To: Members of the Planning Commission
From: Brad Boland, AICP, Planning Manager, Development Services Department
Title
Chateau Valley Site Development Plan
[112 Acres, generally located east of Memmen Park, north of Baldwin Park, and south of the Southridge Townhomes]
Body
________________________________________________________________________________
Executive Summary
Highline Engineering & Surveying, on behalf of 113 M, LLC, is requesting approval of the Chateau Valley Site Development Plan (SDP) (Attachment B). The 111.72-acre site is generally located east of Memmen Park, north of the Baldwin Park subdivision and south of the Southridge Townhomes (Figure 1 and Attachment A).
The SDP proposes 402 residential units, consisting of 254 single-family detached homes and 148 single-family attached homes, along with a private clubhouse lot. This is 159 fewer homes than the 561 units permitted by the Young American Planned Development Plan and Zoning Regulations. The plan provides 50.24 acres of public land and private open space, representing approximately 45 percent of the site.
Valley Drive will be completed through the property, and the plan includes a network of local streets, sidewalks, concrete and natural-surface trails, drainage improvements and public utility extensions. The SDP also depicts connections to the existing street stubs at Ash Avenue, Elm Avenue, Eaton Street and Santana Drive. The traffic analysis indicates that the roadway network will continue to meet Town standards if selected neighborhood street connections are closed to general traffic. Accordingly, the Planning Commission’s recommendation should include whether all proposed connections should remain open or whether selected connections should be closed while preserving required emergency access.
The proposed SDP meets the applicable requirements of the Young American Planned Development Plan and Zoning Regulations, the associated development agreements and the Town’s Site Development Plan review criteria. No outstanding staff or external referral comments remain. Staff recommends that the Planning Commission recommend approval of the Chateau Valley Site Development Plan to Town Council, including a recommendation regarding the configuration of the neighborhood street connections.
Budget Impact
Development of the property will generate development-review fees, development impact fees, system development fees, permit and inspection fees, and building use tax typical of a residential development.
The SDP proposes 402 homes, consisting of 254 single-family detached homes and 148 single-family attached homes. For estimating purposes, staff applied the Town’s average single-family home size of 2,500 square feet to both housing types. Based on the Town’s adopted 2026 fee schedules effective July 1, 2026, staff estimates that the residential development will generate the following fees:
|
Impact Fees |
|
|
Parks and Recreation |
$ 4,382,202 |
|
Municipal Facilities |
$ 230,346 |
|
Fire |
$ 651,642 |
|
Police |
$ 352,956 |
|
Transportation |
$ 6,858,120 |
|
Total Impact Fees |
$ 12,475,266 |
|
|
|
|
Water System Development Fees |
|
|
Water |
$ 3,251,183 |
|
Water Resources |
$ 11,729,600 |
|
Wastewater |
$ 2,006,824 |
|
Stormwater (Plum Creek) |
$ 1,001,714 |
|
Total System Development Fees |
$ 17,989,321 |
In addition to the fees estimated above, the project will generate applicable land-use, subdivision, engineering, permit, inspection, utility and meter fees, as well as use tax based on the value of permitted improvements.
The developer will also be responsible for constructing the public and private infrastructure required to serve the development, including roadways, the Valley Drive bridge, drainage and streambank improvements, water and wastewater facilities, utilities, sidewalks, trails, landscaping and traffic-calming improvements. Required financial assurances or surety must be provided for applicable public improvements. These construction obligations and financial assurances are separate from the fees estimated above.
Development impact fees, stormwater impact fees and system development fees are generally collected when individual building permits are issued and are based on the fee schedule in effect at that time. Actual fees will depend on the size and characteristics of each home, the timing of permit issuance and future adjustments to the Town’s fee schedules. Because buildout will occur over multiple years and fees are typically adjusted annually, the development may ultimately generate fees exceeding these estimates.
Based on the analysis detailed in this staff report and the findings noted above, staff recommends that the Planning Commission recommend approval of the Chateau Valley Site Development Plan to Town Council, including a recommendation regarding whether the proposed connections at Ash Street, Elm Avenue, Eaton Street and Santana Drive should remain open to general traffic.
Staff finds that the SDP meets the applicable review criteria whether all proposed neighborhood street connections remain open or selected connections are closed, provided that any closure preserves required emergency access and complies with applicable Town technical requirements. In formulating its recommendation, the Planning Commission should consider neighborhood connectivity, the potential for cut-through traffic, traffic distribution and emergency-access needs. Town Council will make the final decision regarding the configuration of these street connections as part of its consideration of the SDP.
Attachments
Attachment A: Vicinity Map
Attachment B: Site Development Plan
Attachment C: Young American Planned Development Plan and Zoning Regulations
Attachment D: Traffic Impact Study
Attachment E: Potential Street Connection Exhibit
Attachment F: Public Comment