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26-06 CC staff report PH (952) 227 -1100 • ChanhassenMN.gov 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA • 55317 Application: Metes & Bounds Subdivision and Rezoning (Planning Case #2026-06) Staff Report Date: April 22, 2026 Drafted By: Rachel Arsenault, Associate Planner Joe Seidl, Water Resources Engineer Mackenze Grunig, Project Engineer Planning Commission Review Date: April 7, 2026 City Council Review Date: April 27 2026 SUMMARY OF REQUEST: The Applicant is requesting a metes & bounds subdivision and a rezoning from Rural Residential to Single-Family Residential for the property located at 6651 Galpin Boulevard. PLANNING COMMISSION RECOMMENDATION: The Chanhassen Planning Commission recommends approval of the requested rezoning from Rural Residential to Single -Family Residential for the property located at 6651 Galpin Boulevard. The Planning Commission does not review metes & bounds subdivision proposals and therefore does not make a recommendation on that portion of the proposal. LOCATION: 6651 Galpin Blvd PID: 254070020 DEVELOPER/APPLICANT/ OWNER: Steve & Wendy Buresh PRESENT ZONING: Rural Residential, RR 2040 LAND USE PLAN: Residential Low Density ACREAGE: 2.50 acres DENSITY: 1.11 net units/acre PROPOSED MOTION: “The Chanhassen City Council approves the proposed metes & bounds subdivision and rezoning from Rural Residential to Single-Family Residential for the property located at 6651 Galpin Boulevard.” LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city has discretion in approving a rezoning because the city is acting in its legislative or policy-making capacity. A rezoning must be consistent with the city’s Comprehensive Plan. The city’s discretion in approving or denying a metes & bounds subdivision is limited to whether or not the proposed project complies with zoning ordinance requirements. If it meets these standards, the city shall approve the subdivision. This is a quasi-judicial decision. Notice of this public hearing has been mailed to all property owners within 500 feet. Notice of the rezoning public hearing at Planning Commission was mailed to all property owners within 500 feet. APPLICABLE REGULATIONS City of Chanhassen 2040 Comprehensive Plan and 2040 Future Land Use Map Chapter 18 – Subdivisions Chapter 20 – Article 20-XII RSF Single-Family Residential Chapter 20 – Article 20-VI Wetland Protection PROPOSAL/SUMMARY The Applicant is requesting a metes & bounds subdivision and a rezoning from Rural Residential to Single-Family Residential for the property located at 6651 Galpin Boulevard. BACKGROUND This property is located in the Lake Lucy Highlands development, platted in 1986. This development was guided as Residential Large Lot by the 2040 Comprehensive Plan. City sewer and water service were made accessible to this property during the reconstruction of Galpin Boulevard in the summer of 2024. The extension of these services made the property eligible for reguidance in accordance with the policies of the 2040 Comprehensive Plan. On March 24, 2025, the Chanhassen City Council approved a reguidance of the property in the 2040 Comprehensive Plan from Residential Large Lot to Residential Low Density. This reguidance made the property eligible for rezoning and subsequently subdivision. EXISTING CONDITIONS The property currently has one single-family home that meets the criteria of the Single-Family Residential zoning district. The home is situated on the north side of the property, and the driveway connects to the right-of-way on the north end of the property, which is preferred by engineering to minimize driveway access on a collector road such as Galpin Boulevard. There are no proposed changes to the existing structures or access. METES AND BOUNDS SUBDIVISION Parcel Attributes Parcel A Parcel B RSF Zoning (MIN) Lot Frontage 105 feet 130 feet 90 feet Lot Depth 463.41 feet 463.41 feet 125 feet Lot Size 48,658.05 sq ft 60,243.30 sq ft 15,000 sq ft Developable Area 18,623.3 sq ft 18,531.37 sq ft - The proposed parcels for the metes & bounds subdivision meet the lot frontage minimum, lot depth minimum, and lot size minimum for the Single-Family Residential zoning district requested. The existing single-family home on Parcel A meets all the RSF Single-Family Residential Zoning code requirements, including front setback minimum, side setback minimum, rear setback minimum, and maximum lot coverage. Based on the developable area of the proposed parcels, the proposed density is approximately 2.35 dwelling units per acre. This is in accordance with the Residential Low Density guidance, which requires a minimum of 1.2 or a maximum of 4 dwelling units/acre based on the 2040 Comprehensive Plan. SURROUNDING ZONING DESIGNATION The properties to the north, south, and east are zoned Rural Residential. The property to the west is zoned Single-Family Residential. The Single-Family Residential zoning district is abundant surrounding this development and is a common zoning designation for this area of Chanhassen. The proposed rezoning is compatible with the character of the neighboring area. LAND USE ZONING CONSISTENCY The following zoning districts are consistent with Residential - Low Density land use in the 2040 Comprehensive Plan: • Single-Family Residential District, RSF; • Mixed Low Density Residential District, R-4; • Residential Low and Medium Density Residential District, RLM; and • Planned Unit Development – Residential, PUD-R. The applicant is proposing a zoning district in conformance with the 2040 Comprehensive Plan Guidelines. ENGINEERING PROJECT OVERVIEW The applicant is requesting a Metes and Bounds subdivision and site plan review for the creation of a second lot at the property located at 6651 Galpin Boulevard south of the existing house. The proposal includes improvements to the site consisting of a new home and driveway, and new stormwater management features. Plans and a stormwater report dated March 9, 2026, both prepared by Lake & Land Surveying, were reviewed by staff. STREETS AND DRIVEWAY ACCESS The Developer proposes access to the subdivision via the existing public street abutting the property: Galpin Blvd. The Developer will be required to remove a portion of existing curb to construct a new driveway access to Galpin Blvd. The removal limits were not shown within the submitted plans and will be required to be shown prior to receiving the city’s Right of Way permit needed to construct the driveway. The driveway for Parcel B will be required to position as far south on the lot as possible while meeting city code regulations. This requirement aligns future potential driveways next to one another to effectively minimize the access point on Galpin Boulevard, a collector roadway. WETLANDS The proposed plan identifies one (1) wetland on -site, delineated by Midwest Natural Resources on March 3, 2026. This delineation has not yet been reviewed or approved by the City of Chanhassen in its role as the Local Government Unit (LGU) responsible for administering the Wetland Conservation Act (WCA). Wetland reviews under the WCA involve the Technical Evaluation Panel (TEP), which includes representatives from the city, Watershed District, Minnesota Department of Natural Resources (DNR), Board of Water and Soil Resources (BWSR), and the Carver County Soil and Water Conservation District (SWCD). The TEP is responsible for reviewing wetland applications, including confirming wetland types and boundaries. The submittal identifies the following wetland on-site: • Wetland 1 – sloping/depressional, Type 2/3/5 complex consisting of fresh wet meadow, shallow marsh, and open water. The applicant must submit a formal WCA Joint Permit Application (JPA) to the city. Upon receipt, the city and TEP will review the application and conduct a site visit to verify the wetland’s location and type. The JPA must be approved by the LGU prior to recording the subdivision. A formal Notice of Decision will be issued by the LGU to document the wetlan d boundary and establish the required buffer. Based on the current plan, the wetland does not appear to be directly impacted by development or construction. However, WCA regulations and City Ordinances are intended to protect wetlands due to their value for water quality, flood mitigation, and wildlif e habitat. The proposed subdivision will trigger wetland buffer requirements under Article VI, Chapter 20 of the City Code. Accordingly, the applicant must establish the required buffers following confirmation of the wetland delineation and MnRAM assessment by the TEP. The verified wetland boundary and buffer must be incorporated into the final survey prior to the issuance of building permits. GRADING & DRAINAGE The proposed second lot, south of the existing house, currently contains open grass, wooded areas, and a wetland. Under existing conditions, the west half of the site drains southeast to a point just off-site, then re-enters the property in the southeastern portion. Ultimately, drainage from the entire site flows southeast off-site into a natural drainage channel. Under proposed conditions, the western half of the second lot will be mass graded to accommodate a new house and driveway. Overall, drainage patterns will remain generally consistent with existing conditions. An iron-enhanced filtration basin Best Management Practice (BMP) is proposed to treat runoff from new impervious surfaces, with a rate control basin located upstream of the filtration basin. Most disturbed areas will drain southeast to the proposed rate control basin and filtration system before discharging off-site to a southeast drainage ditch. However, a small portion in the southwest appears to drain south off -site under proposed conditions, bypassing the treatment BMPs. This flow path is not reflected in the current mapped drainage boundaries. The proposed iron-enhanced filtration basin and rate control basin are intended to provide treatment for new impervious surfaces and to meet applicable discharge rate requirements. However, the current design needs to be modified to meet rate control, volume control, or water quality requirements. EROSION CONTROL The proposed development is not expected to exceed one (1) acre of disturbance and will, therefore, not 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). Though a NPDES permit is not required, the project shall still adhere to erosion and sediment control guidelines as outlined in Section 19 - 145 of City Code. All erosion control shall be installed and inspected by city staff prior to initiation of site grading activities. Total site disturbance shall be confirmed prior to issuance of building permits. The applicant shall develop a complete erosion control plan subject to staff approval. No earth-disturbing activities may occur until an approved erosion control plan is developed and implemented. STORM WATER MANAGEMENT Article VII, Chapter 19 of the City Code establishes the required stormwater management development standards. Section 19-141 states that these standards must be reflected in plans prepared by developers and project proposers in the design and layout of site plans, subdivisions, and water management features. The standards require abstraction of runoff and water quality treatment sufficient to achieve removal of 90 percent total suspended solids (TSS) and 60 percent total phosphorus (TP). The proposed project is located within the jurisdiction of the Riley Purgatory Bluff Creek Watershed District and is therefore subject to its rules and regulations. A permit from the watershed district will be required prior to the issuance of building per mits. A Stormwater Management Report has been submitted for review to verify compliance with all applicable stormwater management requirements, including rate control, volume abstraction, and water quality treatment. All review comments from both the city and the watershed district must be addressed prior to project approval. The proposed design includes a rate control basin and an iron -enhanced filtration basin to meet stormwater management requirements. Surface runoff associated with the proposed rate control basin and filtration basin was evaluated as part of this analysis. However, design conditions chosen for TP and TSS modeling do not match the project plans. Due to inconsistencies, which include the modeled pond design level, compliance with removal standards cannot be confirmed at this time. The applicant submitted calculations and supporting documentation indicating that the proposed drainage design will not adversely impact adjacent properties. However, discrepancies were identified between the HydroCAD and MIDS models and the project plans. As a result, compliance with rate control requirements cannot be verified. These discrepancies include inconsistencies in storage surface areas and volumes, drainage boundaries, the pond overflow weir profile, and the treatment volume provided. In addition, the analysis should include the entire disturbed area, as well as any off-site areas that drain to the project site, to evaluate rate control. On-site undisturbed areas and off-site drainage to the west and north should also be analyzed, as the current drainage boundaries do not reflect the proposed site conditions. As part of the final site plan review and agreement, the applicant shall submit final versions of the stormwater modeling (HydroCAD and MIDS) and an updated Stormwater Management Report that addresses all outstanding comments and confirms compliance with rate control, volume abstraction, and water quality standards. All stormwater infrastructure on the site will be privately owned and maintained. The applicant shall prepare an Operation and Maintenance (O&M) Plan for the private stormwater infrastructure onsite. Maintenance of private stormwater systems is required in perpetuity. The O&M Plan must be approved by the Water Resources Engineer, or their designee, and recorded against the benefiting property. The stormwater O&M agreement shall be recorded prior to the issuance of building permits. ANALYSIS – SUBDIVISION 1. (IS/IS NOT) consistent with the zoning ordinance; The proposed subdivision is consistent with the zoning ordinance. 2. (IS/IS NOT) consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; The proposed subdivision is consistent with applicable city, county and regional plans including but not limited to the city’s comprehensive plan. 3. 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; The physical characteristics of the site are suitable for proposed development in accordance with staff conditions. 4. 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 this chapter; The proposed subdivision has adequate provision for all utilities. 5. The proposed subdivision (WILL/WILL NOT) cause environmental damage; The proposed subdivision will not cause environmental damage. 6. The proposed subdivision (WILL/WILL NOT) conflict with easements of record; The proposed subdivision will not conflict with easements of record. 7. The proposed subdivision (IS/IS NOT) not premature. The proposed subdivision is not premature in nature. ANALYSIS - REZONING Staff has reviewed the proposal and found it to be in conformance with the following criteria for rezoning property. 1. The proposed zoning has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City of Chanhassen 2040 Comprehensive Plan for Residential Low Density land use areas. 2. The proposed zoning is or will be compatible with the present and future land uses of the area. 3. The proposed zoning conforms to all performance standards contained in the Zoning Ordinance. 4. The proposed zoning will not tend to or actually depreciate the area in which it is proposed. 5. The proposed zoning can be accommodated with existing and planned public services and will not overburden the city's service capacity. 6. Traffic generation by the proposed use within the zoning district is within the capabilities of the streets serving the property. STAFF RECOMMENDATION Staff recommends that the Chanhassen City Council approve the requested metes & bounds subdivision and proposed rezoning from Rural Residential to Single -Family Residential for the property located at 6651 Galpin Boulevard, subject to the conditions of this report. APPLICATION REVIEW STAFF COMMENTS Water Resources: 1. The Developer and their design Engineer shall work with City Staff in amending the plans, dated March 9, 2026, prepared by Lake & Land Surveying, to fully satisfy plan comments and concerns. Final construction plans will be subject to review and approval by staff. 2. The Developer shall confirm filtration treatment volume provided onsite and verify that all stormwater design aspects match as modeled in HydroCAD and MIDS, presented in the stormwater management report, and shown on the plans. The applicant shall submit verification that rate control and water quality requirements are met prior to issuance of building permits. 3. The Developer shall secure an approved wetland type and boundary LGU decision prior to recording the subdivision. 4. The Developer shall work with staff to develop and implement an erosion and sediment control plan prior to the initiation of grading activities. 5. The Developer shall provide an explanation of treatment methods utilized in MIDS modeling or revise the model parameters to align with site conditions and verify compliance with water quality requirements prior to issuance of building permits. 6. Soil testing shall be required during construction to confirm underlying soil conditions are present at the basin location, since initial soil borings were not provided. 7. It is the Developer’s responsibility to ensure that permits are received from all other applicable 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, MDH, MPCA, etc.). The applicant shall submit verification that all applicable permits have been secured prior to the issuance of building permits. 8. The Developer shall provide final versions of hydrologic and hydraulic (H&H) and water quality modelling with the building permit submittal. 9. The Developer shall develop a maintenance plan for the private on-site stormwater system. An Operations and Maintenance Agreement shall be recorded prior to the issuance of building permits. Engineering: 1. The Developer shall enter into Encroachment Agreements for all private improvements located within public drainage and utility easements or right -of-way, as approved by the City Engineer, prior to issuance of building permits. 2. The Developer shall provide revised plans prepared by James Grams, dated March 9, 2026. 3. The Developer’s plans show a retaining wall along the drainage and utility easement. The applicant shall verify that no footings or structural components of the retaining wall are located within the easement. 4. The plans shall show bituminous trail removals due to driveway construction, as well as damage caused by installation of the existing home’s sewer and water services. 5. The plans shall show the date when the well on the site was sealed. 6. The plans shall be adjusted to show the rock entrance located outside the bituminous path. 7. The Developer shall provide appropriate trail signage when the path is closed. 8. The plans shall include curb and asphalt removal and replacement, as well as applicable city detail sheets. 9. The Developer shall provide revised plans for review and approval. 10. It is the Developer’s responsibility to ensure that all required permits are obtained from other agencies with jurisdiction over the project. Planning: 1. The driveway location for Parcel B shall require approval by City Staff. Forestry: 1. Tree survey: Survey requirements are laid out in Chapter 18 -61 of City Code where all trees over 5” dbh must be surveyed which would include location, diameter, species, condition rating and marked whether or not it is being removed or saved. All trees where the critical root zone (as defined in Chapter 1) that may be impacted by construction must be included on the survey. 2. A delineation of existing canopy coverage is needed. This can be done by taking an up- to-date aerial view of the site and calculating existing canopy coverage, minimum canopy coverage required and the canopy coverage post-construction. 3. Tree preservation detail: map of the site that includes the location of tree preservation fencing. Should also include fencing details itself- ex. 4’ orange snow fence will be used for tree protection fencing around the critical root zone of trees etc.