25-01 staff report PC
Application: Requesting Preliminary Plat (Planning Case #2025-01)
Staff Report Date: September 30, 2026
Drafted By: Rachel Arsenault, Planner II
Planning Commission Review Date: October 6, 2026
City Council Review Date: October 12, 2026
SUMMARY OF REQUEST: The Applicant is requesting preliminary plat approval for the
replatting of the 40 attached townhome lots. This request is to extend the rear lot line of each
parcel by 5 feet; the additional area will be taken from the HOA common lots.
LOCATION: See Image
PID: 256180150 - 256180560
APPLICANT: Pioneer Ridge, LLC
PROPERTY OWNER: Pioneer Ridge, LLC
PRESENT ZONING: R-8- Mixed Medium Density
2040 LAND USE PLAN: Residential- Medium Density
(4.1-8.0 units/net acre)
ACREAGE: 6.22 Acres (gross) 6.22 acres (net)
DENSITY: 6.4 units/acre (gross), 6.4 units/acre (net)
PROPOSED MOTION:
“The Chanhassen Planning Commission recommends approval of the preliminary plat for the
Pioneer Ridge 2nd Addition subdivision subject to the conditions of approval and adopts the
attached Findings of Fact and Recommendation.”
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The city’s discretion in approving or denying a preliminary plat is limited to whether or not the
proposed plat the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it
meets these standards, the city must approve the proposed plat. This is a quasi-judicial decision.
APPLICABLE REGULATIONS
Chapter 18, Subdivision
Chapter 20, Article XXIV-2, “R-8” Mixed Medium Density Residential District
PROPOSAL/SUMMARY
The Applicant is proposing the replatting of the Pioneer Ridge development for the 40 attached
townhome lots.
REQUEST FOR PRELIMINARY PLAT APPROVAL - SUBDIVISION REVIEW
This proposed subdivision is a replatting of the Pioneer Ridge subdivision previously approved by
City Council on May 5, 2025. Pioneer Ridge is a subdivision consisting of 54 lots, including 14
detached townhomes and 40 attached townhome lots.
The proposed preliminary plat for Pioneer Ridge 2nd Addition incorporates an additional 5 feet of
depth to the rear of each attached townhome lot. This will cause a reduction in the common HOA
lots that encompass the properties. New drainage and utility ea sements will be dedicated and
adhere to the newly proposed lot lines. This alteration will not change the original proposed
drainage or topography.
Gas utilities serving these homes were elected to be installed in the front yard rather than along
the rear yards, which requires the attached townhomes to be pushed deeper into the individual
attached townhome lots. The attached townhomes are planned to have both decks and patios
which cannot extend into the common HOA land. The additional 5 feet of lot depth will allow the
planned decks and patios to be constructed as anticipated.
The Applicant to update the subdivision plat area and density calculations shown on the second
addition plat to be consistent with the plat area of the proposed second addition and density. The
correct plat area and density calculation is noted on the first page of this staff report and it
conforms with city code.
When considering a subdivision application, City Code directs the City to consider seven (7) aspects
of the proposed subdivision. The seven (7) considerations and findings are as follows:
a) The proposed subdivision is consistent with the zoning ordinance.
Finding: Subdivision meets all of the requirements of the “R -8” Mixed Medium Density
Residential District.
b) The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the City's Comprehensive Plan;
Finding: Subdivision is consistent with applicable city, county and regional plans including
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 suitable for the proposed development;
Finding: The subject property is suitable for the proposed development.
d) The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by the
subdivision ordinance;
Finding: The development plans adequately demonstrate the ability to serve the site with
sanitary, water, and stormwater utilities as well as provisions for private streets and erosion
control.
e) The proposed subdivision will not cause significant environmental damage subject to
compliance with the conditions of approval;
Finding: The proposed subdivision conforms to City Code for purposes of preservation of
bluff areas as well as the city’s requirements for landscaping replacement plantings
associated with proposed tree removals.
f) The proposed subdivision will not conflict with easements of record;
Finding: The proposed subdivision has relocated overhead power lines. As a result, the
proposed subdivision does 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.
Finding: The proposed subdivision is not premature as it has adequate plans for stormwater
drainage, adequate roadways, sanitary sewer systems, and public improvements and
support systems.
RECOMMENDATION
Staff recommends approval of the preliminary plat as proposed.