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25-01 Staff Report CC_9.8 Application: Requesting Final Plat (Planning Case #2025-01) Staff Report Date: September 3, 2025 Drafted By: Eric Maass, Community Development Director Rachel Jeske, Planner Joe Seidl, Water Resources Engineer Mackenze Grunig, Project Engineer City Council Review Date: September 8, 2025 SUMMARY OF REQUEST: The Applicant is requesting final plat 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. LOCATION: Unassigned property address PID: 25.0270010 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) PROPOSED MOTION: “The Chanhassen City Council approves the final plat and development contract for the Pioneer Ridge subdivision subject to the conditions of approval and adopts the attached Findings of Fact and Decision.” Page 2 of 10 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 final plat is limited to whether or not the proposed plat is consistent with the previously approved preliminary plat and meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the city must approve the final plat. This is a quasi-judicial decision. 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 PROPOSAL/SUMMARY 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. REQUEST FOR FINAL PLAT APPROVAL - SUBDIVISION REVIEW City Code section 18-41 outlines the process and requirements for considering final plat approval. It is required that the final plat is submitted within one year from the date of preliminary plat approval unless an extension is requested in writing and granted by the City Council. The proposed final plat has been submitted within one year of the preliminary plat approval. The Applicant is requesting final plat approval to subdivide the property at and around Bluff Creek Dr & Pioneer Trl in the NE corner. Staff reviewed construction plans developed by Westwood Professional Services, Inc., dated May 16, 2025, and updated June 11, 2025, July 11, 2025, July 21, 2025, and August 7, 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. As currently proposed, the final plat is consistent with the previously approved preliminary plat, and all lots meet the minimum lot area, lot width, and lot depths required by their proposed zoning designations. Page 3 of 10 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. Lot 21, Block 2 is shown to consist of common area between homes that would be owned and maintained by a future Home Owners Association (HOA). Lot 21, Block 2 is expected to increase in size following the vacation of a portion of the adjacent Carver Count y right of way deemed excess by Carver County and which Pioneer Ridge, LLC expects to acquire. As a result, a portion of the development's grading plan and stormwater design shows a component of the stormwater management solution within current Carver County ROW but which will become private property following the right of way vacation and sale. Staff has included the acquisition and incorporation of this land area into the plat as a condition of approval. Lot 14, Block 1 shown to the left has been modified so that the building pad for the detached townhome proposed for this site is reduced in its depth to provide an increased area for plantings, grading, and stormwater drainage. 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 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. Page 4 of 10 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 repo rt for the proposed development and those comments have been included with this report. A Traffic Impact Analysis was completed as part of the development review. 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. The grading plan submitted with the final plat application shows an updated grading plan that adequately regrades the existing hill to improve sight lines for traffic seeking to turn south onto Bluff Creek Drive. SANITARY SEWER AND WATERMAIN Water service is available off Pioneer Trail and Bluff Creek Blvd W 78 th Street via a 12-inch watermain. The applicant is proposing to wet tap two services for the site at the public watermain to loop the water through the proposed site. This watermain will be publicly owned once it is accepted. The sanitary sewer on the site will gravity flow to an on-site lift station, which will pump to a public manhole located on Bluff Creek Drive near its intersection with Hemlock Way. The entire system will be privately owned and maintained by the HOA. 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 ap plication 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 reali gned to facilitate the roadway Page 5 of 10 construction and to reduce steep slopes which have resulted in the severe erosion of the natural channel. The project plans also show a buffer area surrounding the watercourse which meets watershed district requirements. 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 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” cul vert 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 via the realigned and stabilized watercourse. A small portion of the roadway and homes will drain into a stormwater wetpond located just south of the existing stormwater basin along Bluff Creek Drive. The proposed design will reduce the drainage area and high water levels of the city owned stormwater basin which should improve drainage in the area. Runoff from the southern portion of the site will be captured and treated by two small filtration swales, which will outlet into the existing 24” pipe that carries stormwater south. Portions of the filtration swales are located within Co unty Right of Way and will therefore require approvals and permits from the County. The reuse 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. The applicant is proposing to realign and stabilize the natural channel which should mitigate the issue. The proposed design includes a drainage ditch and storm sewer along the northern edge of the property to direct runoff to two BMPs located on the east and west portions of the site. 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 Page 6 of 10 portion of the property. A drain tile system could help solve the nuisance runoff issue caused by insufficient ditch grades. 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 Disp osal 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 layo ut 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 6, 2025, 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 irriga ting the green spaces within the development. Additionally, the applicant proposes to construct two filtration swales and a stormwater wet pond located south of the existing publicly owned basin along Bluff Creek Drive. The two of the four proposed stormwater BMPs do not meet the city’s 3 -foot freeboard requirement measured from the 100-year high water level of the basin to the low floor elevation of the adjacent homes. It appears the basins were designed to meet the wate rshed requirements which are less stringent (2-foot of freeboard). As such the applicant shall reconfigure the basins to meet the city’s design requirements. Page 7 of 10 The applicant has secured conditional approval from the watershed district. Plan updates are required to address city and watershed district comments. As such, 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 stormwater infrastructure for the development will be privately owned and maintained. A maintenance plan for any BMP 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 plans 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, tree removals and tree preservation calculations as well as a replanting schedule to achieve bufferyard requirements with their preliminary plat application. 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 shall 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. RECOMMENDATION & STAFF REVIEW CONDITIONS Based on conformance with the preliminary plat, staff recommends approval of the requested final plat, subject to the conditions outlined below. PLANNING: 1. The Developer shall submit documents establishing a homeowner’s association to ensure that the HOA is responsible for the ownership and maintenance of common area lots, retaining walls, private roads, private utilities, lift station and exterior maintenance of the townhome units. Prior to recording of final plat, HOA documents must be submitted for review and approval by the City Attorney as well as proof that the HOA documents have been recorded and the common area lots deeded to the HOA. The common area lots are as follows: Outlot A, Outlot B, Lot 21 Block 2, Lot 35 Block 1, Pioneer Ridge. 2. Developer shall acquire the right of way deemed excess by Carver County and incorporate that land area into Lot 21, Block 2, and Lot 35, Block 1 of the Pioneer Ridge plat. Page 8 of 10 3. Townhomes must comply with the city code requirement of a minimum of 20 percent accent material, which may include brick, stone cut face block, or shakes. Developer shall update the architectural drawings to show that accent materials meet the 20 percent material threshold for the whole building. 4. Outlots C, and D, Pioneer Ridge, shall be deeded to the City of Chanhassen by warranty deed free and clear of any encumbrances with the recording of the plat . FORESTRY 1. Developer shall install tree preservation fencing around existing trees to be saved prior to any construction activities and remain installed until completion. Silt fence may not be used to delineate tree preservation. 2. All trees shall be planted outside of public right-of-ways. 3. Developer 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. WATER RESOURCES CONDITIONS: 1. Developer’s responsibility to ensure that all necessary 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. 2. Developer shall amend the construction plans, dated August 6, 2025 prepared by Westwood Professional Services., to fully satisfy construction plan comments and concerns identified by City staff within the staff report dated September 3, 2025. Final construction plans will be subject to review and approval by staff prior to recording the final plat. 3. Developer shall revise the design of stormwater management system address staff’s concerns with the northern drainage ditch, concentrated drainage down the bluff, and the discharge rates leaving the site as identified on the plans reviewed in the staff report dated September 3, 2025. A memo describing the ultimate design solution may be required as determined by the City Engineer. 4. The revised stormwater management design shall meet the city’s 3-foot freeboard requirement. Developer shall submit updated plans approved by the city prior to recording the final plat. 5. The Developer shall enter into an operations and maintenance agreement with the city for all privately owned stormwater infrastructure onsite. Operations and maintenance agreement shall be recorded with the plat. An HOA shall be created for the purpose of maintaining the stormwater infrastructure onsite. Page 9 of 10 ENGINEERING RECOMMENDATIONS: 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. 3. Provide a drainage and utility easement over drainage swales where applicable. 4. Any retaining walls associated with this project shall be privately owned or maintained by the Homeowners Association (HOA). 5. Developer must revise plans to showthat the existing hill will be graded back to improve sight lines, pursuant to the Traffic Impact Analysis. Developer shall update Figure 13 within the Traffic Study. 6. Developer must identify on the plans that the proposed lift station shall be privately owned. 7. Streetlights within the plat must be owned and maintained by Minnesota Valley Electric Cooperation (MVEC).Xcel Energy. Developer must provide to the City the agreement with MVEC establishing ownership by MVEC. Developer must install or arrange for installation of poles and luminaires that meet City standards. 8. The Developer must verify sight distance triangles and provide to the City Engineer written confirmation of this prior to final plat recording. 9. The Developer shall provide a schedule for necessary private utility relocations to the city prior to a preconstruction meeting. 10. Final plans shall show removals and design for connection to the existing sanitary sewer. 11. Developer must use C900 PVC for the proposed watermain and updated plans accordingly. 12. Centerline of the plan/profiles do not tie into Bluff Creek Dr. 13. Provide plans showing removals that shall be expected at the connection to Hemlock Way & Bluff Creek Dr. 14. Developer must provide removal sheets for Bluff Creek Dr and Pioneer Trail associated with sanitary sewer connection prior to final plat recording. 15. Developer must provide a detail of the sanitary sewer connection to the existing manhole within Bluff Creek Blvd. 16. Developer must provide a detour plan due to traffic impacts associated with construction of the sanitary sewer connection within Bluff Creek. 17. Based on the information provided, it appears the access off Bluff Creek Dr. does meet sight lines to the north within a 35 MPH speed zone, so a speed reduction would not be required. The Developer shall provide additional information to confirm the elevation off the driveway is correct. Page 10 of 10 BUILDING: 4. 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. 5. Building permits must be obtained before beginning any construction. 6. 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. 7. A building permit must be obtained prior to demolishing any structures on the site. 8. 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 . Fire apparatus turn arounds must be signed as no parking.