Commissioners push developer to revise Birchwood Estates concept plan over wetlands, roads and park dedication

Planning staff presented the Birchwood Estates concept plan from KJ Walk (case PZ26‑1437), describing a proposed 38.95‑acre development north of County Road 50 with 86 single‑family lots and 13 detached townhome lots (99 units). Michael told the commission the concept shows about 6.26 acres of existing wetland with approximately 5.25 acres proposed to be preserved, and that Rice Creek Watershed District and the DNR provided guidance on wetland permitting and natural heritage review requirements.

Commissioners pressed staff on access and safety: Washington County commented that turning lanes would be required on County Road 50 and has minimum intersection separation requirements. Multiple commissioners raised concerns that private roads shown may be below engineering standards and could create long‑term maintenance problems if managed by small HOAs. Commissioner Susan suggested removing Lot 26 that overlaps wetlands; Michael agreed that netting stormwater pond acreage per Met Council guidance at preliminary plat could allow shifting or removing lots. Commissioners also asked staff to push the developer to increase park dedication—possibly by removing lots 35–38—and to include a 50‑foot utility/roadway easement between Lots 34 and 35 to extend sewer and roadway connections to adjacent developments.

Staff told the commission the concept plan phase is advisory and the applicant will need to submit a formal preliminary plat and an MPUD application if the project proceeds; any requested PUD flexibilities must be justified with a public benefit at that stage. Commissioners requested clearer street connectivity, parking accommodations near the proposed park, and that staff require complete drainage, easement and trail plans in the preliminary plat submission.