05-06-25 PC Agenda itemPlanning Commission Item
May 6, 2025
Item Consider Preliminary Plat for Chanhassen Bluffs Community Center
File No.Item No: B.3
Agenda Section PUBLIC HEARINGS
Prepared By Eric Maass, Community Development Director
Applicant
Present Zoning
Land Use
Acerage
Density
Applicable
Regulations
Chapter 18, Subdivision
Chapter 20, Article VIII, Section 20-509, Standards and guidelines for
regional/lifestyle center commercial planned unit developments
Ordinance 696, “Avienda Planned Unit Development”
SUGGESTED ACTION
"Motion to recommend approval of the Chanhassen Bluffs Preliminary Plat and adoption of the
attached findings of fact and recommendation."
SUMMARY
The city is proposing the subdivision of the property into one 13.00-acre buildable lot (Lot 1, Block 1)
and three outlots (Outlots A, B, and C). The purpose of the subdivision is to establish the property
necessary for the construction of the Chanhassen Bluffs Community Center. The city is not seeking site
plan approval now, but that application will come forward at a future date. The city is only pursuing
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subdivision approval at this time.
The existing Planned Unit Development (PUD) Ordinance regulating the site's zoning and the proposed
preliminary plat and use are consistent with the property's future land use designation.
The proposed plat proposes a singular buildable lot that conforms to the PUD minimum requirements
and the PUD site plan. That area is identified as “District 3” within the PUD, which is intended to be
developed as amusement/recreation/entertainment uses.
BACKGROUND
DISCUSSION
RECOMMENDATION
Staff recommends approval of the preliminary plat as presented.
ATTACHMENTS
Preliminary Plat Chanhassen Bluffs
Staff Report
Findings of Fact and Recommendation
Affidavit of Publication
Affidavit of Mailing
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Curve TableCurve #C1C2C3C4C5C6C7C8Length56.2937.0450.7143.7623.0627.65296.1822.65Radius94.0066.0066.0094.0066.0066.002355.002355.00Delta34°18'40"32°09'21"44°01'18"26°40'33"20°00'54"24°00'25"7°12'22"0°33'04"OUTLOT COUTLOT BLOT 1BLOCK 1N01°43'13"E 344.00N88°16'44"W 265.26N01°43'16"E 159.67
N17°34'
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N01°43'16"E 230.90
N57°15'04"W102.30116.43
N01°43'16"E N30°25'13"W59.00S01°56'14"W 263.03
S07°02'36"E 70
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S06°05'13"E N81°58'01"E38.61N79°35'38"E56.91N72°45'31"W17.06N60°56'44"W83.49N39°22'33"W89.21N05°33'21"W85.52N15°04'06"W109.18N59°55'53"W89.02N67°22'49"W105.43L=255.82R=1136.00Δ=12°54'09"L=327.90R=952.77Δ=19°43'07"N07°45'55"W14.59L=318.83R=2355.00Δ=7°45'25"239.96788.85120.5310391
91
103
113113(VARIABLE WIDTH ROW)10' PARKING SETBACK30' BUILDING SETBACK10' PARKING S
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N01°43'15"E 256.12
N88°44'35"W135.18N88°15'45"W64.4971.70N44°42'54"EOUTLOT AC7C8OWNER: LEVEL 7 DEVELOPMENT LLCADDRESS: UNASSIGNEDPID: 250960440DRAINAGE AND UTILITY EASEMENTOVER ALL OF OUTLOT EPER PLAT OF AVIENDA TOWNHOMESPROPOSEDDRAINAGE AND UTILITY EASEMENTOVER ALL OF OUTLOT APROPOSED10 FT DRAINAGE ANDUTILITY EASEMENTPROPOSED10 FT DRAINAGE ANDUTILITY EASEMENTPROPOSEDDRAINAGE AND UTILITY EASEMENTOVER ALL OF OUTLOT CPROPOSEDDRAINAGE AND UTILITY EASEMENTOVER ALL OF OUTLOT BPROPERTY DESCRIPTION(Per Land Title, Inc Property Report No. 708652, dated February 14, 2025)Outlot E, Avienda Townhomes, Carver County, Minnesota.PROPERTY SUMMARY1.Subject property's address is unassigned.2.Subject property's property identification number is 250960440.3.The gross area of the subject property is 992,133 Square Feet or 22.776 acres.4.The subject property is zoned PUDRC - Planned Unit Devel. District/ Regional Commercial,per the City of Chanhassen Zoning Map, dated 2/10/2023.SCALE:SURVEY BY:DRAWN BY:CHECK BY:SHEETOFWSB PROJECT NO.I HEREBY CERTIFY THAT THIS SURVEY, PLAN, OR
REPORT WAS PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A DULY
LICENSED PROFESSIONAL LAND SURVEYOR
UNDER THE LAWS OF THE STATE OF MINNESOTA.
LIC. NO:DATE:
REVISIONS
NO.DATE DESCRIPTION
Chanhassen Bluffs
PID No. 25.0960440
City of Chanhassen, Minnesota Preliminary Plat1" = 100'Jeremy R. Honga
5801304/16/2025028043-00011SURVEYOR NOTES1.Easements shown (unless otherwise noted) are as identified in Land Title, Inc. PropertyReport No. 708652, dated February 14, 2025. No other search of the public records foreasements or encumbrances was made by the undersigned.2.Existing conditions and contour information per others, and provided to WSB on 2/6/2025.2.The vertical datum is based on NAVD88.PLAT AREASProposed plat areas are as follows:Lot 1, Block 1 = 566,472 Square Feet or 13.004 acresOutlot A = 87,523 Square Feet or 2.009 acresOutlot B = 243,757 Square Feet or 5.596 acresOutlot C = 94,381 Square Feet or 2.167 acresTotal = 992,133 Square Feet or 22.776 acresADDRESSESOwner: City of ChanhassenSurveyor: WSB 701 xenia Avenue South, Suite 300 Minneapolis, MInnesotaPRELIMINARY PLAT - DRAFT - 2025-04-16
DENOTES PLAT BOUNDARY.DENOTES PROPOSED LOT LINE.DENOTES 1/2 INCH X 14 INCH IRON MONUMENTSET AND MARKED BY LICENSE NO. 58013.DENOTES FOUND MONUMENT.DENOTES RESTRICTED ACCESS.THE SOUTH LINE OF OUTLOT E, AVIENDA TOWNHOMES,IS ASSUMED TO HAVE A BEARING OF N88°03'46"W.NOTE: THE DRAINAGE AND UTILITY EASEMENT OVERALL OF OUTLOT E, WHICH WAS DEDICATED BY THEPLAT OF AVIENDA TOWNHOMES, IS PROPOSED TO BEVACATED.0Graphic Scale (in feet)100200N1 inch = 100 feetNW 1/4NE 1/4SE 1/4SW 1/4SITENNOT TO SCALESECTION 23, TOWNSHIP 116, RANGE 23,CARVER COUNTY, MINNESOTAVICINITY MAPLYMAN BLVD.BLUFF CREEKBLVD.C.S.A.H. NO. 18C.S.A.H. NO. 17U.S. TRUNK HWY. NO. 212 POWERS BLVD.C:\ACC\ACCDocs\WSB\028043-000\Project Files\05_Discipline\Survey\Drawing\028043-000-PPLAT-Chanhassen Bluffs.dwg, 4/16/2025 6:21:38 PM
56
Application: Requesting Preliminary Plat
(Planning Case #2025-04)
Staff Report Date: April 29, 2025
Drafted By: Eric Maass, Community Development Director
Planning Commission Review Date: May 6, 2025
City Council Review Date: March 12, 2025
SUMMARY OF REQUEST: The Applicant is requesting plat approval to subdivide property to
create one buildable 13-acre parcel and three outlots. The purpose of the buildable lot is
intended for the future site of the Chanhassen Bluffs Community Center. The Applicant is not
currently seeking site plan approval of the facility but will do so in the future following plat
approvals.
LOCATION: Outlot E, Avienda Townhomes
PID: 25.0960440
APPLICANT: City of Chanhassen
PROPERTY OWNER: Level 7 Development
PRESENT ZONING: Planned Unti Development (PUD)
2040 LAND USE PLAN: Office/Commercial
ACREAGE: 22.76
DENSITY: N/A
PROPOSED MOTION:
“The Chanhassen Planning Commission recommends approval of the requested preliminary plat
and adopts the attached Findings of Fact and Decision.”
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Page 2 of 4
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The city’s discretion in approving or denying a preliminary plat is limited to whether or not the
proposed plat meets the standards outlined in the Subdivision Regulations and Zoning
Ordinance. If it meets these standards, the city must approve the preliminary plat. This is a
quasi-judicial decision.
APPLICABLE REGULATIONS
Chapter 18, Subdivision
Chapter 20, Article VIII, Section 20-509, Standards and guidelines for regional/lifestyle center
commercial planned unit developments
Ordinance 696, “Avienda Planned Unit Development”
PROPOSAL/SUMMARY
The Applicant is proposing the subdivision of the property into one 13.00 acre buildable lot (Lot
1, Block 1) and three outlots (Outlots A, B, and C). The purpose of the subdivision is to establish
the property necessary for the construction of the Chanhassen Bluffs Community Center. The
City is not seeking site plan approval at this time and that application will come forward at a
future date. Currently the City is only pursuing approval of the preliminary and final plat.
ENVIRONMENTAL PROTECTION DISTRICTS
• Wetland Protection – No wetlands on site.
• Bluff Protection – No natural bluffs on site.
• Shoreland Management – Not within a shoreland management district.
• Floodplain Overlay – Not within a floodplain overlay district.
LAND USE DESIGNATION
The property is assigned as both Office and Commercial designations by the 2040
Comprehensive Plan.
LAND USE – ZONING CONSISTENCY
The existing Planned Unit Development (PUD) Ordinance regulating the zoning of the site is
consistent with the properties future land use designation.
The proposed plat proposes a singular buildable lot and that lot conforms to the PUD minimum
requirements as well as the PUD site plan. That area is identified as “District 3” within the PUD
and that area is intended to be developed as amusement/recreation/entertainment uses.
SUBDIVISION REVIEW
When considering a subdivision application, City Code directs the City to consider seven (7)
aspects of the proposed subdivision. The seven (7) considerations and findings are as follows:
a) The proposed subdivision is consistent with the zoning ordinance.
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Page 3 of 4
Finding: Subdivision meets all of the requirements of the Avienda Planned Unit
Development “PUD” zoning ordinance.
b) The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the City's Comprehensive Plan;
Finding: Subdivision is consistent with applicable city, county and regional plans including
the City’s Comprehensive Plan.
c) The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater
drainage are suitable for the proposed development;
Finding: The subject property is suitable for the proposed development.
d) The proposed subdivision makes adequate provision for water supply, storm drainage, sewage
disposal, streets, erosion control and all other improvements required by the subdivision
ordinance;
Finding: The development plans adequately demonstrate the ability to serve the site with
sanitary, water, stormwater utilities and erosion control.
e) The proposed subdivision will not cause significant environmental damage subject to
compliance with the conditions of approval;
Finding: The proposed subdivision conforms to City Code and will not cause significant
damage to the environment.
f) The proposed subdivision will not conflict with easements of record;
Finding: The proposed subdivision does not conflict with easements of record following the
City releasing the existing drainage and utility easement over the entirety of Outlot E,
Avienda Townhomes plat.
g) The proposed subdivision is not premature. A subdivision is premature if any of the following
exists:
1) Lack of adequate stormwater drainage.
2) Lack of adequate roads.
3) Lack of adequate sanitary sewer systems.
4) Lack of adequate off-site public improvements or support systems.
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Page 4 of 4
Finding: The proposed subdivision is not premature as it has adequate access and space for
stormwater drainage, adequate roadways, sanitary sewer systems, and public
improvements and support systems.
ENGINEERING AND WATER RESOURCES PROJECT OVERVIEW
The Applicant is requesting preliminary and final plat approval to subdivide the property legally
identified as Outlot E, Avienda Townhomes. The consulting firm, WSB, developed the
Preliminary and Final Plat which has been reviewed by city staff. The plans provided show the
establishment of one buildable 13-acre lot and 3 outlots. The outlots will be used for
stormwater management and future development.
STREETS, GRADING, STORMWATER MANAGEMENT
The preliminary plat does not propose any new public or private streets or include proposals to
modify the site grading and associated stormwater management facilities. Private roads and
stormwater management will be identified and reviewed by city staff with the future site plan
submittal
RECOMMENDATION
Staff recommends approval of the preliminary plat as proposed and adopting the findings of
fact and recommendation.
60
1
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of City of Chanhassen – Planning Case No. 2025-04, Chanhassen Bluffs.
Request for Subdivision of land for purposes of constructing a community center.
On May 6, 2025, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of the City of Chanhassen for a subdivision request
associated with the proposed Chanhassen Bluffs Community Center. The Planning Commission
conducted a public hearing on the proposed development preceded by published and mailed
notice. The Planning Commission heard testimony from all interested persons wishing to speak
and now makes the following:
FINDINGS OF FACT
1. The property is guided in the Land Use Plan for Office and Commercial development.
2. The legal description of the property is: Outlot E, Avienda Townhomes
3. SUBDIVISION FINDINGS
a) The proposed subdivision is consistent with the zoning ordinance.
Finding: Subdivision meets all of the requirements of the Avienda Planned Unit
Development “PUD” zoning ordinance.
b) The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the City's Comprehensive Plan;
Finding: Subdivision is consistent with applicable city, county and regional plans including
the City’s Comprehensive Plan.
c) The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater
drainage are suitable for the proposed development;
Finding: The subject property is suitable for the proposed development.
d) The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by the
subdivision ordinance;
61
2
Finding: The development plans adequately demonstrate the ability to serve the site with
sanitary, water, stormwater utilities and erosion control.
e) The proposed subdivision will not cause significant environmental damage subject to
compliance with the conditions of approval;
Finding: The proposed subdivision conforms to City Code and will not cause significant
damage to the environment.
f) The proposed subdivision will not conflict with easements of record;
Finding: The proposed subdivision does not conflict with easements of record following the
City releasing the existing drainage and utility easement over the entirety of Outlot E,
Avienda Townhomes plat.
g) The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
1) Lack of adequate stormwater drainage.
2) Lack of adequate roads.
3) Lack of adequate sanitary sewer systems.
4) Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision is not premature as it has adequate access and space for
stormwater drainage, adequate roadways, sanitary sewer systems, and public improvements
and support systems.
7. The planning report #2025-04 dated April 29, 2025, prepared by Eric Maass is incorporated
herein.
RECOMMENDATION
The Planning Commission adopts the attached findings of fact and recommendation that
recommends the City Council approval the requested subdivision for Chanhassen Bluffs.
ADOPTED by the Chanhassen Planning Commission this 6th day of May, 2025.
CHANHASSEN PLANNING COMMISSION
BY:
Eric Noyes, Chairman
62
63
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
)ss
COUNTYOFCARVER )
I, Jenny Potter, being lirst duly swom, on oath deposes that she is and was on
April 24,2025, the duly qualified and acting City Clerk of the City of Chanhassen. Minnesota;
that on said date she caused to be mailed a copy of the attached notice Consider request for a
preliminary plat for the property required to construct the Chanhassen Bluffs Community
Center, Applicant: City ofChanhassen to the persons named on attached Exhibit "A", by
enclosing a copy of said notice in an envelope addressed to such owner, and depositing the
envelopes addressed to all such owners in the United States mail with postage fully prepaid
thereon; that the names and addresses ofsuch owners were those appearing as such by the
records olthe County Treasurer, Carver County, Minnesota, and by other appropriate records.
.lenny P ity CterkI
Subscribed and sworn to before me
this 26 day of )n, <
4,,'1,\k,,1,r"*.r,.*
Notary Public
Nori\
64
NOTICE OF PUBLIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
NOTICE OF PUBLIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
Date & Time:
Tuesday, May 6, 2025 at 6:00 p.m.
This hearing may not start until later in the evening,
depending on the order of the agenda.
Location: City Hall Council Chambers, 7700 Market Blvd.
Proposal:
Consider request for a preliminary plat for the
property required to construct the Chanhassen
Bluffs Community Center
Applicant: City of Chanhassen
Property
Location:
Property in the southwest corner of Bluff Creek Blvd
& Powers Blvd
A location map is on the reverse side of this notice.
What Happens at
the Meeting:
The purpose of this public hearing is to inform you
about the applicant's request and to obtain input
from the neighborhood about this project. During
the meeting, the Chair will lead the public hearing
through the following steps:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans for the project.
3. Planning Commission discusses the proposal.
4. Public hearing is opened taking comments from
the public.
5. Public hearing is closed and the Planning
Commission continues discussion on the project
prior to voting on the project.
Questions &
Comments:
To view project information
before the meeting, please
visit the city’s proposed
development webpage:
www.chanhassenmn.gov/proposeddevelopments
Sign up to receive email updates about this or other projects. Go
to https://www.chanhassenmn.gov/i-want-to/subscribe
Date & Time:
Tuesday, May 6, 2025 at 6:00 p.m.
This hearing may not start until later in the evening,
depending on the order of the agenda.
Location: City Hall Council Chambers, 7700 Market Blvd.
Proposal:
Consider request for a preliminary plat for the
property required to construct the Chanhassen
Bluffs Community Center
Applicant: City of Chanhassen
Property
Location:
Property in the southwest corner of Bluff Creek Blvd
& Powers Blvd
A location map is on the reverse side of this notice.
What Happens at
the Meeting:
The purpose of this public hearing is to inform you
about the applicant's request and to obtain input
from the neighborhood about this project. During
the meeting, the Chair will lead the public hearing
through the following steps:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans for the project.
3. Planning Commission discusses the proposal.
4. Public hearing is opened taking comments from
the public.
5. Public hearing is closed and the Planning
Commission continues discussion on the project
prior to voting on the project.
Questions &
Comments:
To view project information
before the meeting, please
visit the city’s proposed
development webpage:
www.chanhassenmn.gov/proposeddevelopments
Sign up to receive email updates about this or other projects. Go
to https://www.chanhassenmn.gov/i-want-to/subscribe
65
Disclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used
as one. This map is a compilation of records, information and data located in various city,
county, state and federal offices and other sources regarding the area shown, and is to
be used for reference purposes only. The City does not warrant that the Geographic
Information System (GIS) Data used to prepare this map are error free, and the City does
not represent that the GIS Data can be used for navigational, tracking or any other
purpose requiring exacting measurement of distance or direction or precision in the
depiction of geographic features. The preceding disclaimer is provided pursuant to
Minnesota Statutes §466.03, Subd. 21 (2000), and the user of this map acknowledges
that the City shall not be liable for any damages, and expressly waives all claims, and
agrees to defend, indemnify, and hold harmless the City from any and all claims brought
by User, its employees or agents, or third parties which arise out of the user's access or
use of data provided.
«Tax_name»
«Tax_add_l1»
«Tax_add_l2»
Disclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used
as one. This map is a compilation of records, information and data located in various city,
county, state and federal offices and other sources regarding the area shown, and is to
be used for reference purposes only. The City does not warrant that the Geographic
Information System (GIS) Data used to prepare this map are error free, and the City does
not represent that the GIS Data can be used for navigational, tracking or any other
purpose requiring exacting measurement of distance or direction or precision in the
depiction of geographic features. The preceding disclaimer is provided pursuant to
Minnesota Statutes §466.03, Subd. 21 (2000), and the user of this map acknowledges
that the City shall not be liable for any damages, and expressly waives all claims, and
agrees to defend, indemnify, and hold harmless the City from any and all claims brought
by User, its employees or agents, or third parties which arise out of the user's access or
use of data provided.
«Next Record»«Tax_name»
«Tax_add_l1»
«Tax_add_l2»
Subject
Parcel
Subject
Parcel
66
Tax name
STATE OF MINNESOTA - DOT
LEVEL 7 DEVELOPMENT LLC
CITY OF CHANHASSEN
C/O AVIENDA TOWNHOMES ASSOCIATION
THE BOBERTZ LIVING TRUST
CARA L BLACK REVOCABLE TRUST
WILLIAM I HAMILTON
JDV INVESTMENTS LLC
SUNGSOOK KIM REVOCABLE TRUST
KELLY PATTON
CARVER COUNTY HOLDINGS LLC
TIMOTHY D FOSTER
DEBRA A JUNGCLAUS
JENIFER KENIS PRINCE
TODD DAVID MICHELS
PAGE WORTHINGTON ARLT
Tax add t1
15OO COUNTY ROAD 82 W
4600 KINGS POINT RD
PO BOX 147
15050 23RD AVE N
5395 ROBINWOOD CT
10764 PURDEY RD
17593 HACKBERRY CT
6472 SMITHTOWN RD
15395 HIGHLAND BLUFF
7051 MILLCREEK LN
8722 BIG WOODS LN
221 MANITOBA AVE S
4407 SE HAIG POINT CT
13190 BEEHIVE CT
5385 ROBINWOOD CT
9165 MILLS DR
Tax add t2
ROSEVILTE, MN 55113.
MINNETRISTA, MN 55331-9628
CHANHASSEN, MN 55317-
MINNEAPOLIS, MN 55447.
VICTORIA, MN 55318-
EDEN PRAIRIE, MN 55347-
EDEN PRAIRIE, MN 55347-
EXCELSIOR, MN 55331-
MINNETONKA, MN 55345-
EXCELSIOR, MN 55331,
EDEN PRAIRIE, MN 55347-
WAYZATA, MN 55391.
STUART, FL 34997-
EDEN PRAIRIE, MN 55346-
VICTORIA, MN 55318,
CHANHASSEN, MN 55317-
67
Planning Commission Item
May 6, 2025
Item Approve Planning Commission Meeting Minutes dated April 8, 2025
File No.Item No: D.1
Agenda Section APPROVAL OF MINUTES
Prepared By Amy Weidman, Senior Admin Support Specialist
Applicant
Present Zoning
Land Use
Acerage
Density
Applicable
Regulations
SUGGESTED ACTION
"The Chanhassen Planning Commission approves its April 8, 2025 meeting minutes"
SUMMARY
Due to the April 1 Planning Commission meeting being rescheduled to April 8 due to spring break the
first week of April, the Planning Commission meeting minutes were unavailable as of the publishing of
the initial meeting packet for April 15.
BACKGROUND
DISCUSSION
68
RECOMMENDATION
"The Chanhassen Planning Commission approves its April 8, 2025 meeting minutes"
ATTACHMENTS
Planning Commission Meeting Minutes dated April 8, 2025
69
CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
MINUTES
APRIL 8, 2025
CALL TO ORDER:
Chairman Noyes called the meeting to order at 6:00 p.m.
MEMBERS PRESENT: Chairman Eric Noyes, Steve Jobe, Jeremy Rosengren, Ryan Soller,
Mike Olmstead, Dave Grover, and Katie Trevena.
MEMBERS ABSENT: None.
STAFF PRESENT: Rachel Arsenault, Associate Planner; Eric Maass, Community
Development Director; and Jenny Potter, City Clerk.
PUBLIC PRESENT:
Lindsey Button 1655 Hemlock Way
Debbie Lloyd 7302 Laredo Drive
Linda Paulson Chanhassen
ADMINISTRATIVE PRESENTATIONS:
1. PLANNING COMMISSION APPOINTMENTS & OATH OF OFFICE
Jenny Potter, City Clerk, administered the oath of office for Commissioner Grover.
Ms. Potter administered the oath of office for Commissioner Soller.
Ms. Potter administered the oath of office for Commissioner Olmstead.
2. ELECTION OF CHAIR AND VICE-CHAIR
Eric Maass, Community Development Director, stated that the first meeting in April was often
when administrative tasks were completed. Mr. Maass suggested that it could be a good idea for
the previous chair to continue in the role of chair since Mr. Maass would be on parental leave for
a portion of the summer.
Commissioner Jobe moved, Commissioner Soller seconded that the Chanhassen Planning
Commission motions to elect Chairman Noyes as Chair. All voted in favor and the motion
carried unanimously with a vote of 6-0. Chairman Noyes recused himself from this item.
Commissioner Trevena moved, Chairman Noyes seconded that the Chanhassen Planning
Commission motions to elect Commissioner Jobe as Vice Chair. All voted in favor and the
70
Planning Commission Minutes – April 8, 2025
2
motion carried unanimously with a vote of 6-0. Commissioner Jobe recused himself from
this item.
3. ADOPTION OF BYLAWS
Mr. Maass said that the bylaws are reviewed annually, and staff are recommending that the
bylaws clarify the Planning Commission could still meet in a work session if they did not have a
quorum. Previously, the bylaws said if a Planning Commissioner missed three consecutive
meetings, the City Council would need to remove that commissioner. He recommended changing
the language to read that the City Council could remove that commissioner, but it was not a
requirement.
Commissioner Jobe moved, Chairman Olmstead seconded that the Chanhassen Planning
Commission motion to adopt the 2025 City of Chanhassen Planning Commission bylaws.
All voted in favor and the motion carried unanimously with a vote of 7-0.
4. PLANNING COMMISSION – COMMISSIONER TRAINING
Mr. Maass provided Planning Commissioner Training. The Chanhassen Planning Commission
holds the role of an appointed advisory body by the City Council. The Planning Commission
makes recommendations related to the city’s zoning code and comprehensive plan. The Planning
Commission was the designated the “Board of Appeals and Adjustments” and are the decision-
making body on variances to the Zoning Code (Chapter 20), which could be appealed to the City
Council.
He introduced the staff members through photographs, including himself; Samantha DiMaggio,
Economic Development Manager; Rachel Arsenault, Associate Planner; Rachel Jeske, Planner;
Jamie Marsh, Environmental Resource Specialist; Joe Seidl, Water Resources Engineer;
Mackenze Grunig, Project Engineer; Manuel Jordan, Consultant Forester; and Breanne
Rothstein, Consultant City Planner.
Mr. Maass explained land use, which included what could go where, residential densities, and
housing types by density for Chanhassen. He explained that the land use map is updated every
ten years. He discussed the relationship between zoning and land use, stating that once a land
was guided, they were eligible for zoning. He said that the land use designation and zoning
designation would be noted in staff reports. He said that a subdivision would need to be
compliant with the Comprehensive Plan, and that properties might be eligible for an up guidance
or a change in zoning designation with specific changes on the site.
He reviewed the triangle of discretion, explaining that the Planning Commission would work
from the bottom of the triangle and up. He described the Comprehensive Plan, noting that it was
to be updated every ten years and was meant to be a resource guide for the community and for
development. He summarized the zoning map and zoning code, commenting that it was to
encourage orderly development and that it should be regularly analyzed and updated. He said
that a subdivision application had to be compliant with the Comprehensive Plan. He explained
the subdivision applications and stated that the city had some discretion but was applying what
71
Planning Commission Minutes – April 8, 2025
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was in the zoning code. He stated if it met the standards in the City Code, the city would approve
the Preliminary Plat.
He reviewed the Conditional Use Permit and said that the city was allowing a use to occur but
would recognize that it might have an additional impact on neighboring properties, so there
would need to be conditional use standards. He reviewed variances and explained that it was a
quasi-judicial decision. He explained the site plan review and building permits and stated that
they had the least amount of discretion for these two topics.
Mr. Maass summarized the Roberts Rules of Order, noting that the staff would look for a motion
and a second. After that, the Chair would ask for additional comments and then a vote on that
motion. He reviewed how to amend the original motion with a friendly amendment. Mr. Maass
explained that an agenda item with a public hearing would be introduced by the Chair, and the
staff would present a report and ask for any comments. When the Planning Commission reached
a point where the introductory questions were satisfied, they would open a Public Hearing, where
people would state their name, address, and state information. Mr. Maass explained that the goal
of the Public Hearing was to take in information, and once the Public Hearing was closed, they
could ask the staff for information regarding the questions.
Commissioner Soller stated that the applicant sometimes presented material during the public
hearing. He asked what the appropriate process was. Mr. Maass answered that the applicant
should present their information before the public hearing after the staff presented their
information.
Mr. Maass said that the Planning Commissioners would hold a discussion together. He
discouraged direct conversation with the audience back and forth since it degraded the quality of
the discussion. He said that the staff was there to follow the decorum. He reviewed the Planning
Commission handout that provided a guide to the audience for the Public Hearing process. He
explained that they hoped to translate the Planning Commission handout into Spanish and
Somali. He encouraged the two new Planning Commissioners to ask any questions to the staff.
Commissioner Olmstead asked about when different items came to the Planning Commission.
Mr. Maass answered that the Subdivision Application would come before the Planning
Commission following when the staff received the application, and it was deemed complete, and
a staff report was completed. The Planning Commission would then review it and provide a
recommendation.
Commissioner Jobe asked if they would provide translation services at the meeting. Mr. Maass
answered that he would look into this information.
Mr. Maass said that the League of Minnesota Cities provides a webinar-based training for
Planning Commissioners, and he would be willing to sign up anyone interested for the
opportunity.
PUBLIC HEARINGS:
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1. CONSIDER ORDINANCE AMENDING CHAPTER 20 SECTION XXX: LOT
REQUIREMENTS AND SETBACKS FOR THE RESIDENTIAL LOW AND
MEDIUM DENSITY ZONING DISTRICT
Mr. Maass reviewed the proposed ordinance amendment for detached townhomes. He said that
the Planning Commission has the recommending authority over Chapters 18 and 20, but Chapter
1 is also included in the discussion since it included definitions. He reviewed the definition of
detached townhomes from Chapter One and showed examples of detached townhomes in the
Avienda Project. He explained that the Avienda Project was a Planned Unit Development, and
the detached townhomes were specifically negotiated. He stated that the City Staff received
interest in detached townhomes in the past. He said one project currently under review was
Pioneer Ridge, which offered to allow for detached townhomes. This project was reviewed by
the City Council. Mr. Maass noted that it is not encouraged for the city to enact or change the
City Code for one project, but he said that they are reacting to broader market desires. He
displayed images of the detached townhome from the Avienda Project. He reviewed the
ordinance and explained what language was added and what language was reviewed. He
reviewed the language for the building setbacks and said that they recommended an increase to
30 feet for rear yards for single-family dwellings. He said they recommended detached
townhomes would have a front yard setback of 20 feet and a rear yard of 30 feet.
Chairman Noyes asked about the change for the front yard setback. Mr. Maass answered that the
front yard setback was to allow for additional cars to be parked in front of a garage, but shifting
the setback to the rear would provide greater distance between the rear of the two buildings.
Chairman Noyes asked how a sidewalk would be considered in the measurement. Mr. Maass
responded that the staff was comfortable with a 20-foot setback since there would be additional
space with the right-of-way that would be available for parking if needed.
Chairman Noyes asked if they needed to be more prescriptive for clarity. Mr. Maass responded
that it read the building setbacks from property lines are as follows, to provide more information.
Commissioner Jobe asked why they were not doing setbacks for two-family dwellings as well.
Mr. Maass answered that the two-family dwellings were often a duplex. He said that the density
was getting greater, so they recommended the front yard setback.
Commissioner Soller asked about the rationale for changing it to a single-family dwelling. Mr.
Maass responded that they often hear that the rear yard setback was inadequate, so they
suggested a nominal increase. He said if they would prefer it to be 25 feet, they were not
opposed.
Commissioner Soller asked if someone was to build a deck, they might have issues with the
increase for the setback. He asked if this applied to existing structures. Mr. Maass answered that
the zoning district was for residential low-medium district. He said that they did not have vacant
lots zoned residential low-medium, and it only applied to the existing structure. He said there
would not be issues making changes to accessory structures, but the rear yard setback would
apply if they wanted to add on to the existing home.
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Commissioner Soller asked if it was specifically within RLM. Mr. Maass responded that it was
within RLM.
Commissioner Grover asked if the detached townhome category was something that other cities
defined as well and if they compared the definitions to other cities. Mr. Maass responded that
other cities had provisions for detached townhomes in their ordinances, and the proposed
setbacks and lot sizes were consistent with the requirements of other cities.
Commissioner Rosengren inquired about Section A and noted that the plurality did not match,
suggesting the deletion of the extra 's'. He also asked if the ordinances had undergone an
additional review process. Mr. Maass responded that the staff and the City Clerk reviewed the
information and would make that update.
Commissioner Soller asked about the definition and said he wanted it to be thorough. He asked if
any of the other dwelling types were defined so specifically to that degree in the City Code or if
other dwelling types were defined. Mr. Maass answered that the City Code had other dwelling
units defined.
Commissioner Soller confirmed that legal had looked at the definition and if it was distinguished
from the other dwelling types in the RLM. He was concerned with words that were gray such as
typically. He wanted to be sure things were properly defined.
Mr. Maass stated that the legal team had defined this and approved the definition. He said that
the word typically provided design flexibility for a detached townhome to help with the
aesthetic.
Commissioner Rosengren asked why there was not a historical definition for a detached
townhome. Mr. Maass answered that it was previously provided for in the PUD process, but the
staff continues to receive interest. The detached townhome is a newer product.
Chairman Noyes reminded those who came forward for the public hearing to state their name
and address.
Chairman Noyes opened the public hearing. There were no public comments.
Lindsey Button, 1655 Hemlock Way, voiced appreciation for the discussion on the specific
variance. She said the setback made sense when a development did not exist, but there should be
language when an RLM backs up to low-density housing, and there should be increased setbacks
for two different zones. She said she understood that this variance made sense within an RLM,
but when it connects with a low-density housing area, there should be a different language. She
provided an example of Pioneer Ridge, which would be built behind her house. She said if there
was a 30-foot setback from her property line, with a six-to-ten-foot berm, a swale for water
drainage that would be twelve feet, which would only give residents about two feet of usable
yard. She encouraged extra consideration.
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Mr. Maass reminded individuals that the public hearing and discussion was for the Planning
Commission to consider adopting a definition for detached townhomes and adopting lot
requirements and standards for detached townhomes within the residential low-medium district.
He said they provided an update to the Pioneer Ridge District, which depending on how the
ordinance was adopted and the lot requirements, there would be potential that the Pioneer Ridge
project would be deficient. He said that they were not to review or recommend a variance to a
project. He wanted to clarify what was being considered by the Planning Commission and
recognized that it was a complicated process.
Debbie Lloyd, 7302 Laredo Drive, said she misread the agenda, and she thought it was a
discussion and that there would not be any ordinance changes proposed tonight. She said that
they have seen changes in the code come through because of particular developments. She stated
that the amount of space left in Chanhassen to build was limited and the code had served the city
well to date. She did not want to see changes because of particular developments, or they should
apply for a variance. She said that if you write ordinances in accordance with the law and make
them sound and reasonable, like not impacting your neighbor, it would be better. She said if you
adopt a big change across the city, residents would not be aware of it. She said that they did not
need changes to setbacks in other properties today.
Linda Paulson, Chanhassen resident, said that many people moved to Chanhassen for a specific
reason. She said that there were not a lot of buildable places left. She said if they considered an
ordinance change, it would have a domino effect on places nearby. She said that there were good
people around the city. She asked if the city was willing to be packed like sardines and voiced
for consideration. She asked if they wanted to be Eden Prairie West or a fancy Richfield. She
said it was a beautiful city, but the decisions that they made would impact the future of the city.
Chairman Noyes closed the public hearing.
Commissioner Soller said that the Comprehensive Plan prescribed smooth transitions between
different zones of density and asked if it was applied within the code. He asked if it was not in
the code, where it would go, and how they would apply it later. Mr. Maass responded that the
City Code had buffering requirements between different land use designations. He said that it
was required of projects and that there was a chart with the subject property land use
designations and what it was adjacent to, and different buffer yard types based on the adjacency.
He said when the adjacencies were least similar, there were greater buffer requirements. He said
the goal was to set up similar adjacencies next to each other.
Commissioner Soller asked if this existed when RLM was adjacent to RSF. Mr. Maass answered
that RLM was a unicorn. The city allows for residential low-medium land guided for low-density
residential and medium-density residential. He said that the buffer requirement was based on the
land use designation, so the buffering requirements would apply.
Chairman Noyes said they were not changing the long-term plan tonight. He said that they were
considering another option as far as a type of housing that could happen within the zoning
district. He stated he appreciated the commentary to make sure that they were not changing how
Chanhassen was put together. He said that was not what was happening tonight, but they were
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presenting a popular option. He said they saw requests for this option in PUDs and that it was a
popular product within the community for people who wanted to downsize to a smaller house.
Commissioner Olmstead provided a personal example of his brother who lived in Elderwood in
Chaska. He said the numbers for the proposed detached townhomes were like those in Chaska.
He said that they were improving on the spacing from examples he had seen in Minnesota and
California. He thought that the detached townhomes were a good change and required less
maintenance while opening additional houses for families.
Commissioner Jobe moved, Commissioner Trevena seconded that the Chanhassen
Planning Commission motions to recommend approval of the Ordinance amending
Chapter 1, General Provisions of the City Code defining detached townhome dwellings and
amending Chapter 20 amending lot requirements and setbacks for the residential low and
medium density district. All voted in favor and the motion carried unanimously with a vote
of 7 to 0.
GENERAL BUSINESS: None.
APPROVAL OF MINUTES:
1. APPROVAL OF PLANNING COMMISSION MINUTES DATED MARCH 18, 2025
Commissioner Soller moved, Commissioner Trevena seconded to approve the Chanhassen
Planning Commission summary minutes dated March 18, 2025, as presented. All voted in
favor, and the motion carried unanimously with a vote of 5-0. Commissioner Olmstead and
Commissioner Grover recused themselves from this item.
COMMISSION PRESENTATIONS: None.
CORRESPONDENCE DISCUSSION:
Mr. Maass updated the Commissioners on new projects, noting the city received an application
for the Santa Vera Apartment Project Phase Two. He said that it would come before the Planning
Commission in May. He said that they are proposing to construct a three-story apartment
building on the back side of the existing property. He said that they received the submittal for the
Avienda apartment building, but it was still under staff review for completeness. He said it
would maybe come to the meeting in May or June. He said that they issued a building permit for
the east building for the Roers Development and that the west building was still working on
outstanding planning comments. He thought it would be ready to go in the next week or two.
They were hoping to start an excavation on the site around April 21.
Commissioner Soller asked if there was a way to inform the Planning Commission about the
Santa Vera Apartment, since there were new Planning Commission members. Mr. Maass said he
saw one sketch plan for the site that never went forward, but there were initial meetings and
discussions. He said the current PUD allows for an apartment building but does not allow for
townhomes or detached single families. Those options would require a PUD amendment, which
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asked for a deviation from the City Code. He can provide background information, but the
current product is a different project type. He stated they would still have a traffic study. Mr.
Maass said they were coming forward for a site plan approval. They were already in a PUD, and
the density was established by the lot area.
Chairman Noyes said that there would be a gathering at Hackamore Brewing tomorrow to say
goodbye to previous Planning Commission members.
Mr. Maass said that there would be a quorum, but no business would be discussed. They had the
gathering posted on the tack board.
OPEN DISCUSSION: None.
ADJOURNMENT:
Commissioner Rosengren moved, Commissioner Trevena seconded to adjourn the meeting.
All voted in favor and the motion carried unanimously with a vote of 7 to 0. The Planning
Commission meeting was adjourned at 7:08 p.m.
Submitted by Eric Maass
Community Development Director
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