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25-04 Staff Report PC 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.” 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. 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. 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.