premature as it has adequate access and space for
stormwater drainage, adequate roadways, sanitary sewer systems, and public improvements
and support systems.
7. The planning report #2025-04 dated April 29, 2025, prepared by Eric Maass is incorporated
herein.
DECISION
The City Council adopts the attached findings of fact for approval of the requested
subdivision for Chanhassen Bluffs.
ADOPTED by the Chanhassen City Council this 12th day of May, 2025.
CHANHASSEN CITY COUNCIL
BY:___________________________________
Its Mayor
BY:_ __________________________________
Its City Manager
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Mark NordlandLevel 7 Development, LLC
200 Southdale Center 612-812-7020
Edina, MN 55435
mnordland@nordlandpartners.com
5/6/25
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