Pioneer Ridge Public Comments via EmailFrom: Laurie Ambrose
Sent: Monday, January 27, 2025 9:11 PM
To: McDonald, Jerry <jmcdonald@chanhassenmn.gov>; Schubert, Haley
<hschubert@chanhassenmn.gov>; von Oven, Mark <mvonoven@chanhassenmn.gov>;
Kimber, Josh <jkimber@chanhassenmn.gov>
Cc: Maass, Eric <emaass@chanhassenmn.gov>; Ryan, Elise <eryan@chanhassenmn.gov>
Subject: Concerns about Pioneer Ridge Development
Dear Jerry, Haley, Mark, and Josh,
I hope this letter flnds you well. I am writing to express my concerns about the proposed
construction of Pioneer Ridge in Chanhassen. While I appreciate the city’s dedication to
providing diverse housing options, I believe that this development confiicts with
Chanhassen’s vision and poses signiflcant challenges to the community, environment, and
overall character of the area.
The City of Chanhassen’s Comprehensive Plan sets a clear vision for maintaining low-
density residential developments in appropriate areas. It emphasizes preserving the
aesthetic of existing single-family homes and creating new neighborhoods of similar
character and quality. Squeezing these townhouses in right next to existing single family
housing neighborhood would contradict this vision and introducing medium-density
housing that is incompatible with the surrounding area disrupts the community’s
established identity.
As I understand it, the city also highlights the importance of creating transition zones
between land uses, “using natural features or buffer zones with increased setbacks,
landscaping, and berming.” No such transition is planned for this project, further
highlighting its inconsistency with the city’s stated goals. I can’t imagine the view the
people who back up to this area would have and the detriment it would bring to the value of
the homes in the Pioneer Pass neighborhood. It is hard to understand why the city would
approve a re-zoning request that would immediately decrease the value and enjoyment of
the homes of several Chanhassen residents who have been homeowners in the community
for over a decade.
One of the most troubling aspects of the proposed development is its environmental
impact. The site in question currently serves as a sanctuary for wildlife, including deer,
pheasants, foxes, turkeys, and coyotes. This area is a vital corridor for wildlife, with animals
frequently seen crossing the land in the mornings and evenings. Destroying this habitat
would not only displace these species but also erode the natural beauty that Chanhassen
has committed to preserving. The Comprehensive Plan explicitly states that housing
developments should respect the natural environment and strive to preserve wooded
areas, existing vegetation, and wildlife habitats. Proceeding with this project would directly
violate those principles. Especially when you take into consideration that Avienda and the
newly approved community center have/will displace wildlife from a large space on the
immediate other side of this area.
Traffic concerns also cannot be overlooked. New developments should avoid funneling
high traffic volumes through residential neighborhoods. The addition of an R-8 medium-
density development alongside Avienda and a new community center will undoubtedly
increase traffic through the existing neighborhood and next to Pioneer Pass Park, posing
safety risks to the many children who enjoy this area. As a resident of Pioneer Pass, it is
already mind-blowing to see how hard it is to safely cross the road from the park to
Mayapple Pass as drivers consistently pay no attention to pedestrians and drive well above
the speed limit.
I know we both have goals to maintain the community’s character and preserve its natural
assets. Allowing this project to proceed would set a troubling precedent that undermines
the very principles guiding Chanhassen’s growth and development.
In light of these concerns, I urge you to reconsider approving this development or the re-
zoning of this land. It is essential to prioritize projects that align with the city’s long-term
vision and respect the environment, wildlife, and character of existing neighborhoods. I
trust that the City of Chanhassen will honor the commitments outlined in its
Comprehensive Plan and seek alternative locations or solutions that better serve the
community as a whole.
Thank you for your attention to this matter. I appreciate all you do as a representative of the
members of our community!
Sincerely,
Laurie Ambrose - 1515 Hemlock Way, Chanhassen
Laurie Ambrose
From: Nathan Button <
Sent: Friday, January 24, 2025 4:19 PM
To: Maass, Eric <emaass@chanhassenmn.gov>; Ryan, Elise <eryan@chanhassenmn.gov>;
von Oven, Mark <mvonoven@chanhassenmn.gov>; Kimber, Josh
<jkimber@chanhassenmn.gov>; McDonald, Jerry <jmcdonald@chanhassenmn.gov>;
Schubert, Haley <hschubert@chanhassenmn.gov>; lisa@lisaforcarvercounty.com
<lisa@lisaforcarvercounty.com>
Subject: Pioneer Pass
Chanhassen City Council –
I live in Pioneer Pass neighborhood near the proposed new development, and would like to
express my deep concerns about this project as it’s currently laid out.
Currently, the back of our house overlooks a beautiful, wooded area, which would be
eliminated by this project. Although I hate to lose my view, this is not my biggest
concern. Moving into this house, we understood that the land behind us could one day be
developed, and I work for Caterpillar, so I understand the need for development and
progress.
However, when we moved here (about 1.5 years ago), we chose Chanhassen after hearing
so many great things about the town and seeing how well the town has been planned and
the care that’s been taken to maintain the feel and atmosphere. We’re originally from Iowa,
but have lived in many places around the world in the past 20 years, and one thing we really
appreciate about the Midwest is the intention that goes into city planning. For instance, in
many parts of the South, zoning appropriately isn’t the priority that it is in the Midwest, and
the look and feel of many towns there suffer as a result. Moving here and exploring
Chanhassen, it was apparent that this is not the case here. Although there are medium and
even higher density areas in town (which is important), there are appropriate transitions
between them which helps the town feel organized and maintains the value of the
properties. In fact, in our own area of town, we have medium density housing across the
park from us, but due to the park and the road the transition is reasonable and maintains
an organized feel to the area.
That leads into one of the serious concerns we have about this new planned
proposal. Without any reasonable transition between them, this project would build
medium density housing within a very short space from our house (nearest building will be
25 feet from our property line). This will lead to exactly the kind of disorganized feel that I
described in other parts of the country and will certainly have a detrimental impact on our
property values. I understand and believe that part of your job as the city council is to help
grow this community, including a variety of housing types, but I also believe it’s a part of
your responsibility to protect the property of the current residents. I don’t object to building
on this land, but I do think it should be consistent with the current zoning since there is no
natural transition between them (like a road, park, or some distance with forest).
Secondly, the proposed project includes the construction of a new road that will fiow onto
Bluff Creek Drive between Hemlock and Pioneer Trail. The position of this road is on a hill
at a curve not far from a busy intersection. A quick drive up Bluff Creek would make it
apparent that this is an unsafe place for a new intersection. Additionally, the number of
proposed homes in this development will add signiflcant traffic to an already busy
residential road with a lot of children in the neighborhood.
Again, I’m not opposed to developing this land (though I’d love to see it stay undeveloped),
but I would request that this land be zoned to something consistent with the adjacent
zoning. Obviously, this will beneflt your constituents in my neighborhood, but I believe it
beneflts the town as a whole. It maintains the sense of order and planning that currently
exists and will help give confldence to other current and future residents that the city works
to protect the community that they are investing in.
Regards,
Nate Button
From: Lindsey Button
Sent: Tuesday, January 21, 2025 6:53 AM
To: lisa@lisaforcarvercounty.com <lisa@lisaforcarvercounty.com>; Maass, Eric
<emaass@chanhassenmn.gov>; Ryan, Elise <eryan@chanhassenmn.gov>; von Oven,
Mark <mvonoven@chanhassenmn.gov>; Kimber, Josh <jkimber@chanhassenmn.gov>;
McDonald, Jerry <jmcdonald@chanhassenmn.gov>
Subject: Pioneer Ridge Proposed Development
Dear Elise, Jerry, Haley, Mark, Josh and Eric,
My name is Lindsey Button. I am a resident of Chanhassen and I live at 1655 Hemlock Way
in the Pioneer Pass neighborhood. I am writing to you today to seek your help regarding a
proposed development project that will occur within 20 feet of my backyard as well as
many of my neighbors on our street.
Our family moved to Chanhassen from out of state. We looked at many different towns in
the area and settled on Chanhassen due to its’ national recognition as a great place to
live. We have school aged children who have beneflted greatly from the excellent schools
in Chanhassen. We appreciate many things about Chanhassen whether it be the small
town feel, the vast network of parks and trails, the focus on preserving natural habitat, and
we resonate with Chanhassen’s vision to be a community for life, a place we can call home
and enjoy living in.
When we heard about the development plans of Brandl Anderson to build Pioneer Ridge, a
medium density development consisting of 60 homes on 11 acres of land, we were very
concerned. This proposal is concerning for many reasons, which I will identify below.
The City of Chanhassen’s comprehensive plan lays out in, great detail, the vision going
forward for the city. It states, “Chanhassen desires to support low density residential
developments in appropriate areas of the community in such a manner as to maintain the
aesthetic of the existing single family homes and to create new neighborhoods of similar
character and quality.
The proposed plan of Pioneer Ridge is an R-8 medium density housing plan with a proposed
60 homes in multi-dwelling structures. The site map and initial layout plans indicate that
there would only be a distance of 20 feet in some areas from current residents property line
and the physical structure of the buildings. This does not meet the City of Chanhassen’s
stated vision of “maintaining aesthetics of the existing single family homes” nor “create
new neighborhoods of similar character and quality.”
The City of Chanhassen’s comprehensive plan also states that, “Transitions should be
created between different land uses. The more incompatible the land uses, the more
important the transition zones. Natural features should be used to create transitions
between incompatible uses. When these natural features are absent the Land Use Plan
supports the creation of buffer yards with increased set backs containing landscaping and
berming to improve the separation of incompatible uses.
The Pioneer Ridge proposal does not have a transition zone between the
two vastly different zoned neighborhoods, nor is there a natural feature, berm, or
landscaping indicated on the current plans. The city has made it clear that there must be
extra space between the buildings or another natural feature to maintain the aesthetic of
the already existing single family homes. The ordinance states 20 feet set back but given
the fact that these are two completely different Zones-R-8 vs R-4, it would beneflt both
neighborhoods to have a larger transition space with landscaping to create privacy for both
neighborhoods.
Chanhassen’s comprehensive plan also states that development should be planned to
avoid running high traffic volumes through residential neighborhoods.
Bluff Creek Drive runs along the west side of Pioneer Pass (my neighborhood), a park, and
many more houses before it reaches Audubon Rd. With an addition of 60 new homes, this
would drastically increase the amount of traffic on Bluff Creek. The access road to the
neighborhood is also concerning as it would intersect with Bluff Creek, an already busy
road with many blind corners. This particular access road would come out on a hill, where
visibility of oncoming cars would make it difficult to safely turn in and out of the
development. With the park across the street, children from the neighborhood frequently
cross at the cross walks to get to the park. With signiflcantly increased traffic, there would
be increased risk to children and families.
My flnal concern is environmental. I have always appreciated how Chanhassen has
worked hard to create green space, preserve trees and habitats and maintained clean lakes
and creeks. The city’s comprehensive plan states, “Housing development will respect the
natural environment of the community while striving to accommodate needs of variety of
housing types.” “Chanhassen is committed to increasing the overall tree cover of
Chanhassen.” “Chanhassen will preserve wooded areas and natural habitat, existing
vegetation, and plant communities wherever possible.”
Chanhassen’s commitment to preserving our green spaces and natural habitat does not
seem in line with what the developershave planned. They plan to eliminate hundreds of
trees of many varieties. They will also destroy the natural habitat for an enormous amount
of wildlife that reside in this land, turkeys, foxes, owls, deer, just to name a few that I have
seen. Whenever vegetation is destroyed, there is always an environmental problem of soil
erosion and sedimentation which the city has stated they will work to minimize throughout
Chanhassen. The land is on a hill and all of the erosion will fiow downstream to the creeks
and lakes adjacent to the proposed development which will be harmful to both the
environment as well as wildlife.
I understand this is a lot, but our concerns are also many. Please understand we are not
opposed to the city’s vision for development and providing homes of various price points
and types for the many types of people who choose Chanhassen as their home. We have
two main goals.
1)Approve the proposed development land for an R-4 Low Density Zoning (not R-8) which
allows (according to City of Chanhassen Land Use) 1.2-4 units per acre. This would create
more space to make a suitable transition spacebetween neighborhoods that would
maintain the aesthetic of the current neighborhood, while also allowing opportunities for
development of smaller multi family dwellings, and which would lessen the
environmental and traffic impact.
2)We invite you to come see the proposed land and see flrsthand how the houses,
neighborhood, and environment will be affected by the proposed R-8 development. We
would warmly invite you at a time that is convenient for you to visit our neighborhood. I
know many of us would really appreciate meeting you and showing you why we
love Pioneer Pass and Chanhassen.
I can be reached by my email: r or cell: ) to arrange a meeting.
I thank you kindly for your time and appreciate your service to our city. I look forward to
meeting with you at your convenience.
Best Regards,
Lindsey Button
From: segroskreutz
Sent: Tuesday, January 21, 2025 5:13 PM
To: Maass, Eric <emaass@chanhassenmn.gov>; Ryan, Elise <eryan@chanhassenmn.gov>;
von Oven, Mark <mvonoven@chanhassenmn.gov>; Kimber, Josh
<jkimber@chanhassenmn.gov>; McDonald, Jerry <jmcdonald@chanhassenmn.gov>;
Schubert, Haley <hschubert@chanhassenmn.gov>; lisa@LisaforCarverCounty.com
<lisa@LisaforCarverCounty.com>
Subject: Pioneer Ridge Proposal
I'm writing to express my concern about the proposed Pioneer Ridge development.
You are seriously and negatively impacting the values of all homes in this neighborhood by
adding rows of townhomes only 25 ft off the existing property lines.
This is a family neighborhood where children run free. Property lines are blurred; especially
in the backyard area. By adding this much new housing, safety will be a huge factor. There
will be extra vehicles on the road and increased cars parked on the streets.
Speaking of safety, there is already a blind curve on Bluff Creek. It is near an area where
children cross the street to access the park. I fear that by adding more cars, especially with
the Avienda development down the road, this will only get worse. And adding a driveway to
access the new neighborhood off of Bluff Creek will only increase an already icy
intersection.
This is also a neighborhood full of wildlife. The location of the new housing will seriously
alter the natural landscape.
I understand that houses will be built no matter what the neighborhood thinks, but we hope
you at least reconsider the placement and size of this development.
Sincerely,
Sarah Groskreutz
1615 Hemlock Way
From: Kristi Habermaier
Sent: Monday, January 20, 2025 3:01 PM
To: Ryan, Elise <eryan@chanhassenmn.gov>; Schubert, Haley
<hschubert@chanhassenmn.gov>; Kimber, Josh <jkimber@chanhassenmn.gov>;
McDonald, Jerry <jmcdonald@chanhassenmn.gov>; Maass, Eric
<emaass@chanhassenmn.gov>
Subject: Pioneer Ridge Development
Hello,
My name is Kristi Habermaier. I have been a resident of Pioneer Pass in Chanhassen since
2011. I am writing in regards to the Pioneer Ridge development proposal. I was not able to
make the info session last week at the Rec Center due to my work schedule. My husband
attended as well as many of my neighbors. After talking with my husband and neighbors, I
have some concerns about the proposal.
I understand the land has been sold to a developer and it's zoned for residential. However,
I do not believe this proposal is in our neighborhood's best interest (or the city's for that
matter).
My main concern is safety. I have major concerns about adding an entry/exit point to the
new development onto Bluff Creek Drive between Pioneer Trail and Hemlock Way. Bluff
Creek Drive has seen way more traffic over the past few years than it used to, and it'll only
increase once the Avienda construction area is complete. It can be quite difficult to take a
left or right onto Bluff Creek from Hemlock as it is now. Many cars drive way too fast past
the park and up the hill as well. Visibility is reduced due to the hill and also the trees
planted along Bluff Creek. This intersection already scares me. I have a new teen driver
and I worry about her being able to safely turn onto Bluff Creek. This is especially tough M-
F in the morning hours and later afternoon/evening when kids and parents are commuting
to/from school and work. There are also several bus stops on Bluff Creek.
The hill heading up Bluff Creek also can get quite icy in the winter. I worry about cars trying
to pull into/out of the new development in the winter.
My house doesn't back up against the new development. I am on the opposite side of the
street. I feel for my neighbors who will have a house that backs up to the townhouses. I
don't understand why we need to pack in so many townhouses in such a small area
other than to just make money. My neighbor was told by one of the developers, "It could be
worse." Yes, it could be worse. I am happy three story townhouses aren't being built, but
that doesn't make me feel better. Are there any other single family home developments in
Chanhassen where single families (ranging from 500-700k) have townhouses that close in
their backyard? It's not fair, and it's dropping home values.
The plans I saw have minimal trees between the flrst row of townhouses and most of the
Hemlock houses. Why can't we build less townhomes and give our residents on Hemlock
the privacy they deserve?
The city of Chanhassen has been celebrated as one of the best places to raise a family. I
absolutely love living in Chanhassen, but every time I think about this new development it
saddens me. It takes a village to raise a family, and my neighborhood in Pioneer Pass is my
village. My neighbors are my family, especially the strip of Hemlock being affected. They've
helped raise my kids (and continue to do so). We are a tight-knit group. One family, pillars
of the neighborhood and original owners, have already sold their house and moved in
November due to this new development. I know several more families planning to do the
same thing if this proposal goes through. It's devastating and overwhelming to think about
my neighborhood (my family) being ripped apart. The message I got from my neighbors
who attended last week's information session was that the city "doesn't care."
Again, I recognize this land has been sold and will be developed. I ask that you don't
accept this current proposal. There needs to be less townhouses with more space between
the houses that back up to the townhouses. The entry/exit points into the townhouse area
need to be relooked at for safety. Adding a street that enters/exits onto Bluff Creek is not
safe.
Concerned homeowner,
Kristi Habermaier
1664 Hemlock Way
Original owner since 2011
From: Aaron Pierce
Sent: Monday, December 16, 2024 8:17 AM
To: Maass, Eric <emaass@chanhassenmn.gov>; Ryan, Elise <eryan@chanhassenmn.gov>;
von Oven, Mark <mvonoven@chanhassenmn.gov>; Kimber, Josh
<jkimber@chanhassenmn.gov>; McDonald, Jerry <jmcdonald@chanhassenmn.gov>;
Schubert, Haley <hschubert@chanhassenmn.gov>; lisa@lisaforcarvercounty.com
<lisa@LisaforCarverCounty.com>
Subject: Concerns regarding Pioneer Ridge development
Dear All,
I hope you are having a great week. My name is Aaron Pierce and my family and I live on
1695 Hemlock Way. I am writing to express my concerns regarding the Pioneer Ridge
Development proposal in Chanhassen, MN.
While I understand that development is essential for the growth of our city, I have several
concerns about this speciflc proposal:
Safety:
•The plan to build 60 townhomes in a small area adjacent to existing single-family
homes raises signiflcant safety concerns.
•Increased traffic: The hill on Bluff Creek between Pioneer Trail and Hemlock Way is
already busy and has a blind curve. Adding another intersection to this tight area
(that also gets very icy in the winter) would be a huge hazard.
•With the new Avienda development traffic also using Bluff Creek as an exit/entrance,
there needs to be a much more thorough traffic study done.
•Adding potentially 120 additional cars daily will signiflcantly increase the risk of
accidents, both vehicular and pedestrian as there is a park across Bluff Creek from
the Pioneer Pass neighborhood that sees many children and adults crossing daily.
Parking:
•There are already parking issues in the townhomes adjacent to Pioneer Pass, with
insufficient parking spaces leading to many cars being parked on the street.
•There is a potential for townhome residents and guests to park on Hemlock Way and
walk through yards to access their homes.
Land Erosion and Flooding:
•This is already a problem in Pioneer Pass, with homes along the ridge experiencing
erosion.
•Water runoff from the new townhomes could exacerbate fiooding issues for existing
single-family homes.
Impact on Existing Home Values:
•The proximity of townhome structures to existing single-family homes could
negatively impact property values.
•The current proposal of 3 story townhomes backing directly up to single family
homes has signiflcant implications for property values.
•The removal of trees that currently serve as a buffer between the townhomes and
existing homes would further diminish the neighborhood's aesthetic appeal.
I recognize that the land has been sold and will be developed, which is beneflcial for
Chanhassen's growth. However, it is crucial to consider the impact on existing residents
and maintain the character of our neighborhood. I propose that the development be
modifled to include single-family homes or detached villas instead of rows of townhomes.
This change would better align with the beauty and feel of our existing neighborhood.
We would like to arrange a meeting with the developer, city council, city planner, and
residents of Pioneer Pass neighborhood to discuss these concerns and explore possible
alternatives. It would be helpful for the city representatives to see the site in person to
really explain and demonstrate our concerns.
I look forward to hearing from you.
Sincerly,
Aaron Pierce
From: Emily Newman
Sent: Monday, December 9, 2024 10:05 PM
To: lisa@lisaforcarvercounty.com <lisa@lisaforcarvercounty.com>; Schubert, Haley
<hschubert@chanhassenmn.gov>; McDonald, Jerry <jmcdonald@chanhassenmn.gov>;
Kimber, Josh <jkimber@chanhassenmn.gov>; von Oven, Mark
<mvonoven@chanhassenmn.gov>; Ryan, Elise <eryan@chanhassenmn.gov>; Maass, Eric
<emaass@chanhassenmn.gov>
Subject: Concerns Regarding Pioneer Ridge Development Proposal
Dear City/County Officials,
I hope you’re having a great Friday! My name is Emily Newman, and I live on Hemlock Way.
I’m writing to share my concerns about the proposed Pioneer Ridge Development. While I
understand the importance of growth, I have several issues with this plan:
Safety Concerns:
• Traffic & Accessibility: Adding 60 townhomes near existing single-family homes
could increase traffic and create safety risks. The hill on Bluff Creek between
Pioneer Trail and Hemlock Way is already busy and has a blind curve. Adding
another intersection in this area, especially one that’s icy in winter, could be
dangerous.
• Increased Traffic: With the nearby Avienda development also adding traffic to Bluff
Creek, the area could see up to 120 more cars daily. This could increase the risk of
accidents, especially with a park across Bluff Creek where children and pedestrians
cross regularly.
• Traffic Study: I recommend a more thorough traffic study to assess the safety
impacts. Removing the Bluff Creek entrance from the development could help
alleviate some of these issues.
Parking Issues:
• There is already a parking shortage in the townhomes near Pioneer Pass, and many
cars are parked on the street. If more people park on Hemlock Way and walk
through yards to access their homes, it could disrupt the neighborhood.
Environmental Concerns:
• Erosion & Flooding: Erosion is already an issue for homes along the ridge in Pioneer
Pass. Runoff from the new townhomes could worsen fiooding problems for nearby
homes.
• Tree Removal: The removal of trees that currently serve as a buffer between the
proposed development and existing homes could increase erosion and affect the
neighborhood’s visual appeal.
Impact on Property Values:
• The proposed three-story townhomes backing directly onto single-family homes
could lower property values and change the neighborhood’s character.
• Losing trees and green space would further detract from the beauty of the area and
likely harm property values.
Proposed Solution:
While I understand the need for development, I believe a better solution would be to
replace the townhomes with single-family homes or detached villas. This would better
match the character of the neighborhood.
Request for a Meeting:
I would appreciate the opportunity to meet with the developer, city council members, city
planners, and other concerned residents to discuss these issues further. A site visit by city
representatives would be helpful to better understand and address these concerns.
Thank you for your time. I look forward to hearing from you and working together to flnd a
solution that beneflts everyone.
Sincerely,
Emily Newman
From: Heather Wendt
Sent: Sunday, December 8, 2024 10:00 AM
To: Maass, Eric <emaass@chanhassenmn.gov>; Ryan, Elise <eryan@chanhassenmn.gov>;
von Oven, Mark <mvonoven@chanhassenmn.gov>; Kimber, Josh
<jkimber@chanhassenmn.gov>; McDonald, Jerry <jmcdonald@chanhassenmn.gov>;
Schubert, Haley <hschubert@chanhassenmn.gov>; lisa@lisaforcarvercounty.com
<lisa@lisaforcarvercounty.com>
Subject: Pioneer Ridge Development Concerns
Dear All,
My name is Heather Wendt, and I live on Marigold Court in Chanhassen. I am writing to
express my concerns regarding the Pioneer Ridge Development proposal.
While I understand that development is essential for the growth of our city, I have several
concerns about this speciflc proposal:
Safety:
• The plan to build 60 townhomes in a small area adjacent to existing single-family
homes raises signiflcant safety concerns.
• Increased traffic: The hill on Bluff Creek between Pioneer Trail and Hemlock Way is
already busy and has a blind curve. Adding another intersection to this tight area
(that also gets very icy in the winter) would be a huge hazard.
• With the new Avienda development traffic also using Bluff Creek as an exit/entrance,
there needs to be a much more thorough traffic study done.
• Adding potentially 120 additional cars daily will signiflcantly increase the risk of
accidents, both vehicular and pedestrian as there is a park across Bluff Creek from
the Pioneer Pass neighborhood that sees many children and adults crossing daily.
Parking:
• There are already parking issues in the townhomes adjacent to Pioneer Pass, with
insufficient parking spaces leading to many cars being parked on the street.
• There is a potential for townhome residents and guests to park on Hemlock Way and
walk through yards to access their homes.
Land Erosion and Flooding:
• This is already a problem in Pioneer Pass, with homes along the ridge experiencing
erosion.
• Water runoff from the new townhomes could exacerbate fiooding issues for existing
single-family homes.
Impact on Existing Home Values:
• The proximity of townhome structures to existing single-family homes could
negatively impact property values.
• The current proposal of 3 story townhomes backing directly up to single family
homes has signiflcant implications for property values.
• The removal of trees that currently serve as a buffer between the townhomes and
existing homes would further diminish the neighborhood's aesthetic appeal.
I recognize that the land has been sold and will be developed, which is beneflcial for
Chanhassen's growth. However, it is crucial to consider the impact on existing residents
and maintain the character of our neighborhood. I propose that the development be
modifled to include single-family homes or detached villas instead of rows of townhomes.
This change would better align with the beauty and feel of our existing neighborhood.
We would like to arrange a meeting with the developer, city council, city planner, and
residents of Pioneer Pass neighborhood to discuss these concerns and explore possible
alternatives. It would be helpful for the city representatives to see the site in person to
really explain and demonstrate our concerns.
Regards,
Heather Wendt
From: Kristyn Vickman
Sent: Friday, December 6, 2024 11:38:59 AM
To: Ryan, Elise <eryan@chanhassenmn.gov>; von Oven, Mark
<mvonoven@chanhassenmn.gov>; Kimber, Josh <jkimber@chanhassenmn.gov>;
McDonald, Jerry <jmcdonald@chanhassenmn.gov>; Schubert, Haley
<hschubert@chanhassenmn.gov>; lisa@lisaforcarvercounty.com
<lisa@lisaforcarvercounty.com>
Subject: Pioneer Ridge Development
Hello,
My name is Kristyn Vickman, and I live on Hemlock Way in Chanhassen. I am writing to
express my concerns regarding the Pioneer Ridge Development proposal in Chanhassen
(adjacent to my neighborhood).
While I understand that development is essential for the growth of our city, I have several
concerns about this speciflc proposal:
Safety:
• The plan to build 60 townhomes in a small area adjacent to existing single-family
homes raises signiflcant safety concerns.
• Increased traffic: The hill on Bluff Creek between Pioneer Trail and Hemlock Way
is already busy and has a blind curve. Adding another intersection to this tight
area (that also gets very icy in the winter) would be a huge hazard.
• With the new Avienda development traffic also using Bluff Creek as an
exit/entrance, there needs to be a much more thorough traffic study done.
• Adding potentially 120 additional cars daily will signiflcantly increase the risk of
accidents, both vehicular and pedestrian as there is a park across Bluff Creek
from the Pioneer Pass neighborhood that sees many children and adults
crossing daily.
Impact on Existing Home Values:
• The proximity of townhome structures to existing single-family homes could
negatively impact property values.
• The current proposal of 3 story townhomes backing directly up to single family
homes has signiflcant implications for property values.
• The removal of trees that currently serve as a buffer between the townhomes
and existing homes would further diminish the neighborhood's aesthetic appeal.
• The proposed set-backs for the townhomes to the single family homes are far too
short. The existing homes deserve to have a larger buffer in addition to landscaping
between the developments.
Land Erosion and Flooding:
• This is already a problem in Pioneer Pass, with homes along the ridge
experiencing erosion.
• Water runoff from the new townhomes could exacerbate fiooding issues for
existing single-family homes.
I recognize that the land has been sold and will be developed, which is beneflcial for
Chanhassen's growth. However, it is crucial to consider the impact on existing residents
and maintain the character of our neighborhood.
We would like to arrange a meeting with the developer, city council, city planner, and
residents of Pioneer Pass neighborhood to discuss these concerns and explore
possible alternatives. It would be helpful for the city representatives to see the site in
person to really explain and demonstrate our concerns.
I look forward to hearing from you.
Sincerely,
Kristyn Vickman
Realtor® I Edina Realty
612.227.0009
From: Katie Newman
Sent: Friday, December 6, 2024 10:31 AM
To: lisa@LisaforCarverCounty.com <lisa@LisaforCarverCounty.com>; Schubert, Haley
<hschubert@chanhassenmn.gov>; McDonald, Jerry <jmcdonald@chanhassenmn.gov>;
Kimber, Josh <jkimber@chanhassenmn.gov>; von Oven, Mark
<mvonoven@chanhassenmn.gov>; Ryan, Elise <eryan@chanhassenmn.gov>; Maass, Eric
<emaass@chanhassenmn.gov>
Subject: Concerns Regarding Pioneer Ridge Development Proposal
Dear City & County Officials,
Happy Friday! My name is Katie Newman, and I am a resident of Hemlock Way. My family
and I moved here from Eden Prairie in 2022 and have fallen in love with the Chanhassen
community.
I am reaching out today to share my concerns about the proposed Pioneer Ridge
Development in Chanhassen. While I understand that growth and development are
important for our city’s progress, I have several speciflc concerns regarding this proposal:
Safety Concerns:
• Traffic and Accessibility: The plan to add 60 townhomes near existing single-family
homes raises signiflcant safety issues. The hill on Bluff Creek, between Pioneer Trail
and Hemlock Way, already experiences heavy traffic and has a blind curve.
Introducing another intersection in this area—especially one that tends to get icy in
the winter—could create a dangerous situation.
• Increased Traffic Volume: The nearby Avienda development is expected to
increase traffic on Bluff Creek, which already serves as a primary route for local
residents. With up to 120 additional cars daily, the risk of accidents, both vehicular
and pedestrian, could increase, particularly with a park across Bluff Creek that is
frequented by children and pedestrians.
• Traffic Study: Given the anticipated increase in traffic, I believe a more thorough
traffic study should be conducted to ensure safety for all. I see many of these
issues resolving with the elimination of the Bluff Creek entrance to the planned
development.
Parking Issues:
• Current Parking Shortage: The townhomes adjacent to Pioneer Pass are already
experiencing parking challenges, with many vehicles being parked on the street due
to a lack of available spaces.
• Impact on Hemlock Way: There is concern that future residents and guests may
park on Hemlock Way and walk through yards to access their homes, further
disrupting the neighborhood.
Environmental Concerns:
• Land Erosion and Flooding: Erosion is already an issue in Pioneer Pass, particularly
for homes along the ridge. The water runoff from new townhomes could worsen
fiooding problems for existing homes in the area.
• Environmental Impact: The removal of trees that currently act as a buffer between
the proposed development and existing homes may exacerbate both erosion and
visual disruption.
Impact on Property Values:
• Proximity of Townhomes: The proposed three-story townhomes backing directly
onto single-family homes could negatively affect property values. The
development’s height and density may also alter the neighborhood’s aesthetic
appeal and overall character.
• Loss of Green Space: The loss of trees, which currently provide a natural buffer,
could further detract from the beauty of the neighborhood and potentially diminish
property values.
Proposed Solution:
While I recognize the value of development for the city’s growth, it is important to balance
this with the needs and concerns of current residents. I would like to propose an alternative
to the current development plan—one that includes single-family homes or detached villas
rather than rows of townhomes. This change would better align with the character and
aesthetic of the surrounding area.
Request for Meeting:
I would appreciate the opportunity to meet with the developer, city council members, city
planners, and other concerned residents to discuss these issues in more detail. It would be
incredibly helpful for city representatives to visit the site in person so they can better
understand and address the concerns raised by the community.
Thank you for your time and consideration. I look forward to your response and to the
possibility of working together to flnd a solution that beneflts everyone.
Sincerely,
Katie Newman
From: Katie Newman
Sent: Friday, January 17, 2025 10:01 PM
To: lisa@LisaforCarverCounty.com <lisa@LisaforCarverCounty.com>; Schubert, Haley
<hschubert@chanhassenmn.gov>; McDonald, Jerry <jmcdonald@chanhassenmn.gov>;
Kimber, Josh <jkimber@chanhassenmn.gov>; von Oven, Mark
<mvonoven@chanhassenmn.gov>; Ryan, Elise <eryan@chanhassenmn.gov>; Maass, Eric
<emaass@chanhassenmn.gov>
Subject: Re: Concerns Regarding Pioneer Ridge Development Proposal
Hi all -
I got the opportunity to attend the meeting held by Brandl on Tuesday and it raised some
new concerns we’d like you all to note:
1. they mentioned having to move the current sidewalk along Pioneer to make room for
their development. This sidewalk is already quite close to the road and moving it
even closer is bound to pose some safety risks.
2. Removing all but one existing trees between the proposed development and the
current Pioneer Pass neighborhood is eliminating all sense of privacy.
3. Entrance off Bluff Creek to new development poses safety risks. They stated they
did “traffic studies” but didn’t elaborate on how they will ensure safety. This road
gets extremely slippery in the winter and with it being a blind curve, I am highly
concerned for auto accidents as well as pedestrian safety.
4. The Pioneer Pass city park is already overwhelmed with traffic and adding another
120+ residence will further overwhelm this resource.
5. I understand this is land that will be developed on but it is sad to see a wildlife
sanctuary get destroyed by this. There are many, many animals that use this space
and we will be destroying their homes.
I appreciate you hearing my concerns and look forward to continuing the conversation.
Katie Newman
From: Katie Newman <
Sent: Friday, December 6, 2024 10:31:37 AM
To: lisa@LisaforCarverCounty.com <lisa@LisaforCarverCounty.com>;
hschubert@chanhassenmn.gov <hschubert@chanhassenmn.gov>;
jmcdonald@chanhassenmn.gov <jmcdonald@chanhassenmn.gov>;
jkimber@chanhassenmn.gov <jkimber@chanhassenmn.gov>;
mvonoven@chanhassenmn.gov <mvonoven@chanhassenmn.gov>;
eryan@chanhassenmn.gov <eryan@chanhassenmn.gov>; emaass@chanhassenmn.gov
<emaass@chanhassenmn.gov>
Subject: Concerns Regarding Pioneer Ridge Development Proposal
Dear City & County Officials,
Happy Friday! My name is Katie Newman, and I am a resident of Hemlock Way. My family
and I moved here from Eden Prairie in 2022 and have fallen in love with the Chanhassen
community.
I am reaching out today to share my concerns about the proposed Pioneer Ridge
Development in Chanhassen. While I understand that growth and development are
important for our city’s progress, I have several speciflc concerns regarding this proposal:
Safety Concerns:
• Traffic and Accessibility: The plan to add 60 townhomes near existing single-family
homes raises signiflcant safety issues. The hill on Bluff Creek, between Pioneer Trail
and Hemlock Way, already experiences heavy traffic and has a blind curve.
Introducing another intersection in this area—especially one that tends to get icy in
the winter—could create a dangerous situation.
• Increased Traffic Volume: The nearby Avienda development is expected to
increase traffic on Bluff Creek, which already serves as a primary route for local
residents. With up to 120 additional cars daily, the risk of accidents, both vehicular
and pedestrian, could increase, particularly with a park across Bluff Creek that is
frequented by children and pedestrians.
• Traffic Study: Given the anticipated increase in traffic, I believe a more thorough
traffic study should be conducted to ensure safety for all. I see many of these
issues resolving with the elimination of the Bluff Creek entrance to the planned
development.
Parking Issues:
• Current Parking Shortage: The townhomes adjacent to Pioneer Pass are already
experiencing parking challenges, with many vehicles being parked on the street due
to a lack of available spaces.
• Impact on Hemlock Way: There is concern that future residents and guests may
park on Hemlock Way and walk through yards to access their homes, further
disrupting the neighborhood.
Environmental Concerns:
• Land Erosion and Flooding: Erosion is already an issue in Pioneer Pass, particularly
for homes along the ridge. The water runoff from new townhomes could worsen
fiooding problems for existing homes in the area.
• Environmental Impact: The removal of trees that currently act as a buffer between
the proposed development and existing homes may exacerbate both erosion and
visual disruption.
Impact on Property Values:
• Proximity of Townhomes: The proposed three-story townhomes backing directly
onto single-family homes could negatively affect property values. The
development’s height and density may also alter the neighborhood’s aesthetic
appeal and overall character.
• Loss of Green Space: The loss of trees, which currently provide a natural buffer,
could further detract from the beauty of the neighborhood and potentially diminish
property values.
Proposed Solution:
While I recognize the value of development for the city’s growth, it is important to balance
this with the needs and concerns of current residents. I would like to propose an alternative
to the current development plan—one that includes single-family homes or detached villas
rather than rows of townhomes. This change would better align with the character and
aesthetic of the surrounding area.
Request for Meeting:
I would appreciate the opportunity to meet with the developer, city council members, city
planners, and other concerned residents to discuss these issues in more detail. It would be
incredibly helpful for city representatives to visit the site in person so they can better
understand and address the concerns raised by the community.
Thank you for your time and consideration. I look forward to your response and to the
possibility of working together to flnd a solution that beneflts everyone.
Sincerely,
Katie Newman
From: Wong, Erin <
Sent: Saturday, January 18, 2025 10:51 AM
To: Maass, Eric <emaass@chanhassenmn.gov>; Ryan, Elise <eryan@chanhassenmn.gov>
Cc: Hokkanen, Laurie <lhokkanen@chanhassenmn.gov>; Howley, Charles
<chowley@chanhassenmn.gov>
Subject: RE: {External} Re: {External} Re: Pioneer Ridge
Good Morning Eric and Elise,
I hope you have/had a wonderful long weekend! I’m following up on this email chain as I
attended the Brandl Anderson open house on Tuesday which I really appreciated them
having, but I sense there is little room for community input or proposed changes (although I
did appreciate Eric Maass providing the opportunity to list what we are concerned about
and am hopeful the city will take our concerns into consideration). I am not happy with the
current proposal and would appreciate your consideration of my concerns:
When we voiced our concerns with how close the buildings will be to existing single family
homes and asked if they could consider putting single family homes there, they said that
it’s the city’s requirement they need to meet and wouldn’t be able to meet it if they moved
the proposed rows of townhomes further from existing single family homes, and they
deflnitely could not do single family homes and meet the requirement. From what I
understand, this was zoned this way in 2020, but I don’t recall residents being made aware
of this. Per your response below, they just need to have 4 homes per acre, but they pointed
at the city requirement to say they couldn’t do it. They also said they could have packed
even more homes in and they didn’t (which felt very dismissive of our concerns as if we
should be happy with the current proposal as it could have been worse).
•Is this truly a city requirement that Chanhassen is required to hold fast to, or is this
something that could be revised?
I also asked if there were any examples of rows of town homes built directly behind existing
single family homes as I have been looking as I drive through Chanhassen, Chaska, and
Eden Prairie and I haven’t seen any. They flrst said, there are townhomes everywhere in the
city, this is no different, but I pointed out that I haven’t seen any single-family homes with
townhomes in their back yard. They were unable to provide me with any examples. I am
concerned that this will decrease home values signiflcantly, ruin the look and feel of our
neighborhood, increase traffic signiflcantly, have the potential for visitors to park on our
street (Hemlock Way) and walk through yards to get to the townhomes, and increase
accidents (along with all the other concerns I have also voiced). I also asked how many
renters will be allowed and they said 1 per building which means they could potentially
have 25% renters. Renters are not permanent residents and typically do not care for their
property the same as someone who owns their property, so I have concerns with this as
well (I have personal experience with this from when I lived in a townhome for 7 years as
well as my mom’s current experience in her townhome in Chanhassen as she has a rental
unit next door. Her association actually dropped the number of allowed renters due to
issues).
•MAIN ASK: I would appreciate it if a representative from the City Council, or either of
you would be willing to meet myself and potentially other neighbors to view the
proposed development location in the next couple weeks so that we can show you
our concerns visually and in person. How would I go about scheduling this? I
assume the city council meeting will be too late to discuss concerns so I would
appreciate if this could be scheduled before that meeting.
Some other questions I have:
•How will the citizens of Chanhassen know our concerns are being addressed?
•What avenues of input do we have?
•Would a petition be necessary in order to be heard?
•Could we consider a similar zoning to the neighborhood off Pioneer Trail in Eden
Prairie that faces Lake Riley? This is also a small sliver of land and has two rows of
single family homes with plenty of room between. This could keep with the look and
feel of this neighborhood and reduce the chance of lowered home values.
I hope you have a wonderful day and thank you for your consideration.
Kind Regards,
Erin
Merry Christmas and Happy Holiday to you and your families.
Nancy and I live on Hemlock Way in Pioneer Pass. We are writing to express our concern
regarding the Pioneer Ridge Development proposal in Chanhassen, MN.
We understand the property has been sold to Brandl Anderson and a new townhouse
development is proposed to be built soon. The Pioneer Pass homeowners, and especially
those that butt up against the new development property, knew one day, this beautiful
piece of land that buffers Pioneer Pass and Pioner Trail would be utilized. Our hope would
be a peaceful new single row of similar single-family homes, not 60 townhouses in a small,
condensed area.
We decided to purchase our home on Hemlock Way in 2013 because of the spectacular
view, the extended back yard (albeit state owned) and the peacefulness that my wife and I
needed entering our senior years. We’ve enjoyed seeing the wildlife living, moving, and
growing over the last 11 years and especially enjoy seeing the deer at dusk and dawn most
days.
While we understand that development is essential for the growth of our city, we have
several concerns about this specific proposal:
1) We understand there is already a plan to build 60 townhomes. We’ve seen the
layout, and quite frankly, feel the design is extraordinarily aggressive based on the
space between Pioneer Trail and the homes on Hemlock Way. Have you walked the
property? 60 townhomes, approximately 180 people, and approximately 120 cars
plus traffic crammed in that small area? These townhomes would have to be small
and the road(s) would be tight. Congestion and all of the negative factors that come
with it will be visibly and audibly concerning to both new residents and the existing
homeowners.
2) Smaller townhomes crammed in a tight corner would bring on unnecessary
implications to the existing Pioneer Pass homeowners, including but not limited to
reduced property values. We assume the developers are not concerned with this
but feel the State, County, and City of Chanhassen would have substantial concern.
None of the existing homeowners are in favor of any type of reduction of home
values especially when this could be avoided by an upgrade from unwanted
townhomes to similar single-family homes.
3) Under the existing proposed development, the townhomes are way too close to the
houses they back up against. Forcing two rows of townhouses in that small area in
order to maximize profits is foolish and unwelcome. A single row of single-family
homes would not have the same negative aesthetic affect. An easement of at least
25 feet should be considered between the existing property line and the new
property line. There are mature trees on the land now. The Developer wants to
replace them with 3’ trees bordering the property lines. A berm or larger trees should
be considered.
4) Adding 60 small unwanted townhomes and 120 cars, trucks, and SUV’s will
introduce traffic not only in that small, condensed area but will add traffic concerns
to an already dangerous intersection entering the neighborhood on the Bluff Creek
side. Blind spots due to hills and curves will provide higher potential for vehicle and
pedestrian accidents.
5) Not only would we project 120 cars to be in constant motion throughout the day and
night, but visitor parking would complicate matters even more. More traffic, more
noise, more safety issues. Additionally, there are more potential safety concerns
between 60 crammed townhomes and the existing Pioneer Pass homeowners.
If you have not walked the area, I encourage you to do so. It’s a beautiful piece of
property that aligns Pioneer Trail to include wildlife and children’s activity in both the
winter and the summer. The residents of Pioneer Pass can accept this loss, but this
is an extremely tough pill to swallow hearing that this great piece of land will be
replaced by 60 townhomes and 120 people.
This letter, and I am sure many more, recognize that this development is crucial to
the City of Chanhassen’s growth. No argument. However, utilizing this space for
rows of unwanted townhomes doesn’t seem to be the best choice here. A single row
of similar single-family homes with similar values would be beneficial to the city and
the current taxpaying residence of Pioneer Pass.
In summary, we hope the City and this committee would consider the negative
impact for this development: increased safety issues, lower values of existing
homes, preservation of existing mature trees, distance between the proper lines,
and the impact on wildlife.
This proposed development has already caused some families to list their homes
and to sell due to the issues pointed out above. Please reconsider the effect of an
abundance of townhomes versus a row of similar single-family homes.
Thank you for your consideration.
Dan & Nancy Gilmore
1705 Hemlock Way
From: Chanhassen Website Team <webmaster@Chanhassenmn.gov>
Sent: Wednesday, February 12, 2025 6:08 PM
To: Maass, Eric <emaass@chanhassenmn.gov>
Subject: Concerns with development at Pioneer Pass and Bluff Creek Blvd
Message submitted from the <Chanhassen, MN> website.
Site Visitor Name: Zhexin Zhang
Site Visitor Email:
Hi Eric,
I'd like to raise my concerns about the density of the townhouse development at Pioneer
Pass and Bluff Creek Blvd. With a high density development, I am concerned about the
traffic along Bluff Creek Blvd, as well as the sight lines for safe turning in and out of the
proposed development due to significant gradient of the street. Also, Bluff Creek Blvd is
already a busy street so limiting additional traffic will be beneficial for existing residents in
the area. This is especial important considering the children foot traffic for crossing the
street to Pioneer Pass Park.
Thank you for reading and if this could please be passed on to the Planning Commission
and City Council, it will be much appreciated.
Best,
Zhexin
From: Glen Schoenberg
Sent: Monday, February 17, 2025 3:13 PM
To: Ryan, Elise <eryan@chanhassenmn.gov>
Subject: Proposed Pioneer Ridge Development
Dear Mayor Ryan,
Thank you for coming out to the proposed development site on February 6th!
My name is Glen Schoenberg, and I have been a proud resident of Chanhassen since 2011,
residing at 1665 Hemlock Way. I am writing to express my deep concerns regarding the
proposed development of Pioneer Ridge.
For nearly 14 years, my family and I have cherished our life in Chanhassen. My oldest boys,
who were just two years old when we moved here, are now sixteen and sophomores at
Chanhassen High School. My youngest son, born here, is nine years old and a fourth grader
at Bluff Creek Elementary. We have loved living in Chanhassen for many reasons, but none
more important than the strong sense of community and neighborhood feeling that deflnes
our city.
I have several concerns about the proposed development, and I would like to address three
of them here.
1. Safety Concerns: The proposed road leading to Bluff Creek Drive and the lack of parking
in the development raise signiflcant safety issues. The road connecting this development to
Bluff Creek Drive is on a hill and curve with limited sight lines, which become extremely
slippery during winter. The traffic study conflrms that even with excavation and grading, the
recommended sight lines for an intersection cannot be achieved. The Hemlock Way
intersection, which is closest to this proposed road, already has limited sight lines due to
curves, making it dangerous. This new intersection would be in an even worse position.
Additionally, the limited visitor parking spaces in this proposed development will lead to
illegal parking on the development streets and overfiow parking in the Pioneer Pass
neighborhood, congesting the intersection and creating a more dangerous situation for
children crossing the road to go to the park. The lack of parking may also result in Pioneer
Ridge residents and visitors parking further down Hemlock Way from the intersection at
Bluff Creek Drive and then cutting through yards to access the townhouse development.
With my 30 years of experience in the physical security industry that including my military
background and certiflcation as a Physical Security Professional through ASIS
International, I can attest that this scenario poses a signiflcant safety and security risk for
existing residents.
2. Lack of Green Space: Chanhassen residents have chosen this city for its thoughtful
neighborhood design and incorporated green spaces. The proposed development of 60
townhouses on this narrow piece of land, which includes undevelopable areas, lacks any
signiflcant green space. Over the years, Chanhassen has seen a signiflcant increase in
applications for zoning permits for new infrastructure. This rampant growth is pushing
nature out and reducing the open spaces that our community holds dear. According to
respected urban planners, cities should retain a balance between architecture and green
spaces to maintain environmental health and residents' quality of life (Johnsen, 2018).
3. Impact on Neighborhood Character: Building a townhouse development so close to a
single-family neighborhood disrupts the quaint environment and introduces a metropolitan
atmosphere, I would have parts of six dwelling looking into my property, with an average of
six dwellings looking into two properties in the back along the property lines. While I
understand that this land will be developed, I am opposed to building a townhouse
development here without a reasonable transition from the existing single-family
neighborhood. I have not found any examples of such a development in Chanhassen. Even
the developer admitted during the neighborhood meeting that they have never seen or
done a townhouse development so close to a single-family neighborhood.
One of the qualities that attracted us to Chanhassen when we moved here from the
Washington DC area was the city's quality layout of residential areas. Chanhassen has set
a precedent for preserving neighborhood appeal and ensuring respectable transitions
between different types of neighborhood densities. This proposed development
contradicts every neighborhood in Chanhassen and sets a dangerous new precedent for
future development.
Chanhassen’s 2040 Comprehensive Plan supports the standard we are used to,
speciflcally in Land Use section 1.7.1, Goal 1, which states, “Support low-density
residential development in appropriate areas of the community in such a manner as to
maintain the aesthetic of existing single-family areas, and to create new neighborhoods of
similar character and quality.” The plan also calls for transitions and buffer yards with
increased setbacks between neighborhoods of different densities. This proposed
development directly contradicts both statements.
I have heard it stated that since this area is guided for medium density in the 2040
Comprehensive Plan, the landowner has the right to build what they want. I challenge that
statement, as the 2040 Comprehensive Plan has confiicting statements about the la nd's
use between the Land Guide and Land Use Goals. The Comprehensive Plan states that it is
designed to serve as a guide for local decision-making and is a fiexible tool that can be
adapted to new policies to attain stated goals.
With these concerns in mind, and the recent announcement of the Met Council scaling
back on density requirements, I urge you to consider alternate solutions for the
development of this land. A couple of options could be:
• Amend the 2040 Comprehensive Plan to designate this area for low-density housing
that would integrate into the existing neighborhood and uphold the precedent
Chanhassen has set over the years.
• Change the design from townhomes to duplexes or small lot single family homes
that would better transition from the existing neighborhood to this development.
• Reduce the number of houses being built to increase the transition area and create
a respectable buffer between neighborhoods, even if that means granting the
developer an exemption to the zoning requirements.
• At minimum:
o There needs to be a 6-foot berm with evergreen trees along the border
between the neighborhoods to create a year-round buffer to help alleviate
drainage from the proposed development into the existing properties and
help with noise and light pollution.
o Remove the Northern most set of 6 townhomes that have the closest setback
from the existing houses to create additional green space, parking spaces
and room for a respectable buffer.
As a citizen of Chanhassen, I implore the city council not to approve the pending zoning
permit application for new construction. This decision will help preserve natural elements,
ensure our green spaces are protected, and maintain our city's character rather than
transforming it into a concrete jungle.
Thank you for taking the time to read my letter.
Sincerely,
Glen Schoenberg
From: Matt Wilde
Sent: Friday, February 14, 2025 3:18 PM
To: Maass, Eric <emaass@chanhassenmn.gov>; Ryan, Elise <eryan@chanhassenmn.gov>
Subject: Re: Pioneer Ridge Development Concerns
Mayor Ryan - Thank you again for coming out to our neighborhood to walk the proposed
property a few weeks back. Hope you warmed up by now…
I’m unable to attend the upcoming planning meeting because of work travel, but wanted to
re-emphasize my main concerns. I included my original e-mail below that goes into greater
detail, but here’s my biggest concerns:
1. Lack of distance and transition from existing single-family homes. (My home is the
closest of all homes, even with the updated setback).
2. The developer purchased a very small parcel of land, especially when considering the
slopes that make the majority of space unusable. While I understand the need for the
developer to be profltable, it should not happen at the expense of existing
homeowners. Under the current plan, that’s exactly what is happening.
3. I have signiflcant concerns around the future drainage issues. We already have water
issues because of the clay soil and that problem will only be increased with an additional
60 homes and roads. For years, we tried to put in a pool in our yard but was not approved
by the city because of non-permeable surface concerns. Now, the city is allowing acres of
buildings. I worry about the repercussions of this building on both my home and yard and
how that will be handled in the future if there are issues.
Lastly, I’m not sure how the calculation is made, but the developer purchased 12 acres of
land, but not all of that purchased land is usable, or even included on the updated plan. (A
large portion of the land they bought is on top of the hill to the easy of the proposal) Those
60 homes are put on a very small portion of the 12 acres, making the density higher than
stated.
As you drive up and down Pioneer Trail throughout all of Chanhassen, there are trees,
wetlands, and prairie from Eden Prairie all the way to Chaska. This will be the one place on
Pioneer Trail that has higher density homes.
I appreciate your attention to an important matter, both for current neighbors, but also the
precedent this sets on future Chanhassen growth.
Thanks
Matt Wilde
1685 Hemlock Way
On Sat, Jan 25, 2025 at 11:16 AM Matt Wilde < > wrote:
To all interested parties -
I’m writing with concerns about the proposed development of Pioneer Ridge, as a direct
neighbor. Many of my neighbors have sent a list of concerns that has been drafted
cooperatively, so I won’t re-send those, although I share the same concerns. I want to
highlight a few of my biggest concerns about the proposed development:
• Proximity to existing homes and related issues: The proposal by Brandl Anderson
places a signiflcant amount of medium density homes directly behind existing low-
density homes with no buffer. Other developments in Carver County have included
some sort of buffer, whether it be trees, berms or other natural
transitions. Examples include a berm with tall trees that was built in the Avienda
border, maintaining trees and more space in the new development on Audubon in
Chaska and many others. Section 1.7.2 of the Chanhassen 2040 plan cites “The
city will promote the mixing of housing densities…. Such mixed
densities must provide appropriate transitions for existing development.
• Flooding concerns: When Pioneer Pass was built, the backyards on the south side
of the development were essentially swamps. Additional drainage was added after
the project (by the developer) was completed but when heavy rains occur,
backyards are wet for extended periods. In addition, the area that is being
developed is often plagued by water, even from the lightest rains. There has been
signiflcant settling and I worry that not only will the additional homes and changed
drainage will cause additional impacts to my property, but also impacts to the newly
developed structures. When asking Brandl Anderson about the issue during the
open house, they essentially said that if the development results in additional
fiooding, we will need to work with the City.
• Destruction of property value: No matter what, this development will result in
lower property values. When my home was purchased, I paid a premium for the
unobstructed view. Construction of structures in such close proximity to existing
developments, speciflcally with the planned height, will considerably decrease
property value.
• Traffic: There is so much growth in the area, between Avienda, the proposed
development to the south of Pioneer Trail, and the future light commercial on
Pioneer Trail, that putting two new entrances to the neighborhood combined with
this new traffic is likely to cause congestion and backup issues.
• Tree removal: The property that is being developed has signiflcant amounts of
mature trees that will need to be removed. These trees provide shade (another goal
of the Chanhassen 2040 plan) as well as habitats for bald eagles, owls and many
other birds. The proposed trees that are to be conserved are entirely on non-
buildable portions of the property.
Instead of just bringing up issues, I want to propose some ideas to help with the issues:
• Instituting a solution to follow the 2040 Plan of providing transitions for existing
developments. This could include berms, trees or other separation ideas.
• Larger set back from the existing neighborhood to help protect property values and
simultaneously maintain/create more of a buffer between development types
through existing trees that would no longer be removed and new features to
separate housing.
• Pushing the development closer to Pioneer Trail to alleviate the overlapping of the
existing and proposed development.
• Measuring the density requirements only using the true buildable space on this
property.
• Decreasing the number of units and only putting homes on the southside of the
proposed road parallel to Pioneer Trail.
• Imposing size restrictions of the new homes, speciflcally height of new homes.
Brandl Anderson bought a parcel of land that is extremely small in terms of buildable
space. The lack of buildable space on this land results in concentration into one area to
meet the zoning requirements. I understand the need for them to be profltable in this
development, but the profltability should not be at the expense of current residents, both in
quality of their property or real value decreases.
I am aware that Chanhassen will continue to grow and that it can beneflt all residents, I’d
ask the City Leadership to consider some of the issues that have been brought up both in
this message and in the broader Pioneer Pass communications from the
community. Would be happy to discuss or expand on any of these issues.
Appreciate your attention to an important issue.
Matt Wilde