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25-07 Staff Report CC 8.25 Application: Site Plan Review & PUD Ordinance Amendment (Planning Case #2025-07) Staff Report Date: August 19, 2025 Drafted By: Rachel Jeske, Planner Joe Seidl, Water Resources Engineer Mackenze Grunig, Project Engineer Planning Commission Review Date: August 12, 2025 City Council Review Date: August 25, 2025 SUMMARY OF REQUEST: The Applicant is requesting a site plan review and a planned unit development amendment to construct two apartment buildings consisting of 12-unit and 16- unit buildings, with modifications to the required architecture and parking setback. LOCATION: 621 Santa Vera Dr PID: 257620020 APPLICANT: Headwaters Development, LLC PROPERTY OWNER: Santa Vera Apartments, LLC PRESENT ZONING: PUDR – Saratoga 3rd Addition 2040 LAND USE PLAN: High Density Residential Public/Semi-Public SITE PLAN ACREAGE: 3.85 gross acres SITE PLAN DENSITY: 11.95 Units/Acre PROPOSED MOTION: “The Chanhassen City Council approves the requested site plan and amendment to the Saratoga 3rd Addition Planned Unit Development Zoning Ordinance for the construction of two apartment buildings at 621 Santa Vera Drive, subject to the conditions of approval, and adopts the attached Findings of Fact and Decision.” Page 2 of 17 LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city has a relatively high level of discretion in approving or denying PUD amendments because the city is acting in its legislative or policy-making capacity. A PUD amendment must be consistent with the city’s Comprehensive Plan. The city’s discretion in approving or denying a site plan is limited to whether or not the proposed project complies with zoning ordinance requirements. If it meets these standards, the city must then approve the site plan. This is a quasi-judicial decision. COMMUNITY ENGAGEMENT Notice of the public hearing at the Planning Commission is required to be mailed to all property owners within 500 feet. The city sent notices to those properties, as well as additional adjacent properties, and in total, 376 notices were mailed notifying nearby property owners of this proposed development. The mailing list used for the public hearing notice was also used to notify nearby residents of the neighborhood open house held by the applicant and a subsequent letter update sent by the applicant. The Applicant and property owner met with the City Council on February 10, May 5, and June 9 to review sketch plans of the proposed development. The Applicant and property owner held a neighborhood open house at the Chanhassen Recreation Center on April 9, 2025, and sent a neighborhood flyer with a project update the week of July 28. The city sent an email update to the “Proposed Developments” email subscription group regarding the project on July 24. APPLICABLE REGULATIONS Chapter 20, Article II, Division 6, Site Plan Review Chapter 20, Article VIII, Planned Unit Development Standards Chapter 20, Article XV, Division 1 “R-12” District Chapter 20, Article 20-XXIII, Division 20-XXIII-9 Design Standards for Multifamily Developments Saratoga 3rd Addition PUD Standards PROPOSAL/SUMMARY The Applicant is proposing the construction of two apartment buildings containing a total of 28 units. The request consists of a site plan approval with a planned unit development amendment to facilitate the construction of these buildings and associated site improvements. Page 3 of 17 The existing Planned Unit Development (PUD) Ordinance allows for multi-family residential which are defined as multi-storied apartments or condominium units. The PUD Ordinance prohibits Townhouses, Detached Townhouses, and Detached Single-Family Homes. City Code includes the following definitions: “Dwelling, Multifamily” as a detached building containing three or more dwelling units. Apartment buildings, condominiums, manor homes, quad duplexes, and cooperatively owned buildings containing three or more dwelling units are multifamily dwellings. “Dwelling, Townhouse” means a single-family attached dwelling in a row of at least three such units in which each unit has its own front and rear access to the outside, no unit is located over another unit and each unit is separated from the adjoining unit by one or more common fire- resistant walls having no openings and extending from the basement to the roof. Based on the city’s definition for “Dwelling, Multifamily”, the proposed 16-unit and 12-unit buildings are considered a multifamily dwelling which is allowed by the existing PUD ordinance. The site is located north of Chanhassen Elementary School and northwest of City Center Park. The property has vehicular access to both Santa Vera Drive and Laredo Drive. The site is zoned PUDR, with the underlying zoning of the R-12 District. The request is for site plan approval to construct two additional apartment buildings, one 12- unit building and one 16-unit building, on a site with one existing apartment building, which consists of 18 units. The total permitted site coverage is 65%. The proposed development has a total hard coverage area of 50.4%. The applicant is also requesting an amendment to the Saratoga 3rd Addition Planned Unit Development Zoning Ordinance. The applicant has requested modifications to the exterior building material requirements and parking space setbacks. STAFF RECOMMENDATION Based upon the foregoing, staff is recommending approval of the requested site plan and PUD amendment with conditions as outlined in this staff report. SITE PLAN REVIEW This building must comply with the Design Standards in the Saratoga 3rd Addition PUD. The PUD requires that the development demonstrates a higher quality of architectural standards and site design, and use durable materials. Site coverage may not exceed 65%. The total hard surface coverage proposed on the site is 50.4%. The design of the building is attractive and is proposed to be constructed of high-quality materials. They include a mix of lap siding and board and batten siding for the main body of the building and cultured stone and cedar timber as Page 4 of 17 accent materials. All elevations have received equal attention, and the building has a pitched roof. The added landscaping will buffer the proposed multi-family buildings from the surrounding elementary school and single-family neighborhoods. The applicant is requesting an amendment to the planned unit development pertaining to building materials. The existing PUD requires that the majority of all exterior surfaces shall be face brick, stucco with metal, wood, rock face block and stone accents. To maintain the intention of the PUD but to allow for more flexibility and timelessness to the required materials, staff recommends the following updated language within the PUD Ordinance: “Acceptable exterior materials shall be limited to vinyl lap siding, face brick, stucco, wood, rock face block, or stone. Buildings may have metal accents, but the metal accents may not exceed 15% of the building elevations.” The applicant is requesting an additional amendment to the planned unit development pertaining to parking setbacks. The PUD requires a 50-foot parking setback from lot lines with road frontage and all interior lot lines. The applicant requests to reduce the setback to 30 feet for lot lines with frontage and 20 feet for interior lot lines. The requested parking setback brings the existing surface parking lot into compliance and the site plan improvements will ensure that new parking is adequately screened from adjacent properties. COMPLIANCE TABLE Lot Ordinance Requirements Proposed Development Area 165,600 square feet 167,706 square feet Lot Coverage 65% 50.4% Building Height Ordinance Requirements Proposed Development Principal 35’ 35’ Building Setbacks Ordinance Requirements Proposed Development Laredo Drive 50’ 116.7’ Saratoga Drive 50’ 191’ Santa Vera Drive 50’ 50.7’ Interior Lot Lines 15’ 20’ Parking Setback Ordinance Requirements Proposed Development Laredo Drive 50’ (30’ Min proposed) 103’ Saratoga Drive 50’ (30’ Min proposed) 176’ Santa Vera Drive 50’ (20’ Min proposed) 32.9’ Interior Lot Lines 50’ (20’ Min proposed) 22’ Page 5 of 17 Parking City Code Section 20-965 establishes the minimum number of parking spaces required to be provided for multi-family dwellings. For two-bedroom and larger units: two stalls shall be provided per unit, and one must be completely enclosed in a garage. Additionally, one visitor parking stall shall be provided for every four dwellings. # of Units # of spaces per unit # of Parking Stalls Required 16-Unit Apartment 1 Bedroom Units 10 1.25 (1 enclosed) 13 (10 of which enclosed) 2+ Bedroom Units 6 2 (1 enclosed) 12 (6 of which enclosed) 12-Unit Apartment 1 Bedroom Units 4 1.25 (1 enclosed) 5 (4 of which enclosed) 2+ Bedroom Units 8 2 (1 enclosed) 16 (8 of which enclosed) Total # of Units Guest Parking Requirement # of Guest Parking Required 28 1 space per 4 units 7 Based on the project as proposed, a minimum of 46 resident parking spaces are required, with at least 28 of the spaces being enclosed. The project as proposed provides for 28 enclosed parking spaces and an additional 28 surface parking spaces to meet the required 46 resident parking spaces. The project is also required to have at least 7 guest parking spaces. The project as proposed provides for 6 guest parking spaces. One additional guest parking space is required to be added to the site plan. Staff have identified space for an additional guest parking stall on the eastern edge of the currently shown 6 guest parking spaces. Site furnishing The property is proposed to contain communal resident amenities such as patio, a grill station, and a dog run. The project as proposed maintains the existing sidewalk connection along the length of Laredo Drive connecting to the trail on the north side of the Chanhassen Elementary property. A 36” chain link fence is proposed to run parallel to this sidewalk to deter access to the southern storm water pond. Neighborhood feedback during the open house included the desire to see a sidewalk added along the south sides of Santa Vera Drive and Saratoga Drive for the benefit of future residents as well as those who park along those roads in the summer and walk to the adjacent baseball Page 6 of 17 fields. The addition of these sections of sidewalk would be at the expense of additional tree removal, some of which are ash trees, while others are identified as silver maples. Loading, mechanical, and refuse areas The PUD requires that all mechanical equipment shall be screened with material compatible to the building. Individual units are shown to have residential size air conditioning units. Condensing units are planned to be located on -grade, on the east and west sides of the 16-unit building and on the north and south sides of the 12 -unit building. The landscaping plan shows a mixture of hydrangea, honeysuckle, hosta, and sedum plantings as screening for the proposed air conditioning units. The proposed screening appears reasonable; however, does require an amendment to the existing PUD Ordinance as the ordinance indicates building materials to be used as screening rather than landscaping. No central garbage and recycling services are proposed. Instead, each tenant will keep their own garbage and recycling bins internal to their units and will, therefore, not require any additional screening. The existing Santa Vera apartments have a garbage shed that has two dumpsters: one each for recycling and garbage, with garbage pickup occurring twice a week and recycling pickup once a week. Lighting The Saratoga 3rd Addition PUD requires that all light fixtures shall be shielded, light fixtures shall not exceed 20 feet in height, and light levels shall be no more than ½ candle at the property line. City Code requires that lighting on the building faces shall also be restricted to having a total cutoff angle equal to or less than 90 degrees. The architectural building elevations show ornamental lighting over all apartment entrances as well as some garage entrances and windows. Each of the fixtures is below 20 feet and has a cutoff angle equal to or less than 90 degrees. The site plan proposes five drive aisle street light poles with foundations. Heights must be provided for these lights and must adh ere to the 20- foot maximum height requirement per the existing PUD ordinance. Signage Plans provided do not depict a final signage plan for the site. Signage for the property shall comply with City Code Section 20-1301 and all other applicable regulations to the site. Sign permits will be required to be applied for and reviewed at the time of building permit. LANDSCAPING AND TREE PRESERVATION The applicant for the Santa Vera Apartments submitted tree canopy coverage and preservation calculations. The submitted plans show that tree canopy to remain will not meet canopy coverage requirements. As a result, plans must include a reforestation plan to bring the total canopy coverage back to the minimum requirement. Page 7 of 17 Total upland area (excl wetlands, bluff) 3.85 acres Baseline canopy coverage 1.22 acres Minimum canopy coverage required 0.77 acres or 20% Proposed tree preservation 0.44 acres or 11% The applicant must bring the canopy coverage on site up to the 0.77 acres which equates to the 20% minimum. The difference between the required coverage and the remaining coverage is multiplied by 1.2 for total area to be replaced. One tree is valued at 1,089 SF. Minimum required 0.77 Less canopy preserved 0.44 Minimum canopy coverage to be replaced- 0.33 Multiplied by 1.2 0.39 acres or 17,249.8 sf Divided by 1089 sf = Total number of trees to be planted: 16 The applicant has submitted a landscape plan showing a total of 47 trees to be planted in the site plan which exceeds canopy coverage requirements. The applicant shall adjust quantities to meet diversity requirements. No more than 30% of the trees can be f rom one family, no more than 20% from the same genus and no more than 10% of the same species. Vehicular Use Area Requirements Staff have analyzed the site plan and found that additional screening on the site has satisfied the requirements in Sec 20-1181. In addition, the applicant is providing the required landscaping within the vehicular use areas. Buffer yard requirements The PUD Ordinance establishes that landscaping along streets shall comply with buffer yard standard B and interior lot lines shall comply with buffer yard A. Buffer yard A shall be 10 feet in width. A landscape plan must be approved as part of the site plan review process. Required plantings/landscape area Buffer yard B – East Prop. Line - 509’ 10 Overstory trees 20 Understory trees 30 Shrubs Buffer yard B – North Prop. Line - 209’ 4 Overstory Trees 8 Understory trees 12 Shrubs Buffer yard B – NE Prop line - 228’ 4 Overstory Trees 8 Understory trees 12 Shrubs Buffer yard A – West Prop. Line - 509’ 5 Overstory trees 10 Understory trees 15 Shrubs Page 8 of 17 Buffer yard A – South Prop. Line - 164’ 2 Overstory tree 3 Understory tree 5 Shrubs The buffer yard requirements total to a combination of 74 overstory and understory trees as well as a total of 74 shrubs. The landscaping plan includes 47 trees, 179 shrubs, and 227 perennials. This is in addition to the 35 trees identified to be saved on site, bringing the total number of trees proposed to 82. Based on the trees to be preserved and the new plantings, the buffer yard requirements appear to be met. The Applicant shall provide a breakdown of how existing and proposed plantings satisfy the buffer yard requirements. BUILDING ARCHITECTURAL REVIEW Required architectural standards Based on the proposed development site being zoned as a residential planned unit development, the building must meet the design standards established by the Saratoga 3rd Addition PUD. Massing and Placement The architectural style is known as a “flat” because each unit has a private entrance and no shared interior space. The building rhythm provides proper visual articulation and harmony with the surrounding area. The buildings have pitched roofs, as required by the PUD. The buildings are located on the property's south and west sides, offsetting them from adjacent roadways and provides a buffer from the surrounding single-family development. Building Height The architectural elevations, as provided, propose a building height of 30.4 feet for the 12-unit building and 26.05 feet for the 16-unit building. City Code establishes that building height shall be measured the vertical distance between the highest adjoining ground level at the building and the average height of the highest gable of a pitched roof . The proposed buildings adhere to the PUD ordinance restriction of 35 feet. Page 9 of 17 Elevations Page 10 of 17 Renderings Page 11 of 17 Materials and Color The proposed building contains four main materials: board & batten, lap siding, cultured stone, and cedar timber. The design pulls from the architecture of the existing building on the site, while providing a more modern feel and style. While these materials do not comply with those listed in the existing PUD, staff recommend the approval of the revised PUD language, which provides increased flexibility in materials. The applicant is providing a variety of both high-quality and durable materials. PROJECT OVERVIEW – ENGINEERING AND WATER RESOURCES The Applicant is requesting a site plan review of a 28-unit multi-family apartment project located just north of downtown Chanhassen. Construction plans and Stormwater Reports developed by Measure Group dated July 21, 2025, were reviewed by staff. The proposed design would create 1.11 acres of new impervious area in the form of an apartment building, parking lots, sidewalks, and streets. Stormwater is proposed to be managed by two storm water ponds along Laredo Dr. TRAFFIC A traffic study for the proposed Santa Vera Apartments was completed by TC2 on July 18, 2025, by Matt Pacyna. The project proposes to continue using the three existing access points: two on Laredo Drive and one on Santa Vera Drive. The adjacent street netw ork—Laredo Drive (1,300 ADT), Santa Vera Drive (700 ADT), and Kerber Boulevard (4,000 ADT)—remains within the capacity thresholds for their respective classifications. City staff has reviewed the study and found the estimated trip generation to be relatively low. During peak hours, 24 vehicles are expected to exit and 21 to enter the site. The development is projected to add approximately 256 daily trips, with most of the additional traffic distributed 75/25 between Laredo Drive and Santa Vera Drive. Even with this increase, the affected streets are projected to remain within their functional classification capacities. An addition to the traffic study shall be made to incorporate a traffic sight line review at the access to Santa Vera Dr. and both access points on Laredo Dr. The applicant shall update the construction plans with any additional information following this addition. SANITARY SEWER & WATER MAIN The applicant is proposing construction of 4” PVC for the sanitary sewer and 6” for the watermain. Service connections are proposed to be separate 4” fire & 2” domestic for water and 4” for sanitary sewer. Plans that illustrate the profile of the utilities along with their size and material are required for review and approval prior to final plan approval. The proposed sanitary sewer and watermain are undersized for the city to own and maintain them. The Page 12 of 17 applicant is expected to complete the revisions and coordinate additional reviews to identify if any of the proposed utilities are private or publicly owned. GRADING & DRAINAGE In the existing condition stormwater on the site generally flows from west to east. City Center Park, which borders the property to the west, is located at a high point, with runoff leaving the park in all directions, including runoff that flows through the Santa Vera site. On the project site, stormwater primarily flows overland through a conveyance depression that directs most of the site’s runoff to three catch basins located at a low point along Laredo Drive. Currently, stormwater from the site is collected and conveyed by public infrastructure, including storm sewers and wet ponds, before ultimately discharging into Lotus Lake. There are no public or private stormwater Best Management Practices (BMPs) located on the property. As a result, pollutants generated on-site are carried downstream and treated solely by the city’s infrastructure. The project site lies in an older area of Chanhassen that was developed in the 1960s and 1970s, before current stormwater management standards were adopted. As a result, the area lacks sufficient BMPs, contributing to higher pollutant loads reaching Lotus Lake. The redevelopment of the Santa Vera property presents an opportunity to address these deficiencies by incorporating stormwater treatment measures that go beyond current regulatory requirements. PROPOSED CONDITIONS Under the proposed development plan, the site will be mass graded to accommodate new apartment buildings, a parking lot, driveways, and stormwater reuse basins. Drainage patterns will remain generally consistent with existing conditions. The northern porti on of the site will remain unchanged and continue draining toward the storm sewer on Saratoga Drive. Runoff from the proposed buildings, parking lot, driveway, and part of the existing apartment building will be collected via storm sewer and directed to the stormwater reuse basins located on the east portion of the site adjacent to Laredo Drive. These reuse basins will be connected by storm sewer and discharge to the existing storm sewer system on Laredo Drive through a single outlet. Stormwater treatment for the proposed impervious surfaces will be provided through a combination of stormwater basins and a reuse system designed for irrigation. The site is currently zoned as Planned Unit Development (PUD). However, preliminary development plans propose changes in the previously approved PUD and relief from sections of City Code to facilitate the proposed plan. In return, it is recommended that the applicant provide enhanced water quality treatment to reduce the burden on downstream stormwater infrastructure. The stormwater basins along Laredo Drive appear to be too high in el evation to direct and treat stormwater from the adjacent area, however, there appears to be an opportunity to route stormwater from Saratoga Drive into the proposed stormwater basins. Page 13 of 17 Additional engineering calculations are needed to understand if this is a viable option. As such it is recommended that the applicant work with staff to optimize the stormwater design and assess opportunities to provide stormwater treatment in excess to the requirements. If the design was reconfigured to treat stormwater by the public ROW, the city may provide relief to the project by reducing stormwater development fees and/or taking on the ownership and maintenance of the stormwater treatment system depending on the amount of excess stormwater treatment provided. EROSION CONTROL The proposed development will create greater than one (1) acre of land disturbance and therefore will be subject to the General Permit Authorization to Discharge Stormwater Associated with Construction Activity Under the National Pollution Discharge Elimin ation/State Disposal System (NPDES Construction Permit). A Surface Water Pollution Prevention Plan (SWPPP) was included in the preliminary site plan submittal. The SWPPP is a required submittal element for final site plan review along with the Erosion and Sediment Control Plan (ESCP) in accordance with Section 19-145 of City Code. No earth disturbing activities may occur until the SWPPP is formally approved. This SWPPP shall be a standalone document consistent with the NPDES Construction Permit and shall contain all required elements of the permit. The SWPPP will need to be updated as the plans are finalized, when the contractor and their sub- contractors are identified, and as other conditions change. An updated SWPPP shall be submitted and approved prior to recording the final site plan agreement. All erosion and sediment control BMPs shall be installed and inspected prior to initiation of site grading activities. STORM WATER MANAGEMENT Article VII, Chapter 19 of City Code describes the required storm water management development standards. Section 19-141 states that “these development standards shall be reflected in plans prepared by developers and/or project proposers in the design and layout of site plans, subdivisions and water management features.” These standards include abstraction of runoff and water quality treatment resulting in the removal of 90% total suspended solids (TSS) and 60% total phosphorous (TP). The proposed project is located within the Riley Purgatory Bluff Creek Watershed District (RPBCWD) and is therefore subject to the watershed’s rules and regulations. A RPBCWD permit will be required for final site plan approval. A Stormwater Management Report is required to be submitted for review to confirm all applicable stormwater management requirements are being met. This includes rate control, volume abstraction and water quality requirements among others. The site proposes to meet stormwater management requirements through the use of stormwater basins and reuse system. The applicant shall confirm that the reuse system will provide enough water for the proposed irrigation system based on the drainage area and the storage in the tank. A backup potable connection may be needed. Currently the TSS removal requirements and TP removal requirements are being met on site. The applicant shall provide final versions of all Page 14 of 17 modeling (Hydro CAD and MIDS) and Stormwater Management Report to address remaining comments and confirm rate, volume and water quality requirements are met as part of the final site plan approval. The stormwater basins do not appear to meet the 3-foot freeboard requirements to the existing and proposed buildings onsite. As such the applicant shall revise the design to meet the stormwater design requirements outlined in City Code. The proposed stormwater management systems shown in the preliminary site plan are to be privately owned and maintained. An operations and maintenance plan is required to ensure that the private stormwater infrastructure is maintained in good working order. The maintenance plan includes descriptions of maintaining the BMPs, maintenance schedule, responsible party, and information on how the system will be cleaned out. The applicant shall submit an updated stormwater operations and maintenance including all required exhibits plan as part of the final plan submittal. SITE PLAN FINDINGS In evaluating a site plan and building plan, the city shall consider the development's compliance with the following: 1. Consistency with the elements and objectives of the city's development guides, including the Comprehensive Plan, official road mapping, and other plans that may be adopted; 2. Consistency with this division; 3. Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing areas; 4. Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; 5. Creation of functional and harmonious design for structures and site features, with special attention to the following: a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and Page 15 of 17 d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. 6. Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. Finding: The proposed development is consistent with the city's design requirements, the Comprehensive Plan, the zoning ordinance if the planned unit development amendments are approved, the design standards, and the site plan review requirements. Staff is recommending approval of the request with conditions. The site design is compatible with the surrounding developments. It is functional and harmonious with the area. Staff regards the project as a reasonable use of the land. Based upon the foregoing, staff is recommending approval of the site plan and planned unit development ordinance amendments with conditions outlined in the staff report. RECOMMENDATION Staff recommend approval of the requested site plan and planned unit development amendments as proposed subject to updating of plans based on staff review comments. APPLICATION REVIEW COMMENTS PLANNING: 1. A photometric plan must be submitted and comply with the lighting requirements of the Saratoga 3rd addition PUD ordinance. 2. Applicant shall enter into a Site Plan Agreement with the City of Chanhassen. 3. Applicant shall update the site plan so that a total of at least seven (7) guest parking spaces are provided. 4. A sidewalk along the south sides of Santa Vera Drive and Saratoga Drive adjacent to the proposed project may be required at the discretion of the City Council. FORESTRY: 1. Applicant must include the condition of all trees over ten inches in diameter as part of the tree survey. Condition shall indicate one of “Poor, Fair, or Good” as the forestry standard. 2. Applicant must update the quantities in the landscape plan to meet the diversity requirements- no more than 30% of trees can be from one family, no more than 20% of the trees from the same genus and no more than 10% of the same species. 3. Applicant shall provide a breakdown of how existing and proposed plantings are planned to satisfy the buffer yard requirements. Page 16 of 17 4. Applicant must include location of the tree preservation fencing on the plan set. Tree preservation fencing shall be installed around existing trees to be saved prior to any construction activities and remain installed until completion. 5. All trees must be planted on private property outside of the city’s right -of-way. ENGINEERING: 1. The developer shall enter into Encroachment Agreements for private improvements (e.g., retaining walls and monument signage) located within the 10-foot-wide public drainage and utility corridor abutting the right -of-way prior to issuance of building permits. 2. The applicant and their Engineer shall work with city staff in amending the construction plans. Final construction plans will be subject to review and approval by staff prior to start of construction. 3. Retaining walls shall be privately owned and maintained. All walls four feet and greater in height shall be engineered. 4. All sanitary sewer mains and watermains will be publicly owned and maintained after acceptance of the public improvements by the City Council. These utilities shall be covered by a Drainage and Utility Easement which shall be large enough for the owner to own and maintain. Applicant shall loop the watermain through the site from Santa Vera Dr to Laredo Dr, and this watermain shall be publicly owned and maintained. 5. The applicant will be required to enter into a Site Plan Agreement with the city and all applicable securities and fees provided prior to recording of the final plans. 6. Applicant shall provide a color-coded map identifying what improvements are public and what are private with final plans. 7. Chanhassen engineering standards require 6” minimum for sanitary sewer service pipe. 8. It is the applicant’s responsibility to ensure that permits are received from all other agencies with jurisdiction over the project (i.e. Army Corps of Engineers, DNR, MnDOT, Carver County, RPBC Watershed District, Board of Water and Soil Resources, PCA, MDH, MPCA, etc.). Applicant shall provide a copy of all permits prior to starting construction. 9. The construction plans show connecting into an existing sanitary sewer main. That main shall be cleaned and televised prior to connection and the video provided to the project engineer for review. 10. City Standard Detail Plates shall be included in the construction plan set and displayed in a layout format of 2 rows by 4 columns for consistency with city expectations. WATER RESOURCES: 1. The developer shall enter into a site plan agreement with the city and provide necessary financial security to guarantee compliance with the terms of site plan approval and construction of infrastructure onsite. 2. It is the developer’s responsibility to ensure that permits are received from all other agencies with jurisdiction over the project (i.e. Carver County, RPBCWD, Board of Water and Soil Resources, MnDOT, etc.) prior to the commencement of construction activ ities. 3. The developer and their Engineer shall work with city staff in amending the construction plans, dated July 21, 2025, developed by Measure Group to fully satisfy construction Page 17 of 17 plan comments and concerns. Final construction plans will be subject to review and approval by staff prior to recording the site plan agreement. 4. An Operations and Maintenance plan for all proposed private stormwater management systems including the inspection frequency, maintenance schedule, and responsible party shall be submitted with the final plans. 5. The applicant shall provide updated H&H and water quality modelling with the final plan submittal. 6. The design shall be updated to meet the city’s freeboard requirement. BUILDING: 7. A building permit must be obtained before beginning any construction. 8. Building plans must be prepared and signed by design professionals licensed in the State of Minnesota. 9. Building plans must provide sufficient information to verify that proposed building meets all requirements of the Minnesota State Building Code, additional comments or requirements may be required after plan review 10. The building is required to have automatic fire extinguishing systems. 11. Structure proximity to property lines (and other buildings) will have an impact on the code requirements for the proposed buildings, including but not limited to; allowable size, protected openings and fire-resistive construction. These requirements will be addressed when complete building and site plans are submitted. 12. Building plans must include a code analysis that contains the following information: Key Plan, Occupancy group, Type of construction, Allowable height and area, Fire sprinklers, Separated or non-separated, Fire resistive elements (Ext walls, Bearing walls - exterior or interior, Shaft, Incidental use), Occupant load, Exits required (Common path, Travel distance), Minimum plumbing fixture count 13. Retaining walls (if present) more than four feet high, measured from the bottom of the footing to the top of the wall, must be designed by a professional engineer and a building permit must be obtained prior to construction. Retaining walls (if present) under four feet in height require a zoning permit. 14. A final grading plan and soils report must be submitted to the Inspections Division before building permits will be issued. 15. Accessibility will have to be provided to all portions of the development, and a percentage of the units may also be required to be accessible or adaptable in FIRE: 1. Must add a hydrant on the north side of the property as there is nothing accessible from Santa Vera. 2. Balconies shall be sprinkled due to lack of adequate fire access on the west and south property lines.