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25-01 Staff Report CC_4.28 Application: Requesting Preliminary Plat, Site Plan, and Rezoning (Planning Case #2025-01) Staff Report Date: April 23, 2025 Drafted By: Eric Maass, Community Development Director Joe Seidl, Water Resources Engineer Mackenze Grunig, Project Engineer Don Nutter, Fire Marshall Manuel Jordan, Forestry Consultant Planning Commission Review Date: February 18, 2025 City Council Review Date: April 21, 2025 SUMMARY OF REQUEST: The Applicant is requesting a preliminary plat, site plan, and rezoning approval to subdivide the property located generally at the intersection of Pioneer Trail and Bluff Creek Drive into 40 townhomes, which are grouped in structures of three, four, or five townhomes and 14 detached townhomes for a total of 54 homes. The remaining two lots consist of common area surrounding the townhomes as well as private stormwater ponds which would be owned and maintained by a homeowners association. The Planning Commission is requested to review the preliminary plat and rezoning proposals. LOCATION: Unassigned property address PID: 25.0270010 PROPOSED MOTION: Staff recommends adoption of the attached Findings of Fact and Recommendation recommending approval of the requested rezoning of the property as outlined by staff and recommending preliminary plat and site plan approval for a townhome development consisting of 40 attached townhomes and 14 detached townhomes subject to the conditions included in the staff report dated April 23, 2025. Page 2 of 25 APPLICANT: Pioneer Ridge LLC “Applicant” PROPERTY OWNER: Pioneer Ridge LLC PRESENT ZONING: Unassigned - Right of way 2040 LAND USE PLAN: Residential – Medium Density (4.1 – 8.0 units/net acre) ACREAGE: 11.75 Acres (gross). 11.03 Acres (net) DENSITY: 4.60 units/acre (gross). 4.90 units/acre (net) LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city’s discretion in approving or denying a rezoning is based on whether the requested zoning district is an eligible zoning district based on the land use designation for the property as identified by the City’s Comprehensive Plan. The requested rezoning must be consistent with the City’s Comprehensive Plan. This is a legislative decision. The city’s discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the city must approve the preliminary plat. This is a quasi-judicial decision. The city’s discretion in approving or denying a Site Plan is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets these standards, the city must then approve the site plan. This is a quasi-judicial decision. COMMUNITY ENGAGEMENT The Applicant held a neighborhood meeting on January 14th, 2024. This neighborhood meeting was attended by approximately 30 attendees. As part of the event, attendees were asked to share what they were hoping to learn about, what they were nervous about, and what they were happy to have learned about from attending the open house. Attendees hoped to learn about… the proposed exterior design of the homes, drainage plans, project timeline, openness to amending plans, options for privacy, parking, and construction traffic. Primary concerns of attendees included… proximity of townhomes to existing homes, loss of previously undeveloped land, wildlife, and lack of buffer between the proposed homes and existing homes. Page 3 of 25 Attendees were happy to learn that… the townhomes are not 3 stories in height, and that nothing is final and that the development team was open to changes. Notice of this public hearing has been mailed to all property owners within 500 feet as well as all property owners within the Pioneer Pass neighborhood. This same mailing list was used for mailing invitations for the neighborhood meeting held by the Applicant. APPLICABLE REGULATIONS Chapter 18, Subdivision, Chapter 20, Article X, “A-2” Agricultural Estate District Chapter 20, Article XIV-1, “RLM” Residential Low and Medium Density District Chapter 20, Article XXIV-2, “R-8” Mixed Medium Density Residential District Chapter 20, Article II, Division 6, Site Plan Review PROPOSAL/SUMMARY The project is proposed to be located on land that was formerly right-of-way, which had been acquired by the Minnesota Department of Transportation (MnDOT). MnDOT sold the land at auction, and the subsequent owner of the property is the Applicant. The Applicant is proposing the subdivision of 11.75 acres of property which is guided for Medium Density Residential into 54 homes consisting of 40 attached townhomes and 14 detached townhomes, referred to as “villas” as well as 4 outlots consisting of roadways, stormwater infrastructure, and open space to be preserved. ENVIRONMENTAL PROTECTION DISTRICTS • Wetland Protection – Two incidental wetlands on the property. • Bluff Protection – There are two bluff areas in the northeast corner of the property. • Shoreland Management – Not within a shoreland management district. • Floodplain Overlay – Not within a floodplain overlay district. Page 4 of 25 LAND USE DESIGNATION The property is assigned as both Residential Medium Density and Office designations by the 2040 Comprehensive Plan. This dual designation affords the property greater flexibility because it is eligible for either Residential Medium Density zoning districts or zoning districts identified as eligible under the “office” designation by the City’s 2040 Comprehensive Plan. Residential Medium Density properties must be developed at a density of between 4 to 8 housing units per net acre. In reviewing the City’s 2030 Comprehensive Plan, the Subject Property held the same land use designation then. The 2030 Comprehensive Plan was adopted in November 2008. REQUEST FOR REZONING APPROVAL When considering land use applications to rezone a property, the City must adopt findings of fact in support or in denial of such an application. A rezoning request is considered a legislative action by the city. Therefore, the City has discretion in approving or denying a rezoning ordinance, but the decision of the City must include findings of fact. The city utilizes the following standards when considering applications for rezoning. a) The proposed rezoning is/is not consistent with the City’s Comprehensive Plan. b) The proposed zoning will/will not be compatible with the present and future land uses of the area. c) The proposed zoning does/does not conform to all performance standards contained in the Zoning Ordinance. d) The proposed zoning will/will not tend to or actually depreciate the area in which it is proposed. e) The proposed zoning can/can not be accommodated with existing and planned public services and will not overburden the city's service capacity. f) Traffic generation by the proposed use within the zoning district is/is not within the capabilities of the streets serving the property. LAND USE – ZONING CONSISTENCY The following zoning districts are consistent with “Residential Medium Density” land use: “R-4” Mixed Low Density Residential, “RLM” Residential Low Medium Density Residential, “R-8” Mixed Medium Density Residential, and “PUD-R” Planned Unit Development Residential. The following is a summary of the proposed rezoning for the site: • Lots 1-14, Block 1 rezoned to “RLM” • Lots 1-21, Block 3 rezoned to “R-8” • Lots 1-21, Block 2 rezoned to “R-8” • Outlot A – rezoned to “A2” • Outlot B – rezoned to “R-8” Page 5 of 25 • Outlot C – rezoned to “A2” • Outlot D – rezoned to “A2” The RLM district is intended to provide for single-family attached or detached residential development on land guided residential-low or medium density in the city's Comprehensive Plan. The "RLM" District is intended to be used where large areas of upland will be preserved or created as permanent open space to balance the higher lot coverage permitted on individual lots. The R-8 district is intended to provide for single-family attached and multifamily residential development at a maximum net density of eight dwelling units per acre. The A-2 district is intended to provide for the preservation of rural character while respecting development patterns by allowing single-family residential development. “Public and private parks and open space” are permitted use within the A2 district. SURROUNDING ZONING Direction Zoning Designation North Residential Low and Medium Density Residential(RLM) South Right of way (Pioneer Trail / CSAH 14) Page 6 of 25 West Right of way/open space (Bluff Creek Drive) East Right of way/open space (Hwy 212) Upon review of the rezoning request, staff makes the following findings of fact: a) The proposed rezoning is consistent with the City’s Comprehensive Plan. The requested rezoning of the property to a mixture of RLM, R-8, and Parks – Open Space are consistent with the City’s 2040 Comprehensive Plan which guides the area for Medium Density Residential with a minimum density of 4.1 units per acre and a maximum density of 8.0 units per acre. b) The proposed zoning will be compatible with the present and future land uses of the area. The immediately adjacent properties are primarily right of way and open space with low density residential to the north and medium density residential designation of surrounding developments. The proposed rezonings are compatible with the present and future land uses of the area. c) The proposed zoning does conform to all performance standards contained in the Zoning Ordinance. The proposed zoning designations are consistent and comply with the performance standards within the city’s zoning ordinance. d) The proposed zoning will not tend to or actually depreciate the area in which it is proposed. The proposed housing zoning designations are consistent and comparable to surrounding housing zoning designations and therefore will not tend to or actually depreciate the area in which it is proposed. e) The proposed zoning can be accommodated with existing and planned public services and will not overburden the city's service capacity. The proposed development has analyzed existing public services and there is adequate capacity to serve the proposed zoning designations and which will not overburden the city’s service capacity. f) Traffic generation by the proposed use within the zoning district is within the capabilities of the streets serving the property. Page 7 of 25 The City has reviewed a Traffic Impact Analysis (TIA) and the proposed development and zoning designations are within the capabilities of the streets serving the property. REQUEST FOR PRELIMINARY PLAT APPROVAL - SUBDIVISION REVIEW When considering land use applications to subdivide a property, the City must adopt findings of fact in support or in denial of such an application. An application for subdivision is considered a quasi-judicial action and the City's discretion in approving or denying the subdivision application is based on whether or not the proposed subdivision is consistent with the City’s ordinances. The City utilizes the following standards when considering applications for subdivisions. a) The proposed subdivision is/is not consistent with the zoning ordinance. b) The proposed subdivision is/is not consistent with all applicable city, county and regional plans including but not limited to the City's Comprehensive Plan; c) The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater drainage are/are not suitable for the proposed development; d) The proposed subdivision does/does not make adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by the subdivision ordinance; e) The proposed subdivision will/will not cause significant environmental damage subject to compliance with the conditions of approval; f) The proposed subdivision will/will not conflict with easements of record; g) The proposed subdivision is/is not premature. A subdivision is premature if any of the following exists: 1) Lack of adequate stormwater drainage. 2) Lack of adequate roads. 3) Lack of adequate sanitary sewer systems. 4) Lack of adequate off-site public improvements or support systems. The Applicant is requesting preliminary plat approval to subdivide the property at and around Bluff Creek Dr & Pioneer Trl in the NE corner. Staff reviewed construction plans developed by Page 8 of 25 Westwood Professional Services, Inc., dated February 5, 2025, and updated April 7, 2025 and updated April 21, 2025. The plans provided show construction of a private street, private lift station, and sanitary sewer, 14 detached townhomes and 40 attached townhomes, public water main, and an addition to the existing publicly owned storm sewer pond. Lot Area Compliance Tables: Detached Townhomes (RLM) Required (minimum) Proposed Lot Area 5,445 sf (average) 7,345 sf (average) Lot Frontage 30 feet 54 feet Lot Depth 100 feet 109 feet As currently proposed, all lots meet the minimum lot area, lot width, and lot depths required by their proposed zoning designations. Outlot A is shown for purposes of expanding an existing publicly owned stormwater pond and will be required to be deeded to the city for the continued purposes of stormwater management. Outlot B is shown for the proposed private roadways, which will serve as access to the proposed attached and detached townhomes and guest parking spaces. The city will not maintain private roadways or private guest parking spaces. Outlot C consists of bluff areas and shall be dedicated to the city for the purposes of preservation. Outlot C will be required to be deeded to the city at the time of final plat. Once owned by the city, Outlot C will be used solely for the purposes of preservation and open space. Outlot D is partially within the Bluff Creek Overlay District and the city has goals related to preservation at the time of subdivision. This outlot will be required to be deeded to the city at the time of final plat. Once owned by the city, Outlot D will be used solely for the purpose of preservation and open space. STREETS AND INTERSECTIONS The project proposes a series of private roads. City Code section 18-57(b) outlines the required minimum width of right-of-way and minimum roadway pavement width for new development. Multifamily projects with a density equal to or greater than 4 units per acre have a required Attached Townhomes (R-8) Required (minimum) Proposed Lot Area 1,800 sf 2,368 Lot Frontage 30 feet 32 feet Lot Depth 60 feet 74 feet Page 9 of 25 right-of-way minimum width of 40’ and a minimum pavement width of 24’. The project proposes a right-of-way width of 40’ and a pavement width of 24’ and, as a result, adheres to city code requirements. The project proposes an access point onto Bluff Creek Drive and an access point onto Pioneer Trail. Access onto Pioneer Trail is determined by Carver County, as it is under the jurisdiction of Carver County. Carver County Public Works issued a staff report for the proposed development and those comments have been included with this report. Based on the Traffic Impact Analysis, the existing hill on the southwest side of the proposed development is required to be graded back to improve sight lines for traffic seeking to turn south onto Bluff Creek Drive. The Traffic Impact Analysis found the following: • All intersections were anticipated to operate within acceptable levels of service in the AM and PM peak hours. • Left and right turn storage bays are anticipated to have adequate storage for the full buildout scenario. • Grading the exiting hill back from the roadway is required to provide the necessary sight distance for the left turn from minor road or for the right turn from the minor road. WETLANDS On May 6, 2024, Westwood Professional Services submitted a wetland delineation and joint permit application. The City of Chanhassen, in its role as the local governing unit (LGU) overseeing the Wetland Conservation Act (WCA), approved the delineation. The Technical Evaluation Panel (TEP), which includes representatives from the city, Watershed District, MN Department of Natural Resources (DNR), Board of Water and Soil Resources (BWSR), and Carver County Soil and Water Conservation District (SWCD), is responsible for reviewing wetland applications, including wetland types and boundaries, as part of the WCA process. The delineation identified two small wetlands and one watercourse onsite. The Applicant provided documentation showing that these water resources were created by grading activities related to nearby developments and roadway projects. After reviewing the application and grading plans, the TEP concluded that the wetlands were incidental and not subject to WCA or city regulation. Both wetlands were linked to ditched areas excavated to manage stormwater runoff. The project plans show the watercourse being realigned to facilitate the roadway construction and to reduce steep slopes which have resulted in the severe erosion of the natural channel. GRADING & DRAINAGE The project site is located north of Pioneer Trail, east of Bluff Creek Drive, and south of Hemlock Way. It is currently undeveloped, primarily consisting of open prairie, with more forested areas to the east around the bluffs. There is an existing stormwater basin within a city-owned outlot along Bluff Creek Drive. The site is bordered to the north by single-family residences, to the east by bluffs and Bluff Creek, and to the south by County and MNDOT Right of Way. The existing Page 10 of 25 stormwater basin collects drainage from the development to the north and portions of the site. About half of the site drains to the northeast down the bluff, with runoff ultimately flowing into Bluff Creek. The southern portion of the site drains under Pioneer Trail through a 24” culvert or into a swale at the southwest corner of the site, at the intersection of Pioneer Trail and Bluff Creek Drive. Under the proposed plan, the site would be mass graded to allow for the construction of roads, utilities, and homes. The proposed drainage patterns will be similar to existing conditions. The northeastern portion of the site will continue to flow down the bluff toward Bluff Creek. The majority of the homes and roadways will drain to a water reuse pond located at the northeast corner, which will outlet down the bluff to Bluff Creek. A small portion of the roadway and homes will drain into an expanded version of the existing stormwater basin along Bluff Creek Drive. Runoff from the southeast corner of the site will be captured by an 18” reinforced concrete pipe, which will outlet into the existing 24” pipe that carries stormwater south. Overflow from the 18” pipe will flow southwest toward the intersection of Pioneer Trail and Bluff Creek Drive where it drains to County Right of Way. The proposed design will change how stormwater exits the site, particularly through the stormwater reuse pond outlet in the northeast. This pond and outlet will collect and convey stormwater in a more concentrated flow when compared to current conditions. Located at the top of the bluff, the concentrated flow combined with the steep, unstable bluff areas may cause erosion issues. Therefore, the applicant must develop a better solution to address this, such as routing the pond outlet through a storm sewer that conveys stormwater down the bluff. Additionally, the proposed design increases runoff rates at the southwest corner of the site, near the intersection of Pioneer Trail and Bluff Creek Drive. The runoff rate from the site cannot exceed current conditions, as such the Applicant must revise the design. Additional storage in the swale could help slow down the water leaving the site. The Applicant must resubmit a design with the final plat that ensures discharge rates match or are below those of existing conditions. Since the project alters how stormwater is discharged to the County and MNDOT Right of Way, the Applicant must obtain all necessary permits from Carver County and MNDOT. Conditional approval from all permitting agencies must be provided with the final plat application. The proposed design includes a drainage ditch along the northern edge of the property to direct runoff to two BMPs located on the east and west sides. The ditch is set at a 2% slope, the typical minimum needed to ensure proper drainage in turfgrass areas. However, it appears to compete for space with screening trees, which increases the likelihood of root intrusion and flow obstruction. This could result in nuisance drainage issues, such as consistently wet yards— particularly on Lots 13 and 14, where space near the watercourse is especially limited. While the applicant’s revised design shows some improvement, it still poses a higher risk of drainage problems. Therefore, the applicant must continue to work with staff to further improve drainage in the ditched areas along the northern portion of the property. Page 11 of 25 EROSION CONTROL The proposed development will impact one (1) acre of disturbance and will, therefore, be subject to the General Permit Authorization to Discharge Stormwater Associated with Construction Activity Under the National Pollution Discharge Elimination/State Disposal System (NPDES Construction Permit). A Surface Water Pollution Prevention Plan (SWPPP) was included in the preliminary plat submittal. The SWPPP is a required submittal element for final plat review along with the Erosion and Sediment Control Plan (ESCP) in accordance with Section 19- 145 of City Ordinance. No earth disturbing activities may occur until an approved SWPPP is developed. This SWPPP shall be a standalone document consistent with the NPDES Construction Permit and shall contain all required elements of the permit. The SWPPP will need to be updated as the plans are finalized, when the contractor and their sub-contractors are identified and as other conditions change. An approved SWPPP shall be submitted prior to recording the final plat. All erosion control shall be installed and inspected prior to initiation of site grading activities. STORM WATER MANAGEMENT Article VII, Chapter 19 of the City Code outlines the stormwater management development standards. Section 19-141 specifies 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 runoff abstraction and water quality treatment, requiring the removal of 90% of total suspended solids (TSS) and 60% of total phosphorus (TP). The proposed project is located within the Riley Purgatory Bluff Creek Watershed District (RPBCWD) and is subject to its rules and regulations. A RPBCWD permit will be required for final plat approval. A Stormwater Management Report, dated August 16, 2024, was submitted for review to confirm that all stormwater management requirements, including rate control, volume abstraction, and water quality, are being met. The proposed site plans include a stormwater pond and an associated water reuse system for irrigating the green spaces within the development. Additionally, the Applicant proposes to enlarge the existing city-owned stormwater wet pond onsite. The Applicant submitted a permit application to the watershed district at the same time as the city's preliminary plat application. Design modifications are necessary to comply with all applicable rules. Therefore, the Applicant must provide conditional approval from the watershed district as part of the final plat application. Additionally, the Applicant must submit final versions of all modeling (HydroCAD and MIDS) and the updated Stormwater Management Report to address outstanding comments and confirm that rate, volume, and water quality requirements are met before the final site plan approval. The outlet for the stormwater reuse pond is located at the top of the bluff. The Applicant should extend the outlet with storm sewer further down the bluff to a less erosion-prone area. The proposed water reuse basin must also allow for maintenance access to the pond inlets and outlet, and an operation and maintenance agreement must be in place. The Applicant is Page 12 of 25 required to collaborate with staff to optimize the stormwater design, addressing concerns related to future maintenance and erosion. The design includes two proposed best management practices (BMPs) located on private property. The reuse pond BMP, situated on the northeast side of the site, is intended solely to treat stormwater from private property. Therefore, it should be privately owned and maintained. The expanded BMP pond, on the other hand, will manage both public and private stormwater. To clarify future maintenance responsibilities, it is recommended that the expanded pond be separated from the public pond. The stormwater design is still being finalized, and there may be adjustments to the BMPs on site, including changes in number, size, or type, to meet stormwater regulations. As a result, the Applicant will work with staff to optimize the stormwater design and determine the ownership of the stormwater management facilities for the development. The stormwater infrastructure for the development will be privately owned and maintained. A maintenance plan for any proposed best management practices (BMPs) will be required. The plan should include a maintenance schedule, identify the responsible party, and describe how the system will be cleaned as needed. The Applicant must submit a stormwater operations and maintenance plan as part of the final plat submittal. Additionally, the Applicant will be required to enter into a stormwater agreement with the city for any privately owned stormwater infrastructure onsite. LANDSCAPING The applicant for the Pioneer Ridge development submitted tree canopy coverage and preservation calculations. Total upland area (excl wetlands, bluff) 11.03 acres Baseline canopy coverage 29% or 3.22 Minimum canopy coverage required 25% or 2.76 acres Proposed tree preservation 9% or 1.02 acres The developer does not meet minimum canopy coverage for the site; therefore the applicant must bring the canopy coverage on site up to the 25% 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 2.76 acres Less canopy preserved 1.02 acres Minimum canopy coverage to be replaced 1.74 acres Multiplied by 1.2 2.09 acres or 91,040.4 sf Divided by 1089sf =Total number of trees to be planted: 84 trees Page 13 of 25 The applicant has submitted a landscape plan showing a total of 228 trees to be planted in the development. Proposed Deciduous trees 79 trees Proposed Evergreen trees 146 trees Proposed Ornamental trees 3 trees Bufferyard ‘B’ as defined in City Code Chapter 20-1176, plantings are required between the development and Bluff Creek Dr. as well as Pioneer Trail. Bufferyard ‘B,’ as defined in City Code Chapter 20-1176, plantings is also required between the proposed development and the Pioneer Pass development to the north as the development site is guided for Medium Density Residential and the adjacent property to the north is guided as Low Density Residential. Required plantings / landscape area Proposed Bufferyard Plantings Bufferyard B – West prop. line, 351’ 15’ multiplier 7 Overstory trees 14 Understory trees 21 Shrubs 10 evergreens (overstory) 5 deciduous (overstory) 0 understory trees shown 0 shrubs shown Bufferyard B - South prop. Line, - 1,086’ 25’ multiplier 13 Overstory Trees 26 Understory trees 39 Shrubs 44 evergreens (overstory) 20 deciduous (overstory) 0 understory trees shown 0 shrubs shown Bufferyard B - East prop line- 349’ 15’ multiplier 7 Overstory Trees 14 Understory trees 21 Shrubs 14 evergreens (overstory) 6 deciduous (overstory) 0 understory trees shown 0 shrubs shown Bufferyard B - North prop. Line- 1016’ 20’ multiplier 16 Overstory trees 33 Understory trees 49 Shrubs 71 evergreens (overstory) 6 deciduous (overstory) 0 understory trees shown 0 shrubs shown In total, 260 buffer plantings (43 overstory trees, 87 understory trees, and 130 shrubs) would be required. The applicant is showing 176 overstory trees, 0 understory trees, and 0 shrubs. The buffer plantings are intended to provide a visual buffer between two developed areas. The proposed use of extensive evergreens (pines, spruces, and firs) combined with complementary deciduous trees provides a significant visual buffer greater than the minimum buffer outlined above. Due to the unique nature of this development, staff assessment is that Page 14 of 25 the proposed extensive overstory tree plantings are a suitable alternative to the lack of understory plantings, as they focus on neighborhood screening concerns. Staff recommends planting in between the overstory tree plantings along the property perimeters to accomplish the required shrub plantings so that as the evergreen and deciduous trees get taller, there will be a lower level of visual buffering. Applicant to update the landscaping plan to provide buffer plantings (shrubs) along the western property line. The applicant shall indicate plant codes on the plan to correlate to specific quantities for each species to ensure that the landscape plan meets the city’s requirements for species diversity. As updates are made to the landscaping plan, the Applicant is to be mindful of the city’s tree species diversity requirements. No more than 10% of the trees may be from any one tree species, no more than 20% of the trees may be from any one genus, and no more than 30% from any one family. Based on the plans submitted and staff’s analysis of the proposed site plan and its conformance to City ordinances, staff makes the following findings: a) The proposed site plan is consistent 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. b) The proposed site plan is consistent with the site plan review requirements. c) The proposed site plan preserves 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 or developing areas. d) The proposed site plan creates 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. e) The proposed site plan creates a functional and harmonious design for structures and site features, with special attention to the following: 1) 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; 2) The amount and location of open space and landscaping; 3) 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 25 4) 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. f) The proposed site plan protects adjacent and neighboring properties through reasonable provisions 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 that may have substantial effects on neighboring land uses. g) The proposed site plan maintains an acceptable road system level of service. SUBDIVISION REVIEW FINDINGS Based on the plans submitted and staff’s analysis of the proposed subdivision and its conformance to City ordinances, staff makes the following findings: a) The proposed subdivision is consistent with the zoning ordinance. The subdivision as proposed adheres to the city’s zoning ordinances for the RLM and R-8 zoning districts and does not require variances to the city’s ordinances. b) The proposed subdivision is consistent with all applicable city, county and regional plans, including but not limited to the City's Comprehensive Plan; The subdivision as proposed complies with the City’s Comprehensive Plan as well as applicable city, county, and regional plans. c) The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater drainage are suitable for the proposed development; The applicant has prepared the necessary engineered drawings and design to establish that the topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater drainage are suitable for the proposed development. d) The proposed subdivision does make adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by the subdivision ordinance; The Applicant has made adequate provisions for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by the subdivision ordinance. Page 16 of 25 e) The proposed subdivision will not cause significant environmental damage subject to compliance with the conditions of approval; The proposed subdivision will not cause significant environmental damage based on its compliance to the proposed conditions of approval. f) The proposed subdivision will not conflict with easements of record; The Applicant has provided the necessary information to support that the proposed subdivision will not conflict with easements of record. g) The proposed subdivision is not premature. A subdivision is premature if any of the following exists: 1) Lack of adequate stormwater drainage. 2) Lack of adequate roads. 3) Lack of adequate sanitary sewer systems. 4) Lack of adequate off-site public improvements or support systems. The proposed subdivision has adequate stormwater drainage, roads, sanitary sewer systems, and adequate off-site public improvement and support systems. REQUEST FOR SITE PLAN REVIEW – ZONING COMPLIANCE The Applicant is requesting site plan approval for a multifamily residential development consisting of 40 attached townhomes, 14 detached townhomes, and private roadways. Below is an analysis of setbacks and height restrictions applicable to the proposed development based on the two proposed zoning designations. Detached Townhomes (RLM) Building Setback Required (minimum) Proposed Front yard 20 feet 20 feet Side yard building separation 15 feet (10’ garage side, 5’ house side) 15 feet Rear yard 30 feet 30 feet Building height Three stories / 35 feet < 35 feet Page 17 of 25 Attached Townhomes (R-8) Building Setback Required Proposed Front yard 20 feet 21 feet Front yard (corner) 20 feet 40 feet Side yard building separation 20 feet (not applicable to common walls in multifamily dwelling units) 21 feet Side yard 20 feet 42 feet Building height Three stories / 35 feet < 35 feet As shown, the detached and attached townhomes adhere to the applicable minimum setbacks and height restrictions based on the proposed zoning designations. SIGNAGE Project or neighborhood signage, if incorporated into the development, will require separate permitting. OVERHEAD POWERLINE UTILITY The Applicant is proposing to relocate the existing overhead powerlines. The Applicant will coordinate the powerline relocation with Minnesota Valley Electric Cooperative. PARKING The plan set shows 21 guest parking spaces. City Code requires at least 1 guest parking space for every four dwelling units for multifamily residential developments. Based on the 40 attached townhomes and 14 detached townhomes, 14 guest parking spaces are required. The 21 proposed parking spaces exceed the minimum required by city code and are appropriately placed throughout the proposed development ARCHITECTURE The City establishes design standards for multifamily developments which are outlined in City Code Division 20-XXIII-9 Design Standards for Multifamily Developments. Section 20-1088 describes the requirements for architectural style. 1. It states that “Architectural style shall not be restricted. Evaluation of the appearance of a project shall be based on the quality of its design and in relationship to its surroundings, guided by the provisions of this section. Site characteristics to be evaluated for this purpose include building and landscaping, colors, textures, shapes, massing of rhythms of building components and detail, height of roof line, setback and orientation. Designs that are incompatible with their surroundings or intentionally bizarre or exotic are not acceptable. Page 18 of 25 2. Monotony of design, both within projects and between adjacent projects and its surroundings, is prohibited. Variation in detail, form, and siting shall provide visual interest. Site characteristics that may be used for this purpose include building and landscaping, colors, textures, shapes, massing of rhythms of building components and detail, height of roof line, setback and orientation. 3. All building shall have a minimum of 20 percent of accent material. Accent material may include brick, stone cut face block or shakes. The use of any EFIS shall not be on the first story of any building or one story in height. Sophia and Amelia attached townhomes – 44% accent materials on end units and 38% accent materials on interior units based on the front elevation. Applicant to update to include full surface area of the structures. Jasmine and Isla attached townhomes – 48% accent materials on end units and 62% accent materials on interior units based on the front elevation. Applicant to update to include full surface area of the structures. The Applicant has provided a series of renderings of possible detached townhomes to be built on the property. The detached nature allows for greater flexibility between individual homes. The detached townhomes are required to adhere to the 20% accent material requirement as the attached townhomes. Compliance of 20% accent material of the detached townhomes will be verified at the time of building permit application, as a result of the individual design being flexible compared to the attached townhomes, which have specific units proposed, and those elevations and materials have been reviewed as part of the current land use application. - Remainder of page left intentionally blank - Page 19 of 25 Proposed Attached Townhomes – “Amelia and Sophia” Amelia and Sophia Units - Architectural Rendering Front Elevation Side Elevations Rear Elevation Page 20 of 25 Proposed Attached Townhomes – “Isla and Jasmine” Isla and Jasmine Units - Architectural Rendering Front Elevations Side Elevations Rear Elevations Page 21 of 25 Proposed Potential Detached Townhome Renderings Page 22 of 25 RECOMMENDATION Staff recommends approval of the requested site plan subject to the conditions outlined by staff listed below. STAFF REVIEW CONDITIONS PLANNING: 1. Architectural drawings for the attached townhomes provided accent material percentages based on the front elevation only. City code states “all buildings shall have a minimum of 20 percent of accent material”. Applicant to update the figure to show that accent materials meet the 20 percent material threshold for the whole building. 2. Applicant to ensure the rear of attached townhomes have variation in material treatment as the rear elevations are visible to the public right of way. 3. Staff will review the building elevations of detached townhomes at the building permit to ensure conformance with the 20% accent material requirement. Accent material may include brick, stone cut face block, or shakes. 4. Outlots A, C, and D, Pioneer Ridge, shall be deeded to the City of Chanhassen. FORESTRY 1. Tree preservation fencing shall be installed around existing trees to be saved prior to any construction activities and remain installed until completion. Do not use a silt fence to delineate tree preservation 2. All trees shall be planted outside of the street right-of-way. 3. The applicant shall indicate plant codes on the plan to correlate to specific quantities for each species to ensure that the landscape plan meets the city’s requirements for species diversity. No more than 10% of the trees may be from any one tree species, no more than 20% of the trees may be from any one genus, and no more than 30% from any one family. 4. Applicant must include the condition of each tree as part of the tree survey. 5. Update the landscape plan to incorporate shrub planting in between the overstory tree plantings along the property perimeters to accomplish the required shrub plantings. 6. Update the landscaping plan to provide buffer planting (49 shrubs) along the western property line. ENGINEERING: 1. The developer shall enter into Encroachment Agreements for all private improvements located within public drainage and utility easements or the public right-of-way, as approved by the City Engineer, prior to the issuance of building permits. 2. Any previously recorded easements located within the proposed public right-of-way or proposed public drainage and utility easements must be vacated prior to or concurrently with the final plat. Page 23 of 25 3. The developer and their engineer must amend the construction plans to fully address staff comments and concerns. Final construction plans are subject to review and approval by staff prior to the recording of the final plat. 4. Final plans shall include the 2025 City Standard Details and Specifications. 5. Provide a drainage and utility easement over drainage swales where applicable. 6. Any retaining walls associated with this project shall be privately owned or maintained by the Homeowners Association (HOA). 7. Based on the Traffic Impact Analysis, the existing hill on the southwest corner of the proposed development should be graded back to improve sight lines. Revise final plans accordingly. 8. Label the proposed lift station as privately owned. 9. The grading around Lot 1 does not tie into the existing 930’ contour. Revise accordingly. 10. Detail plates shall be formatted as two rows by four columns per page. Pedestrian ramps shall be formatted as two rows by two columns to improve readability. 11. Streetlights shall be owned and maintained by Xcel Energy. Provide the agreement for documentation when complete. Luminaires shall meet City standards. 12. The developer shall verify sight distance triangles. 13. The applicant shall provide a schedule for necessary private utility relocations. 14. Final plans shall show removals and design for connection to the existing sanitary sewer. 15. All publicly owned and maintained utilities shall be located within a designated Drainage and Utility Easement, which must be clearly identified and shown on the final plats. WATER RESOURCES: 1. The developer shall enter into a development contract with the City and provide necessary financial security to guarantee compliance with the terms of subdivision approval and construction of infrastructure onsite. 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, MCWD, Board of Water and Soil Resources, MnDOT, etc.) prior to the commencement of construction activities. 3. The developer and their Engineer shall work with City staff in amending the construction plans, dated December 13, 2025 prepared by Westwood Professional Services., to fully satisfy construction plan comments and concerns. Final construction plans will be subject to review and approval by staff prior to recording final plat. 4. The applicant shall secure condition approval from the watershed district prior to submitting the final plat application to the City. Verification of conditional approval shall be provided with the final plat application. 5. The applicant shall secure condition approval from the MnDOT and Caver County prior to submitting the final plat application to the City. Verification of conditional approval shall be provided with the final plat application. 6. The revised design shall address staff’s concerns with the northern drainage ditch, concentrated drainage down the bluff, and the discharge rates leaving the site. A memo describing the ultimate design solution may be required as determined by the City Engineer. Page 24 of 25 7. The applicant shall enter into an operations and maintenance agreement with the city for all privately owned stormwater infrastructure onsite. A draft maintenance plan shall be submitted with the final plat application. An HOA shall be created for the purpose of maintaining the stormwater infrastructure onsite. BUILDING: 1. 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. 2. Building permits must be obtained before beginning any construction. 3. Private 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. 4. A building permit must be obtained prior to demolishing any structures on the site. 5. A final grading plan and soils report must be submitted to the Inspections Division before building permits will be issued. FIRE: 1. All private roads shall be signed as “No Parking” at any time and apply to both sides of the private roads. The same shall apply to fire apparatus turn arounds, they too shall be signed as no parking. CARVER COUNTY PUBLIC WORKS: 1. Peak stormwater discharge to the southwest existing storm sewer is shown as increasing from 7.6 cfs to 10.7 cfs. This increase should be mitigated to match the existing condition as closely as possible. 2. The catch basin on CSAH 14must be relocated to the curb line. 3. We strongly prefer the storm sewer be located in the right-of-way to minimize disturbances to private property in the event of maintenance. 4. Plans must incorporate the existing trail north of CSAH 14. ADA accessibility must be maintained, including across the proposed access. 5. Plans must include a typical cross-section of CSAH 14. 6. Plans must include cross-sections demonstrating how the proposed new pavement will tie into the existing cross slope. Cross sections must include dimensions, curb type, and material specifications to match the existing pavement. 7. Plan must include pavement striping and marking changes and any additional signage required. 8. Please provide turning movements for the largest expected vehicle, to be determined by the City of Chanhassen. 9. Right turn lane tape should be 1:15, with the shift of the trail to the north matched to maintain separation. Page 25 of 25 10. Curb widening for the right turn lane should behind at the bridge approach panel for consistency with other County projects. 11. The traffic island controlling right-in/right-out to the development should be replaced with a center median on CSAH 14. Please direct the applicant to Carver County Public Works staff to discuss design specifics. 12. This project will require grading and access permits from Carver County.