Planning Commission - Regular Meeting

Recording in progress. Call this uh planning commission meeting for the city of Chiaska to order. Wednesday, January 14th. It's about 7 o'clock right now. Um, do a roll call. Uh, Commissioner Austin here. Bosa here. Camp here. Roasted Sailor here. And chairperson Urban

barely hear you. [laughter] Um, make a motion to adopt the agenda or looking for a motion to adopt the agenda. So moved. Second. Second. First and second to adopt the agenda. All in favor say I. Opposed? Didn't think so. Um, moving on to visitor presentation. So, this would be anything that's not currently on the agenda tonight. Um, is there anybody that has something to talk about that's not on the agenda? No. Anybody online? No.

All right, we'll move from there into uh number five here. Approve pre approve the previous meeting minutes from the December 10th meeting. Um would somebody like to make that a motion? I'll make a motion to approve the December 10th meeting minutes. Second first and seconded to approve the December 10th meeting minutes. Any further discussion? Hearing none. All in favor say I. I. Opposed.

Motion carries. Uh which moves us to our consent agenda items which there are none tonight.

Uh which brings us to our action items. Specifically um our first one public hearing recommended approval of the preliminary site and building plan and resoning for 4200 PV road shock construction PC 2025-21. We have some ghosts in the building. That seems better. Maybe we'll try it. Perfect.

If it doesn't work, I'll just start yelling. How about that? That's that's that's totally expected.

I was told last night that during my presentation, I need to start using my mom voice more often when I'm presenting. So, maybe that's what I'm going to start doing. Okay. This evening, uh, we have a, uh, request that includes both a preliminary, uh, site and building plan approval as well as a zoning ordinance amendment. Uh, the concept plan came before you, uh, in the latter part of last year. Um, but tonight we have the applicant um, back before you looking at 4200 PB Road. So, tonight um I know the commission has heard this speech, but we're going to give it just for the benefit of those in the audience this evening. Um we are in the second step of CHASA's three-step process. Uh so, previously the concept plan uh included some highlevel plans. We use those plans to identify issues um for resolution kind of as we move through that process. Uh tonight we're in the second step. Uh so we staff did a more technical review um of more detailed plans coming out of that concept plan review. We also start to see some resolution to those issues that were identified in that first step. Uh and then uh should the applicant decide to move forward uh we will see that final review before moving into uh the permitting section of our process. Uh so just a quick summary of quick overview of the proposal. Uh the request is for a new office warehouse building uh with outdoor storage in the rear. Uh the applicant is Shaw Construction. Uh and there is two tenants uh of the six that are proposed within the building. Uh they're both here this evening and represented. uh those that is Southwest Rental and Sales and they're relocating

from another site within Chaza and then the second tenant is Crimson and Copper Plumbing and they're relocating from another community. Uh the site is currently zoned P8. Uh it's within kind of this northeast quadrant of the northeast quadrant of our city. uh right in the corner of that Chaza Chanhassen border. Uh the site up until or excuse me from 1986 to 2018 the site was uh zoned P2. Uh after 2018 it was reszoned uh to P8. Uh that resoning didn't change any of those PID2 standards uh which did prohibit outdoor storage for properties along Highway 41. Um but really that reszoning was to acknowledge uh residential that was constructed within the city of Chanhassen, but a majority of those standards uh remained the same. Uh in 2005 uh the site was granted final site and building plan approval as well as final plat uh for Chesca business lofts. That proposal was going to allow three buildings uh between 6 and 8,000 square feet for a max for a total of 15 tenants across those three buildings. Um the approvals included requirements for enhanced screening along Highway 41. Uh it also included a cross access easement uh that does exist on the property today. I'll talk a little bit more about that later this evening. Um but that was allow uh to allow this uh site circulation uh and access between the site and uh the property to the south. And then the third um kind of requirement coming out of that proposal

was again reiterating that no outdoor storage uh on the property. So despite this approval happening uh 20 years ago now uh this site the buildings were not constructed and the property has remained vacant. So the two uh.74 acre site uh as I mentioned is currently vacant. It does slope downward from a high point that exists along the northern property line. So it's sloping down in all directions from there. Uh there is a type one wetland uh that exists on that east or excuse me western property line along highway 41. Uh there's also the cross access easement that is existing uh from that previous approval. And there are also 14 uh existing trees of a variety of different species primarily on uh the eastern side of the property. So just a quick recap of the concept plan. Uh there were two buildings uh that were part of that concept plan. So the first was kind of the phase one or that initial building uh that we were reviewing in more detail. Uh it was 18,000 total square feet. Uh the building was 28t tall and primarily brick brick pre-cast and aggregate panels on those uh four facades. Uh that second building uh was shown uh in footprint and was indicated that it would be 9,000 square feet and there would be some additional parking uh that would happen as part of that second phase. But again uh it was noted that if that was going to be at some point uh in the future. The proposal also included um just under 18,000 square ft uh of outdoor storage. It was going to be enclosed by an 8ft

fence primarily of wood uh and then brick corner accents uh signage uh shown uh there was one monument sign and uh then six wall tenant signs on the front kind of on that facade facing Highway 41. Uh parking was again a mix of constructed stalls. Uh so stalls shown uh on the west side of the building along Highway 41 and then a mix of proof of parking stalls. So just a quick recap of their meeting summary. Um in August they held a neighborhood meeting but no one attended that meeting. Uh then the request came before you. In October um the applicant and the future tenants were available. They answered some of your questions as it related to timing kind of over the overall construction uh as well as the future development of that uh future building and then they also answered some of your questions about site security uh and storage as well as just overall business operations. Uh staff did ask you uh to provide some feedback uh on that outdoor storage area just to help us kind of determine where you were at um before it moved into that next phase. Generally, you express support of that area, noting that it would be located behind the building, so it would be screened by Highway 41. They were also showing some additional landscaping uh and fencing, which you felt would provide adequate screening. uh you felt strongly that the stored material should be limited to the height of that fence. Uh and then finally you provided um some lang potential amendment language uh for staff to consider should it move forward. You ultimately voted to approve the concept plan and then it went to the council

later in October and they really echoed a lot of your sentiments and con uh and comments and they approved it. So, moving out of concept plan uh and into the current plan. Um the one of the bigger changes that you'll see is that that second future building has been removed from the plan. Um so, the proposed building has been reconfigured slightly. It was essentially made a little bit larger and then elongated. that really helped tighten up the site uh in order to meet those parking lot setbacks uh from the north and uh the south property line. So, the building increased uh from 18,000 square feet up to 22400 square ft. Uh that footprint hangs out still at about 8 or 16,000 square feet uh with a mezzanine level. the building height, um materials and signage are consistent with what you saw uh at the concept level uh with just some additional again uh details as it relates to the facade materials. The outdoor storage area um also shrunk about 1,000 square feet uh from when you saw it was over uh it was about 11,700 square ft previously. Uh it's come down to um just over 10,600 square feet. Uh fence height is consistent at that 8 feet. Materials are consistent with what you previously saw. So primarily wood uh with those metal gates mechanism uh and then again uh those corner brick accents to provide some uh just diversity in materials along that uh facade. And then again, um, the applicant, excuse me, [clears throat] has reiterated that the materials and the equipment stored within that would not

exceed, uh, the height of that 8ft fence. Moving into some of the other site improvements, um, access continues to be from PB Road, uh, with no access onto Highway 41. uh the amount of parking on site. If you remember concept plan, they were slightly deficient in what they were showing uh that to now accommodate uh what's required as well as that enlarged building. Uh they're showing 76 total stalls. 24 of them would be constructed uh part of that parking lot on the west side of the building and then the remainder are shown uh in proof of parking. Some of those stalls are located within that outdoor storage area and then the remainder of those proof of parking are shown in this uh red shaded area which would be an expanded parking lot should it be needed in the future. The proposal does include excuse me just over 300 square feet of wetland fill uh to accommodate that parking lot and then there was an additional monument sign uh added to the PB road entrance. uh landscaping. Uh 13 of the 14 or the site's 14 trees would be removed. Um but there would be additional landscaping proposed. Uh so they're showing landscaping uh on the west side of that parking lot. Uh a variety of evergreens, oaks, and crab apples. And then they're showing uh roughly 50 north pole arbories uh both along those north and southern property lines provide additional screening of that outdoor storage area. And then screening of that outdoor storage area from PV road uh would be with uh or landscaping to provide screening rather uh would be made up of elms, birch and furs as currently proposed. you water and sewer would be extended from PB roads. So they are available to

the site and can be extended and then storm water throughout the site uh would be collected and then directed to the storm water basin uh that wraps around what's that proof of parking area. Moving into staff's analysis, um the industrial use uh of the building and the overall site is consistent with the 2040 comp plan guidance for industrial. Uh and generally the building use is consistent with what's allowed in the PID8 district. However, uh as previously noted, there is an amendment that's required to that district to allow the outdoor storage uh because again uh not currently allowed for those properties along Highway 41 and this uh proposal includes one. Staff is uh supportive of that amendment to allow the limited wells screened outdoor storage on the area uh or on the site rather uh for a few reasons. Primarily, uh, the property is guided and zoned for industrial, which is where you typically see outdoor storage areas. Um, but that outdoor storage area would be located behind the building. And they're proposing adequate screening uh really to screen that outdoor storage area from Highway 41 uh to preserve kind of that high quality, high visual standard uh along that corridor. Additionally, um that stored materials and equipment wouldn't exceed that 8-ft fence. Uh and there's additional screening of the outdoor storage area from PV as well. Uh both by the 13t grade gray change from the street level up to that storage area as well as that additional landscaping. So, continuing on, uh, as you may recall from the concept plan review, uh, the the plat of Chesca Business Lofts, uh, had divided that site up, uh, to allow

for those individual ownership and then that larger lot to allow for those commonly shared amenities, uh, like the parking lot. And so staff had identified that it would either have to be combined, uh, at the county or they'd have to go through a plotting process. uh the property owner has since combined the lot into a contiguous lot. Uh so that has been resolved. Um but coming out of that uh there are existing drainage and utility easements that kind of follow that commonlyowned or that what was to be that commonly owned lot. Uh so those drainage and utility easements would have to be vacated and then a new standard city uh easement would have to be established around the perimeter of the lot. um the applicant has indicated that they plan to couple that with uh their final uh review. And then finally, uh that cross access easement coming out of Chaza Business Lofts also still exists um that remains and the uh the property owners indicated that they're working with that southern property owner uh to dissolve that easement. So, we would continue to monitor that before issuing uh a building or site permit. Moving into building uh analysis, the building materials continue to be consistent uh with what our code would allow uh and with what was previously approved with the concept plan. Uh and it does meet setback requirements as shown in the chart and in your report uh for access and parking uh requirements. again uh meeting what is allowed for the site by the P district for [clears throat] access and then the uh proposed amount of parking so that six stalls in totality uh would meet what our code would require and but by constructing 24 of them they would be

able to accommodate what would be their current anticipated demand uh without having to construct uh excess uh parking. uh but would it would still allow us to review and ensure that that parking lot u meets our standard requirements should it need to be constructed in the future. Uh so if you recall out of concept plan um there was a large encroachment into the northern and the southern parking lot setbacks. Um those have generally be resol been resolved uh but for a minor uh one-foot encroachment just along a sliver of that southern uh parking lot. Uh so included in your packet this evening and in your resolution uh there is uh just a condition of approval to adjust that slightly in order to meet that requirement. And then finally um anal or the staff's analysis of landscaping. Again, all but one tree would be removed from the site. Um, but their proposed landscaping plan does exceed the previously established screening standards along Highway 41. Um, and uh while the plan doesn't currently meet uh our ordinance requirements for overstory trees, uh if they swap out those four uh discovery elms uh to another species, uh then the plan would meet our requirements. And the reason for that is uh our our code our landscaping ordinance excludes elms of any species um from being counted as an overstory tree. So just by swapping that we're meeting that requirement. So, the four main things uh that we're going to be looking at and continuing to monitor uh as the project moves forward again uh that easement vacation and dedication uh just that slight adjustment to the parking setback uh

resolution on that cross or cross access easement uh and then um the landscaping requirement. So again, just kind of swapping out uh those species or uh whatever however they choose to resolve that, but to meet that uh overstory tree requirement. Uh so with that, um looking for two motions this evening and then uh this would move to the council at their next meeting on January 26th. So I'll turn it back to you if you have any questions. Perfect.

Thank you. Um commissioners, any questions for staff at this point? Then uh let's open the public hearing at 7:20. Um we have representatives here of the project. So if any we have questions for the developer, builder owner, they're here as well. I've got a couple questions. I'm not sure who wants to answer. Can I have you step up here and and state your name and your address, please? Mike Wickenhauser, Crimson Copper Plumbing.

Thanks, Mike. Um, just curious on the You went from two buildings to one building or one future building. Any any reason for that? It just made more sense with the the shape of the building working with the lot that we had. I think we had to shrink it in a little bit to meet some requirements along the sides, the sides. Um, so it made more sense at that point to then go a little longer then we can get the working space that we need for our businesses and then that that pushed it farther back towards the planned second building. So that kind of took that off the table. Okay.

So we just decided to commit to the one and go that route. And then the uh the the fence there, what what kind of material are you thinking on the fence? I I believe part of the fence is going to be it's going to match the building pre-cast and that'll be at um kind of the corners and visual points and then the main runs of the fence are going to be um wood fence painted to match the building.

Other questions? just uh can you go over that the with the uh parking lot in the back or the storage in the back safety and security concerns that you've looked at how it's going to be addressed just kind of what your thoughts are that Yep. We're going to have um so it'll be closed off after business hours. It it'll be open during business hours. Then that storage area is going to be closed off, locked up. We're going to have sight lighting so that area will be lit up. Like what's kind I just you know we don't want it lit up like you know Mystic Lake. I don't think

I Yeah. Yeah. No, it's it's not going to be an airport. They're kind of ground facing lights that light up the storage area. Um and and that's for us too. We're we're going to be getting started before the sun comes out and working after it goes down sometimes. All right. Anyone else? No. Any questions from our guest here or online?

We will close the public hearing then at 7:23 p.m. Sorry for taking so much time here. Um, I would say, you know, thank you, first off, thank you for, you know, taking the feedback that you got from both us and council, um, as you continue to move this project forward. Um, making it pretty easy to slide it through. Probably not as easy with staff on a day-to-day basis, but from our perspectives, it's very nice. Um, I guess I'd look for a motion to to approve. I'll make a motion to approve to the city council the preliminary plans in the zoning amendment to allow the outdoor storage at uh PV business Business Center at 4200 PV Road subject to the follow the following listed 11 conditions.

Second motion made and seconded for that. Uh all in favor say I. Opposed? Motion carries. And then we got a second motion on this one as well. I'll make a motion. I'll make a motion to recommend approval of the joing ordinance amendment to the planned industrial district P8 based on the draft ordinance. Perfect. Anyone want to second that one? Second. Second on it. Motion made and seconded. Um all in favor say I. I. Opposed?

Hearing nothing. Motion passes. Thank you guys. Which brings us to our second action item which is the recommended approval of the concept plan on the Hollisk property 4245 Big Woods Boulevard PY Homes PC number 2025-22. Thank you, chair and planning commission members. Um, just give me a second while I pull this presentation up that you can see that in front of you before I start. Got it.

Thank you. All right. So, we have a concept plan application in front of us this evening for the Hollisk property that has the address of 4245 Big Woods Boulevard uh being proposed by PY Homes. The property is highlighted in blue in this attached aerial exhibit. Uh the property is considered to be in our southwest area of the city. Um specifically it is in the southeast corner of County Road 44 or Big Woods Boulevard and Highway 212. Um it's um just south of County Road 44 um and adjacent to a few residential developments out there which I'll I'll get into the adjacencies a little bit later. Um we are at the first step in our three-step review process. So this is the introduction to the project, a general overview of uh the project itself and starting to identify some issues or concerns or questions um to be addressed in their more technical analysis. In the second preliminary step, um the property um again is shown here. Um it will only encompass about 3/4 of the southern portion of uh the property in question. Um the remaining 12 acres to the north side will be retained by the Hollisk family. Um some of the adjacent users out here, you have Rivertown Heights, which is a detached single family development immediately east. Uh you have the future Southwest Community Park immediately east as well. That's a 52 acre um area. You have a schoolowned property immediately east as

well, roughly 6 acres in size. And then immediately south of the site in question is um a recent development that was approved uh called High Point Vistas, which is a detached single family residential uh housing subdivision. as well. Um the applicant did conduct a neighborhood meeting um last year on November 24th. Uh they did not have any attendees uh to that meeting, so there were no comments or concerns that were raised at that time. Um other approvals and background. Um so in 2017 is when the right of way for the future Savannah Way extension uh the area that has been planned for the Southwest Community Park and then the future uh inclusion of a school elementary school. All of those properties were purchased back in 2017 from the Hollisk family. Uh the city purchased the right ofway shown in orange and the community park shown in green. Uh the school uh purchased the property for their future elementary school shown in purple on this exhibit. Highpoint Vistas that I mentioned earlier um came through and it was approved uh for their pre-plat um back in June of 2024. Um this will be 162 lots um at its full buildout. Um they just got final plat for their first phase for 56 lots on the south side of the development back in March of 2025. Um I also want to point out um the city is currently going through the design process for the Southwest Community Park. Um and that has been ongoing for several months um over the past year

um and is currently being planned in design uh with our design team. Um there is a tenative schedule as to how soon the the project will start with hopes of doing site work as soon as this um this year in the fall. um in hopes of having full or in hopes of construction to start on the actual park in 2027. Uh the property in question is roughly 54 acres total. Um and as I mentioned before, the development is uh really um segmented to that 3/4 of the south side of the site. So 41 a 12 acres are proposed for this development this evening. The remaining 12.8 acres on the north side of the 54 acre property will be retained by the Hollisk family. Uh the current use of this property is primarily agricultural. So it has been farmed over the years. There is also a homestead and several outbuildings that exist um that will be on that 12 acre retained parcel. Um two wetlands have been delineated on site. Uh one is outside of the development boundaries and then there is one uh within the development boundaries more towards the southwest portion of the property. Um access to this parcel would come off of the future extension of Savannah Way. Uh currently Savannah Way stubs off at where the roundabout um on Big Woods Boulevard or County Road 44 sits today. So that will extend south and follow the path of that established rightway that is there today. Uh utilities are also available and they

stub off at Founders Path. Um so at the eastern or sorry the western edge of the Rivertown Heights development. Uh so the request this evening again is for concept plan approval uh which would entail a 207 lot residential subdivision uh which would break down to a mix of housing uh within this subdivision. Uh 98 of those units would be for town homes. Um 63 of uh the lots would be for detached single family and then 46 of the lots would be twin homes. All of these uh lots or units will be owner occupied um and all under their own HOA. Uh the town homes and the twin homes will have HOA maintenance for uh snow and mowing. And then HOA maintenance would be um or ownership and maintenance would be for all common areas in the development. Uh so the three different housing products are shown on uh this slide here. I know PY will also be going over some of the details of their products too and kind of their own separate small uh presentation they'd like to give to you. Um but again um all of these will be owner occupied. So they have provided some general price points for all of the units um ranging from the high 300s for the town home units um to the mid to high 400,000s uh for the twin home lots and the detached single family. Um all of these will be slab on grade units um and range in square footage from 1,500 square ft all the way up to

2500 square ft. Um all of uh the twin homes will be single level uh units and then the town homes and the detached single family will be uh twotory units. In terms of zoning and the guidance in our comprehensive plan, the property is currently zoned open, which is essentially a holding zoning district until it gets developed or redeveloped. Uh the comprehensive plan guides the site to be mixed residential. Um and just generally speaking, that pertains to a mix of uses within there and a mix of density as well. So it allows for a density range anywhere from three up to 40 dwelling units per net acre. Um this project in particular is proposing generally a five unit per net acre density. Another uh piece that I want to point out uh from our comprehensive plan is within our housing uh chapter of the comp plan, chapter 5, there is a section on housing diversity and promoting that. Um we have a list of policies that uh reinforce um that objective um and one that uh pertains to town homes policy number nine uh which speaks to encouraging and limiting the amount of town homes to approximately 75 units per town home uh product line. Um this limitation has helped to provide the community with a variety of housing styles and prices um and make the associations less vulnerable to downturns in any one product line due to changes in the buying pattern of the

general public. Um so how we've uh have administered this before um is um trying to vary the uh the look of the town home so you're providing uh variety in the um overall look of them. I think the policy really stems from ensuring that you're not getting vast arrays of the same town home either quads or um uh kind of those larger building expanses uh within one development um to avoid some of the the concerns that are raised in this policy. Um and I'll speak to this a little bit later um in um things to work on. Um this is the concept plan shown on this slide here. Um so again the overall site or development area is 41 and a half total acres and the 207 units are spread across those 41 and a half acres. The town homes will be oriented on the north side of uh that prop on the development area. The detached single family will be oriented within the middle uh and then the twin homes will be oriented uh towards the south portion of the property. Um four access points are proposed on the future extension of Savannah Way. So that'll be the primary entrance points into the development. Uh, one access point will line up with Founders Path, which is immediately east, and provide access to the town home units. There will be an internal spine um that'll connect all three areas or three um product types within the development internally. Um, and then you have uh

three additional access points. Two that will serve the detached single family area and then a another access point to the south that will serve the twin home area. But again, everything will be internally connected with the local street system. The applicant has stated that they anticipate two phases of this development. Um, and that is kind of tentative at this point, but that's what they anticipate. Now, um, they did highlight a first phase, um, which is, uh, outlined in red on this exhibit, and I apologize if that's hard to see on the screen there. Um, but effectively, it would encompass kind of the e, north, and eastern side of the development area, which would include all three product lines within that first phase. Um and then the second phase would essentially be the remaining um area outside of phase one. Um and as I mentioned before, the the area to the north of the proposed development um will be retained by the hollow family. Um there is a very conceptual um layout shown um in this concept plan but I do want to iterate that the uses and everything proposed within this area uh will have to go through its own separate review process come back for concept and go through our full three steps in terms of access and rightway again As I mentioned, there are four access points into this development. Um, an important thing, um, as I mentioned before, is, uh, the Southwest Community Park, um, is currently being planned at this time as

well. Um, and there has been some initial uh layouts um explored that anticipate three access points into the southwest community park and school property um east of this project site. Um those are still continuing to be refined and coordinated and kind of worked through uh the design process. Um but um one thing that we have been uh transparent on both sides of the road here with the applicant and with ourselves uh developing the the community park is that the access points on Savannah Way do need to align. Um and we'll continue to be coordinated um to ensure that those alignments um can occur. Um we do have spacing um requirements along collector roads that we'll have to keep in mind. Um so that will be a part of that coordination effort as well. Um right ofway since um the roads within the development are all proposed to be public um it requires 60 foot rightway widths um on those public roadways and the concept plan is anticipating those roadway widths. Uh the right ofway for Savannah Way um again has already been established with the 2017 um acquisition and purchase um in the timing and construction of Savannah Way um will also need to be coordinated now that we have an active development plan in front of us and uh the Southwest Community Park is actively being designed as well. Um so timing and construction

um and all of the details that come with that um will continue to be coordinated with the developer um and with the other um future users and uh uh High Point Vista's development to the south to construct that extension. um for utilities and storm water. Um as I mentioned before, oops, utilities stub off at Founders Path uh to the east. So those will be extended um into the development from there. Um it will also um based on their layout extend down Savannah Way. um water will extend for the full um extent of uh Savannah Way that will also service um High Point Vistas to the south. Um one piece uh that we'll need to ensure happens in the preliminary and final is securing a water mane crossing easement um up to the Highway 212 right ofway. Um this is to bring um water services across Highway 212 to be able to serve uh the future development for a business park on the east side of or I'm sorry, west side of Highway 212. Um for storm water, there are four total uh storm water ponds proposed within this concept plan. Um they'll have to meet city and county standards for storm water design. Um, one piece we'll be requesting is ensuring that access points into these

um, storm water areas um, are delineated within outlots and not private property. So, one thing they'll need to show on their preliminary and final plans. Um, and lastly, the storm water design um, also needs to account for the 12 acre property that's retained by the Hollisk family. So it all needs to be kind of speaking uh the same language and um accounted for in the storm water management plan um in the preliminary submitt park dedication and common open space. Um so this area of the city uh within this parcel does not have a public park defined within it of course uh due to uh the plan for a southwest community park immediately east. So because there's no public park associated with this parcel um park dedication fees will be required to be paid. Um the Southwest Community Park again is currently being planned. Um and there are a whole number of amenities and uses proposed within that park that have to do with fields and disc golf uh passive areas, open field play, etc. Uh those items um continue to be refined um as uh the city works through that design process. Um this property uh with the town um houses and the t uh twin homes um there is a requirement to provide common open space um in the event that those types of units are in a development. Um our ordinance requires a thousand square feet per unit for both town homes and

twin homes. Um, her or ordinance also requires that the common open space be used for amenity or recreational purposes appropriate to the scale type of development and also improved for its intended use. So, not necessarily like open um field areas that they need to have some level of use. Um in in that space the applicant has provided several areas for common open space and at this time it's very high level in terms of what they're doing with it. Um but they did propose that these areas would be for uh passive areas with private trails and landscaping. Um it'll be important as they move into preliminary um how they are planning to program these spaces that do meet the full extent of the ordinance for common open space. Um these spaces should also be appropriate to the units that they're uh servicing. Um, and I think it's also appropriate to um to understand kind of how it can either enhance or or add to um beyond what the the Southwest Community Park is going to be able to achieve. Um they have given um some provisions and values of the open space areas that are proposed um and a few of the areas do exceed uh the requirement. Um they're also showing open space for the detached single family area which doesn't require common open space. Um from a high level standpoint just based on the square footage provisions they do um exceed our ordinance requirements. But I think it'll be important as we um go into preliminary and understand the

details of how these areas are programmed um to see how they they meet the intent and requirements of the ordinance. Uh screening and landscaping is kind of a big uh discussion item for this development since this development abuts two major roadways. One being Highway 212 um and the other being Savannah Way. Um we do have a landscape requirement for residential subdivisions to have boulevard trees along every public street for every 50 feet. and that's the area between um the street edge and the sidewalk edge. So they'll need to show that in their landscape plans for preliminary and final. Um they ha have also provided some concepts for uh the edges of the development adjacent to highway 212 and for Savannah Way. The crosssections that are shown on this slide are the um the different product lines and their abutments to highway 212. Um they do intend to incorporate a burm on the west edge of the property. They're showing a five-foot burm along um the edge of Highway 212 uh for all um units for the town homes, detached single family, and the twin homes to the south. Um, one piece that's really important um with um kind of as an add-on uh for the screening needs is ensuring that they're able to mitigate the noise coming from Highway 212. Um so they will

be required to um conduct a noise analysis um before they submit for preliminary so we can understand uh the noise generated from the highway and how uh their screening mechanisms um put in place whether that's burming landscaping um or additional um screening helps get them to the uh state noise standards to be able to meet those standards. [snorts] So, we'll know more as um details come out of that noise analysis to see or understand what those mitigation necessities will be. Uh these are cross-sections uh along Savannah Way and they're showing a three-foot burm uh through the extent of that. Um this is fairly consistent with what we saw to the south um in High Point Vistas and also to the north um within the Harvest and Harvest West neighborhoods. Um, so it'll be important for them to um kind of show that consistent application through their development that uh matches up with specifically High Point Vista since there's um another BM to tie in there. Um this slide is for uh the house designs and anti- monotony. Um, so the city does have an anti- monotony uh ordinance um section 1528290. Um, and this is specific to detached single family homes. There's a list of regulations in terms of um design um needs uh for detached single family. The applicant has stated that they can meet

the majority of these standards that are listed within them. Um so this pertains to window trim requirements uh garage protrusion and width uh regulations um etc. Uh they do request um to seek more analysis on a couple of the the standards that are laid out um within that ordinance. Uh, one pertaining to porch depth requirements where our ordinance requires six feet minimum of depth um and they would like to propose a 5- foot depth um for their uh for their detached single family unit. Um and then secondly um there is a requirement for LP smart site on front elevations. Um the applicant is a prop proposing more analysis to look at using vinyl um with cultured stone and then two different siding options on the front elevation. So that would be uh two of the following either lap shakes board and batten. Uh so this is really a discussion item that I'm hoping for you guys to speak through uh this evening uh to discuss the reasonleness of analyzing different alternatives for these uh uh standards listed in antimony for the specifically for their detached single family product. Um and just to give you a little bit of precedence, um we do have some precedence of this in a in another approved development, Dell web, uh which was also a PY development. um they asked for the same alternative for the LP smart side on front elevations and um proposed to do the vinyl with stone and two different um siding

options on the front. So that was effectively um adopted into the zoning for that [cough] development as um an acceptable alternative to the LP smart side. Um so we do have at least some precedence to show that uh we've uh looked at it differently in a different um uh development. Uh I think the stance that the city has on these alternatives is um ensuring that the quality um uh is still maintained or it's enhanced uh with these alternatives that are being explored. So I think um the alternative for the LP smart side, we still felt like the quality was being enhanced because there was minimum um still minimum requirements um or articulation requested and um ultimately um constructed into the development uh with the use of stone and then two different um siding applications on the front side. Um, PY does have a brief presentation that they're going to give following um, mine just to go into a little bit more um, of their request on this piece of it, but this will be kind of the more um, or one of the things that we'll want your discussion on. Um, to wrap up. Uh so just to call out the things to work on for their preliminary submitt um adherence with chapter 5 policy 9 regarding housing diversity in town homes. um specifically um working towards providing varied exterior designs um andor providing varied layouts that create a broad range of price points for the town homes um is kind of what we're requesting to meet this policy. Um one

way we've seen this done in areas that have more than 75 units of town homes is Springs at Mcnite Lake. Um, and this is the development that's just south of Costco. Um, you'll see uh varied exterior designs through that development. So, that was uh one way they decided to approach this policy and uh would be an acceptable avenue for PY to explore as well with their town homes. um coordination, continued coordination to ensure access alignment along Savannah Way for both um this development and with the Southwest Community Park and school sites. Um, also, um, built into that is ensuring that we can identify some safe pedestrian crossings across Savannah Way, um, to allow this development to safely connect into the Southwest Community Park as well as the school site because we know there's going to be families, there's going to be children um, that are going to want to access the the park and the school sites in the future. So, making sure we have we start to discuss those those safe routes into the park and school. Uh, working on their common open space programming. So, getting details on what's included in those common open space areas. Um, and adhering to the city's requirements on that. Um, working on screening, landscaping, birming, um, along Highway 212 and Savannah Way. um conducting a noise analysis and then also from that analysis understand what the mitigation efforts need to be to meet state noise standards. Um and then working on anti- monotony requirements

and uh the analysis for detached single family units [snorts] and working on their storm water plan to meet standards as well as including um any details that uh city engineering needs um specifically including the design and capacity of the 12 acre property north of this development. [snorts] And then um another detail that's important to understand and start discussing is their plans for construction traffic and how that's going to be accessed into the site um and how that's going to be coordinated with um uh the ongoing construction of Savannah Way if if those two pieces are going to be um happening at the same time. Uh so in conclusion, we are asking you to make a motion this evening to recommend approval of the council plan for the Hollisk property. And then based on the conditions that are listed in the staff report, um if this moves forward this evening, the city council that this would go to is Monday, January 26th. Uh happy to answer any questions. Um, otherwise, like I said, um, Haley from PY, uh, does have a brief, um, presentation she'd like to give to you.

Maybe we should get Kayle's presentation before we go on the question. I think it's a good idea. That might questions already. So,

good evening, chair and commissioners. This is Liz pulls it up. Um, Haley Daily Severs, PY Homes. Our address is 1650 West 82nd Street, Sweet 300, Bloomington, Minnesota. Um, as Liz mentioned, I have a brief presentation just to kind of go over our product so you guys can also see what it looks like as well as discuss some of those flexibilities we'd like more feedback on. Um, go to the next one. Um, just a brief history of who PY is. We started in 1950. We're a national home builder throughout the United States. Uh we build throughout the Twin Cities and that's a current example of all the communities that we're building in throughout the Twin Cities and we do build under two brands in Minnesota. PY Homes and Dell Webb. Um this community would be a PY home community and as you might be familiar with Adalwood was also a Dell web but done by PY as well. Um to start so when looking at this site we wanted to be really intentional with our design of it. We understand that there's a lot of growth happening in this area. Um, we also know that there's been a demand and a need for different types of housing, which is what led us to choose to propose town homes, uh, twin homes, and single family detached homes. We're trying to propose homes that meet folks at whatever stage of life that they're in at that time. Um, and then just a side note, since density always comes up, we are meeting the density requirements as um, outlined in the comprehensive plan. Next, um, this is an example of a town home we currently have built. These homes range around 1,800 square feet to just above 2,000 square feet. They're three to four bedrooms, um two and a half baths, two stories. They typically appeal to your firsttime home buyers or young families um that are looking for this. Um the next slide shows a few different examples of the homes. We typically build them in four or six unit packs. And then I also did include um examples of the inside of some of our

town homes. They're very spacious, tall ceilings, um high quality, nice materials as well. Next, um I'm propo or we're proposing twin homes. Uh we actually haven't built these yet in the Minnesota market, but we're excited to bring them in. Um they're typically geared towards more folks that are looking to downsize, slab on grade, single level living. um people that want to stay in the community but are looking for a little bit smaller house and folks that like the snow and mow maintenance so they don't have to go out there and you know blow their driveway in the middle of winter. Next, these are our detached single family homes. Um they range in square footage from 1,800 square ft to just above 2500 square ft. These are three to four bedrooms, um two to two and a half baths, two stories. and we find that families typically move into these type of homes. Um, and then just to talk about the flexibilities, as Liz mentioned, we can meet most of the requirements for the anti- monotony and design requirements. Um, we are requesting a reduction in the porch depth from 6 feet to 5t and that actually has to deal more with the window clearance in above the porch area. Um, in order to provide that living space, you need a window to have a certain size in clearance requirements. And as that porch gets deeper, it actually affects our ability to meet those window clearance requirements, which is one reason why we're proposing a reduction in the five foot. Um, we've built these homes in other communities with the 5- foot um porch depth. And we find that folks still are able to have chairs and a little sitting area and it's still usable space for them while also still looking good for the community and having that curb appeal. And the second variance or flexibility we would request is the LP on the front side. Um, as Liz mentioned, we're proposing we'd still do two different types of LP or siding on the front of it with stone. So, you're

still meeting that architecture element designs and creating something unique to look at, but just by removing the LP, it helps achieve costs that were more attainable for this type of buyer. And then the next slide shows additional renderings and photos um of these homes. And I can stop here um to talk about that more or I just have a summary for it. Um again, as mentioned, 27 new units and homes. Um really trying to be intentional with our design, knowing that there's a lot of growth in this area. um as well as trying to meet the different home buyers that we've heard um have a need for this type of housing especially in this part of the town. Um and of course all of our homes are extremely high quality, aesthetically pleasing and these would be a range of price points as well um that differ from the surrounding area.

Questions for the applicant or for staff? Hold on. Um, just a safety concern. Savannah Way, it's getting to be a pretty busy road going through the harvest and all the way up Creek Road and things like that. How are you going to evaluate? You know, I just worried about the alignment of the park, which is a great spot to be, the school right there. There's going to be a lot of pedestrian traffic crossing over Savannah Way. Um it's going to be very important to either have you know underpasses or roundabout to slow that traffic down. Savannah way is gets kind of crazy. I mean because people want to go to the parks that's all that's my only concern.

Will that be up to the city to decide about roundabout? That's and that's yes. So this was for everybody because I know you guys are both talking about it. It's it's you know if we're going to evaluate the volume of 212 the noise volume maybe we could evaluate the speed and savannah way that's legitimate concern impact safety concern that's all because there's sure that new school there and the park fantastic I mean what a great development for you know the people that want to move out here and you're gearing some of this towards younger families also so

correct and chair and commissioners as far as the school or the Savannah way design. I'd have to lean on staff as well. I know we'd be in coordination and talking, but ultimately it's my understanding the city will be designing it, but I know there's lots of ways to mitigate such as crosswalks and we're open to all of those ideas and working with staff on figuring that out at the next stage if we get to that point. I think it's a beautiful development. I I only have two concerns. 212 noise mitigation, five feet perm, I don't think is going to cut it. I know it's going to be up to the state to decide, but I don't I mean, you see how much traffic and trucks and everything goes more and more. That's probably going to be an issue.

And my second point, um, the porch size, we're you're asking for an exception from six feet to 5T at Dell Web. Did we do the same thing? Did we approve five feet for there? Chair and commissioners, I believe that exception was not granted for that, but I would look to staff as well, I think. Okay. So, we have made exceptions before. Okay. Not. Thank you.

Yeah, just to add to that, that wasn't a part of the the curated zoning for the Dell web community. It was specifically to the LP Smart Side uh alternative within that development. So, I would say the the request for the porch um uh down to five feet would be a new request that we haven't seen before. The advisement that um we've given to PY is um to give us an understanding of how these can still be utilized. Um my understanding because this provision and regulation when it was put in place predates me. Um, but my understanding it was put in place to ensure that um, if porches were going to be included on a home um, that they're providing a depth that is usable uh, for the property and to be able to meet some of our other design standards for a garage protrusion and where you're measuring that that protrusion from. Uh, the porch element needs to be usable and significant to be able to measure from that point. Otherwise, you're measuring from the front wall of the home. Um, so that's where I understand that value to come from. So if they're going to be requesting um an alternative to that or something lesser, um, we need to understand if the porch itself is still going to be usable, still going to be a significant element on the home. So that is something that they'll have to produce for us in that preliminary submitt. If you feel like that's a reasonable route for them to go, Yeah. And couple of things like uh there's a Savana way extension right if they don't get that extension before the project starts like uh how are they going to access the construction traffic like are they going to go through the riverfront uh community and how exactly they are going to have that trucks and everything hauling all those things do we have a plan for that

I think that's going to be a part of the the coordination that we need to understand so they need to you know understanding what the the um ideal situation and timing is going to be with Savannah Way being constructed, but there's also that um reasonable understanding that the development of their property and Savannah Way being constructed might be happening at the same time. Um so we need to understand how uh both those things can happen at the same time. So, we don't have answers for that quite yet, but definitely questions we have um going into those coordination efforts. This couldn't really be built without Savannah Way coming through. Correct. Correct.

They need Savannah Way to come down to be a to be able to access their development. I would assume you'd want to start turning dirt next building season. That's correct. We would work as Liz is mentioning with staff to if the progress if we get positive feedback then petitioning for the city to start design and working with engineering and planning to make sure that it all aligns. Um which the timing might work out if everything it sounds like it might start turning dirt this next 2026 summer time.

So I do see like uh there are no participants for the neighborhood meeting right? So city city park is just neighboring to that property. So generally if these kind of scenarios like city engineering team or any con anyone from city generally goes to those neighboring meetings. They had this is the map that they sent out too. Yeah. So the park is like coming in parks here. Yeah. So these houses here and then these houses

the park is still in in that area for like in that particular neighboring code meeting like whatever the area covered for that right. So generally in this suppose there is a munel meeting munipal building is going there right. So if someone is building something else next to that if they are inviting for the neighborhood meetings city generally obligated to go there and just provide their inputs or is like a city generally don't even go for that just just only for the individual neighbors to go to the neighborhood meetings just understanding I mean whether why it is not going it's not my question like generally city go and provide the inputs if they would have provided the inputs they might have aligned that uh the uh the access points right probably that is what I'm coming after are you talking about neighborhood meetings for this development

for this development suppose for this development when they have a neighborhood meeting because there is a some other project adjacent to that uh development is owned by city so generally city go and provide the inputs in those scenarios that's what matter yeah so the way that It sounds like you're kind of asking how how are we coordinating exactly our park. Um I mean we're not showing up to their neighborhood meetings. That's and that's by practice. We we typically allow the developer to lead those meetings um with the neighbors and speak on behalf of their development.

Now obviously you know city staff are working with the developer. It's a city project to do the park. So you know we are coordinating with that. Um, you know, the three of us are involved in different degrees with the park project along with parks and recck department. We're all talking to each other. Um, so that's, you know, very much at the forefront of of this project to make sure that we're coordinating that. In addition, according to the park, um there's multiple factors on Savannah Way uh that's pushing for, you know, how that how that road needs to be expanded. Um there's this project that's being proposed by PY. There's the park project that we are pursuing. Um and then to the south there's High Point Vistas which the first phase is already underway. Um and that's causing an initial kind of leg a portion of Savannah Way to come from uh County Road 61 heading northward. Um we met with uh High Point Vistas earlier this week. It sounds like they're preparing to submit and initiate their their next phase of that development, which would really be everything else um from what they've already begun all the way to the property line of what PI's proposing. And so that would initiate yet another segment of of Savannah Way to go forward. So there's kind of a confluence of factors here uh coming together and we'll be working to coordinate that um and that may drive uh Savannah way to get to full completion um a little what we sort of anticipated which is okay.

Okay. So the front side material right LP siding material they were proposing a different material right. So PY already constructed some other project in Chaza. Did they use the same kind of material there or like just now they are asking for a different variance. So what they're requesting with this development would be the same application we did in Dell web or adwood.

Okay. Um so what they did in Adalwood in lie of using LP smart side on the front elevations that's required uh they propose to use vinyl um stone and then two applications of the vinyl in different ways. So it provided three different layers of articulation on the front um with stone and then two different siding options. So either lap siding shakes or board and batten. So, it's not new. Basically, they did use similar kind of whatever they're proposing in. Yep. Yep.

Two things. One, I really like the variety of home types, especially the single level twin homes. Seems like a nice addition in terms of variety of home types in the area. And then two, my comment was also going to be around the crosswalks or whatever coordination and alignment for Savannah Way. Um maybe one of those can be a four-way stop or something to force traffic to stop to allow people to cross. Um, but then also as it relates to the development itself, just uh kind of a question, I don't know, maybe this comes at the next phase, but whether you'll have sidewalks or trails within the development across the three different sections and then of course making sure that then those line up with the, you know, crossing areas across the way.

Sure. chair and commissioners, we will have sidewalks on both sides of the street. And then part of that open space um will also have some sort of private trails as well to increase the interconnectivity so folks don't just have to walk along the sidewalks along the street, but there will be some interconnectivity as well and leading to Savannah Way. And we will continue to refine those locations with staff as Savannah Way gets designed. Looks like a great development. Agree.

Looks nice. Uh, couple questions for you. Um, so on the on the Hollisek property, the 12 acres, does PY have interest in developing that at some point or is that you guys are completely kind of turning that over to somebody else? At this time, it's not a part of our contract. The seller wanted to retain it. Um, we also aren't a developer who deals with higher intensive uses. We only do residential. So, we wanted to focus on what we know and that's the residential portion. So, at the time the sellers retaining that portion. Okay. Um, and then it was mentioned that these are all going to be owner occupied. So, you're not going to allow rentals in there. Is how is that going to be set up that way?

So, all of our homes will be for sale. Um, we will have an homeowners association that does allow up to around 30% of rentals. Um, and so there will be technically rentals allowed, but all the homes would be for sale. So, homeowners associations, do you see then like four associations here? Typically, when we have multiple products and we're the developer of it, we'll have one master association and then there's just cost sharing. It's easier in our perspective to have less boards because it helps reduce some of the cost and just having agreements and kind of like they're doing out at Chvel.

Yeah, thank you. By the way, um and this might be for staff, but um along 212 there, there's eventually probably going to be an off-ramp coming in. So, the only reason I bring that up is it'd be nice to have once you put marketing materials together to show a future offramp there, just so you don't have homeowners buying thinking that there'll never be an offramp there. Sure.

Um, along with noise mitigation for that offramp. Um, my personal opinion on the five foot porches to the six foot porches, you've got chairs that are usually about 3 ft deep now, 6 in off the front of the house. So, you've got you're down 18 inches in front. If they put a little ottoman in, all of a sudden you have no room to walk there. So, I like the six foot better from that perspective. Um, the LP smart siding, uh, LP smart side. I think the vinyl products look good for about 10 years, but then they really start to show their their wear after that. Um, I'm a big proponent of LP. Just I've seen a lot of it and it looks good 15 years after it's been installed. So, um, answered that one. The the town homes and the twin homes, would they be slabs or any basements involved?

Slabs. They're all slabs. Yeah. How uh any prediction on what your cost might be or sale prices? We do have some estimates. Um obviously this will change depending on when we get closer to development. Um we're predicting the town homes to be those high 300s to low 400,000s. um the twin homes that mid 400,000 range and then the single family 450 to the higher end of that 450 depending on options closer to 500 probably and so on everything looks nice what's so unique about this development what makes what makes PY if you were selling yourself to this commission right now sure what would you say is going to make this this development stand out amongst the others

I think one thing that makes PY unique is one we we have a great brand for a reason there's There's a lot of scrutiny that goes into every deal, not just an internal local level, but from a upper level to make sure that we're upholding that and doing the right thing even when no one's looking. We also understand there's a lot of housing needs in the Twin Cities in general. And we're providing three different product types that we hope to reach three different groups to hopefully help their dreams come together. And it's an amazing purchase to buy a home and we want to be a part of that journey for folks. Thank you. No more questions. Anyone else? No, sir.

So, because of the price points, we've sort of began some of this conversation with PY. Um, I just want to share with you all some of the partnership that we're going to continue to explore. Um, we've spurred some conversations with the Carver County CDA. Um, and Carver County CDA does a number of things and one of them is uh the land the the uh the land trust program, Carver County Land Trust Program and uh we've got a number of properties in town that are part of that and um it's a it's a very helpful tool to try to create long-term affordability uh for homes and um you know so the way that that works is the CDA will come in and purchase a property the the land ownership rights end up getting severed from the the building ownership rights and so that land ends up going into the land trust long term and then the building is the the thing that you know a person can come in and purchase. So by doing that the price point to purchase is you know significantly lower compared to a neighboring property that looks the same feels the same um but you know has that more typical arrangement that that we're used to.

Um so there may be opportunities u because of the sort of products that are being delivered here with what pies is proposing um that it could fit with the sort of um you know price point that the CDA is often looking for uh for part of that program and how the finances and economics need to work for that. So we're going to continue to try and pursue that uh that opportunity and see if um you know there's something there that we could at least get a few units into that that program as part of the students. kind of exciting especially being that close to an elementary school. Right. Also,

right, Cloveridge neighborhood is an example of a location where there's quite a number of properties that are in that program. Um probably the most recent one that we've done um with that at least that had some attention to it would have been um the new ther house project and the homes that are built next to that. All of those are in the um the land trust program. Um, and in fact, I just heard today that a couple of those are looks like they're going to be getting purchased here soon with with some residents moving in. So, thank you. Anything else? Any other questions? No. Any any last remarks? No. Thank you, chair and commissioners.

Thank you, Kelly. Um, with that, I guess I'd uh look for a motion. I'll make the motion to rec recommend approval to the city council the approval of the concept plan for the Holocac property subject to the following 12 12 conditions. Is there a second second made and seconded and thirded the only thing I'd add to that is I think everybody agrees that we need to really take a look at Savannah way from a safety perspective with crossings. So, all in favor of the motion say I. I.

Opposed? Motion carries. All right. All right. Any other business that anybody has? No. Reports.

No, I mean in general my question was like generally any any community or any project comes next to the city. city considered as a like a neighbor or like a city generally treats as a city that's what my whole concept right so so suppose if there is a project coming to next to my home I would be like a considered as a neighbor so like that if city is owning some project next to that existing coming project the city considered as a neighbor or like a city is still as a city entity that is what I wanted to ask that question

but but the city would be involved in the yeah they should be involving from the start that is the reason why they already aware of it they generally don't need to go but is there any obligation generally city considered as a neighbor because they are owning that project that is that distinction I just wanted to understand you know right yeah exactly that's what I went like practical outcome yeah yeah [laughter] anyone else other business look for a motion to adjourn Make a motion to adjourn. Second. First and seconded. All in favor say I. I. Motion carries. All right. Very good. Good job. All right.

Recording stopped.