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Council approves 53-unit Chestnut Townhomes after debate over tree removals and traffic
Summary
The Eden Prairie City Council approved a comprehensive plan amendment and directed staff to prepare a development agreement for the 53-unit Chestnut Townhomes project, amid resident concern about removal of heritage trees, parking and sight-lines; the project includes three inclusionary units at 30% AMI.
The Eden Prairie City Council on April 7 approved a comprehensive guide plan change and directed staff to prepare a development agreement for the Chestnut Townhomes, a proposed 53-unit rental townhome development on about 5.72 acres near Chestnut, Carmody and Windsong drives.
The project team, represented by Dugan Garrison of Creed Group/Redtail Multifamily, told the council the development would include two- and three-bedroom units, 9,000 square feet of open space and three inclusionary units to be rented at 30% of area median income. "We are providing three inclusionary housing units at or below 30% of AMI," Garrison said during his presentation.
Staff presented detailed information about trees, landscaping and traffic. City staff said 53 significant trees (900 caliper inches) would be removed, including seven heritage trees (311 caliper inches), and explained the tree-replacement approach: "The tree replacement requirement is a little over 1,000 (caliper inches) and that is being met through just a little bit shy of 300 (caliper inches) being planted on site and then a payment in lieu for the remaining 785 (caliper inches)," staff said.
Traffic analysis summarized expected vehicle trips and pedestrian needs. Traffic staff Robert said the revised, medium-density plan reduces estimated daily trips to about 348 (roughly 24 added AM peak and 27 added PM peak trips) and recommended monitoring sight-lines and pedestrian crossings. He said the Chestnut trail-to-trail crossing meets the warrant for a rectangular rapid-flashing beacon (RRFB) and suggested the city consider a no-parking restriction on one side of Chestnut to preserve emergency access.
Residents and neighborhood representatives raised concerns about tree loss, buffer plantings, irrigation and warranties for trees planted on private HOA property. Don Yorum, president of the Pinebrook HOA, asked the council to pause the process so the developer could provide additional detail: "We would like the city council to continue this project for 2 weeks or a month to give us an opportunity and for the developer to follow through on what they said in providing us with information that we can agree to on the additional tree plantings," he said.
Council members pressed the developer on guest parking, playground maintenance and EV charging readiness. The developer said guest parking would include about eight designated guest spaces in addition to driveways and garage stalls, and that internal roads and amenities would be privately maintained by the property's management group. On EV readiness, staff noted that without a planned-unit development (PUD) the project is code-compliant and the sustainable building standard — which can require EV provisions — is not triggered; council members urged pre-wiring to enable future EV chargers.
After questions and direction (staff agreed to meet with the Pinebrook HOA), the council voted to adopt a resolution changing the comprehensive guide plan designation from medium-high to medium density on the site, to approve park-dedication fees, and to direct staff to prepare a development agreement that incorporates staff, planning commission and council conditions. The motions were approved by voice vote.
Next steps: Staff will prepare the development agreement and return to council for final approvals, including the required subsequent readings and any permit actions.
