Neighbors call proposed Bell Maple Farm plan a "land grab" as council reviews sketch plat

City of Victoria planners presented a sketch plat for Bell Maple Farm — a proposed 15‑lot single‑family subdivision on roughly eight acres — at the council’s regular meeting, and nearby residents urged more study of sewer connections, habitat protections and safety before any formal applications proceed.

Brian McCann, the city planner, told the council the sketch plat is intended to gather feedback and is not an approval step. He described the site as just over eight acres with a proposed stormwater pond, a temporary cul‑de‑sac and a lift station to support sewer service. McCann said the parcel lies within shoreland overlay lines for two lakes and that shoreland standards require larger lots in that zone (20,000 square feet minimum and 125‑foot lot width for shoreland). He also said the developer would need a comprehensive plan amendment for the proposed density and that the project “meets all of our minimum standards for the R‑1 low‑density residential district.”

Why it matters: Several residents, represented by neighbor and Kings of Neighbors spokesperson Nick Gardino, said they do not oppose development but described concerns that the utility easement and a potential mandatory sewer connection could force owners to sell, and asked for more transparency about an earlier land transfer to the arboretum. “I do think this looks like a land grab,” Gardino said, adding that neighbors worry about forced connections if a sewer main comes within 100 feet of existing properties and about impacts from a retention pond and lift station sited near longtime homes. He also urged state natural resources and fish‑and‑wildlife review for shoreland protections and possible effects on the endangered rusty patched bumblebee.

Staff said key technical constraints limit options. McCann and city staff explained the proposed lift station is placed at the development’s low point so sewage can be collected and pumped for treatment, and that utility extension costs would fall to the applicant, Norton Homes. McCann also explained park‑dedication obligations: the 15 homes would equate to about 0.7 acres of dedication or an estimated $73,500 cash‑in‑lieu amount under city code. He noted that the planning commission and parks committee had reviewed the concept and were generally supportive of a fee in lieu of land for parks.

Council members pressed on safety and neighbor impacts. Council Member Roberts recognized the homes are large and meet local and Chanhassen lot‑size standards but asked whether traffic, sight‑lines and emergency access comply with fire code standards. Residents and council members raised a separate technical concern: Chanhassen has adopted Appendix D of the state fire code (requiring secondary access for certain numbers of dwellings on a single access), and staff said they would coordinate with the fire department and building officials to determine compliance as the project moves past sketch review.

The applicant, represented by Pat Hiller of Norton Homes and engineer John Molinero of Pioneer Engineering, remained available for technical questions but did not present additional details beyond staff materials. Staff emphasized there is no formal action at sketch‑plat stage; next steps would include a preliminary plat, further engineering studies, and public hearings if the developer proceeds.

What’s next: No vote was taken on the Bell Maple Farm sketch plat. Staff will continue technical review and follow up on the council’s questions about utilities, emergency access, shoreland protections, and tree preservation before any formal application comes back for action.