03-03-26 PC Agenda item
A.6:00 P.M. - CALL TO ORDER
B.PUBLIC HEARINGS
B.1 3603 Red Cedar Point Front Setback Variance Request
B.2 Consider a Conditional Use Permit Request for Screened Outdoor Storage at 2100 Stoughton
Avenue
B.3 Ordinance XXX: Amending Chapters 1 and 20, Updating Sign Definitions and Regulations.
C.GENERAL BUSINESS
D.APPROVAL OF MINUTES
D.1 Approve Planning Commission Meeting Minutes dated February 17, 2026
E.COMMISSION PRESENTATIONS
F.ADMINISTRATIVE PRESENTATIONS
G.CORRESPONDENCE DISCUSSION
H.OPEN DISCUSSION
I.ADJOURNMENT
AGENDA
CHANHASSEN PLANNING COMMISSION
TUESDAY, MARCH 3, 2026
CITY COUNCIL CHAMBERS, 7700 MARKET BOULEVARD
NOTE: Planning Commission meetings are scheduled to end by 9:00 p.m. as outlined in the official by-laws. We will
make every attempt to complete the hearing for each item on the agenda. If, however, this does not appear to be possible,
the Chairperson will notify those present and offer rescheduling options. Items thus pulled from consideration will be
listed first on the agenda at the next Commission meeting.
If a constituent or resident sends an email to staff or the Planning Commission, it must be made part of the public record
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based on State Statute. If a constituent or resident sends an email to the Mayor and City Council, it is up to each individual
City Council member and Mayor if they want it to be made part of the public record or not. There is no State Statute that
forces the Mayor or City Council to share that information with the public or be made part of the public record. Under
State Statute, staff cannot remove comments or letters provided as part of the public input process.
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Planning Commission Item
March 3, 2026
Item 3603 Red Cedar Point Front Setback Variance Request
File No.Planning Case 26-02 Item No: B.1
Agenda Section PUBLIC HEARINGS
Prepared By Rachel Arsenault, Associate Planner
Applicant Property Owner Gregg Geiger
Present Zoning Single Family Residential District (RSF)
Land Use Residential Low Density
Acerage 0.71 Acres
Density
Applicable
Regulations
Chapter 20, Division 3, Variances
Article 20-VII, Shoreland Management District
Article 20-XII, RSF Single-Family Residential District
SUGGESTED ACTION
“The Chanhassen Planning Commission acting as the Board of Appeals and Adjustments approves
the requested front yard setback and adopts the attached Findings of Facts and Decision.”
SUMMARY
The request for a variance stems from a property line dispute between the property owners at 3603 and
3605 Red Cedar Point Road, resulting in a court order requiring a portion of the parcel to be transferred
from the current owner (3603 Red Cedar Point Road) to the neighbor at 3605 Red Cedar Point Road.
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The property at 3603 Red Cedar Point Road after the transfer of the a portion of the property remains
compliant with the remaining requirements for properties within the Residential Single-Family District
and within the Shoreland Overlay District. The only variation required is a front setback for the west
line of the property.
The owner is requesting a new front setback variance of 7 feet 6 inches to facilitate a lot line
adjustment. The requested variance is solely related to a proposed lot line adjustment between the
properties located at 3605 and 3603 Red Cedar Point.
There are no proposed building additions for either home associated with this variance request.
BACKGROUND
In 2015, this property received a front setback and shoreland setback variance to construct a two-story
attached garage. The addition was constructed, and the front setback is 9 feet 10 inches as approved in
the variance.
DISCUSSION
RECOMMENDATION
Staff recommends approval of the requested front setback variance for the property located at 3603 Red
Cedar Point, subject to the conditions listed in the staff report.
ATTACHMENTS
Development Application
Narrative
Survey
Staff Report
Findings of Fact
Affidavit of Mailing
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PH (952 ) 227-1100 • ChanhassenMN .gov
7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA • 55317
Project: Variance Request (Planning Case 2026-02)
Planning Commission Review Date: March 3, 2026
60 Day Action Deadline: March 31, 2026
Drafted By: Rachel Arsenault, Associate Planner
Staff Report Date: February 25, 2026
SUMMARY OF REQUEST:
The applicant is requesting a variance for the front setback in order to facilitate a lot line
adjustment for the subject property.
STAFF RECOMMENDATION:
Staff recommends approval of the requested front setback variance.
LOCATION: 3603 Red Cedar Point Road
Excelsior MN 55331 (Subject
Property)
APPLICANT/OWNER: Gregg Geiger
CURRENT ZONING: Single-Family Residential
2040 LAND USE PLAN: Residential Low Density
ACREAGE: 0.71 Acres
PROPOSED MOTIONS:
“The Chanhassen Planning Commission actings as the Board of Appeals and Adjustments approves
the requested front yard setback and adopts the attached Findings of Facts and Decision.”
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LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The city’s discretion in approving or denying a variance is limited to whether the proposed project meets the
standards in the zoning ordinance for a variance. The city has a moderate level of discretion with a variance
because the applicant is seeking a deviation from established standards. This is a quasi-judicial decision.
Notice of this public hearing has been mailed to all property owners within 500 feet.
APPLICABLE REGULATIONS
Chapter 20, Division 3, Variances
Article 20-VII, Shoreland Management District
Article 20-XII, RSF Single-Family Residential District
BACKGROUND
In 2015 this property received a front setback and shoreland setback variance to construct a two -story
attached garage. The addition was constructed and the front setback is 9 feet 10 inches as approved in the
variance.
ZONING OVERVIEW
The request for a variance stems from a property line dispute
between the property owners at 3603 and 3605 Red Cedar Point
Road, resulting in a court order requiring a wedge of the parcel to
be transferred from the current owner (3603 Red Cedar Point
Road) to the neighbor at 3605 Red Cedar Point Road. The
“wedge” to be transferred is illustrated in yellow to the right.
The property at 3603 Red Cedar Point Road after the transfer of
the “wedge” remains compliant with the remaining requirements
for properties within the Residential Single-Family District and
within the Shoreland Overlay District. The only variation required
is a front setback for the west line of the property.
The owner is requesting a new front setback variance of 7 feet 6
inches to facilitate a lot line adjustment. The requested variance
is solely related to a proposed lot line adjustment between the
properties located at 3605 and 3603 Red Cedar Point.
There are no proposed building additions for either home
associated with this variance request.
ANALYSIS
1. “Variances shall only be permitted when they are in harmony with the general purposes and intent of
this chapter and when the variances are consistent with the comprehensive plan.”
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The variance is in harmony with the general purposes and intent of the chapter, as well as the
comprehensive plan.
2. “When there are practical difficulties in complying with the zoning ordinance. "Practical difficulties," as
used in connection with the granting of a variance, means that the property owner proposes to use the
property in a reasonable manner not permitted by this chapter. Practical difficulties include, but are not
limited to, inadequate access to direct sunlight for solar energy systems.”
The requested variance has practical difficulty in complying with the zoning ordinance due to the unique
characteristics and location of the lot on a peninsula. The property owner is proposing to keep all
structures the same, the variance is in order to facilitate a lot line adjustment, which is a reasonable
request to resolve a property line dispute.
3. “That the purpose of the variation is not based upon economic considerations alone.”
The variation is not based on economic considerations alone.
4. “The plight of the landowner is due to circumstances unique to the property, not created by the
landowner.”
The plight of the landowner is due to circumstance to the property created by the unique location of the
lot, not created by the property owner.
5. “The variance, if granted, will not alter the essential character of the locality.”
The variance, if granted, would not alter the essential character of the locality as the applicant is not
proposing to construct or renovate a structure.
6. “Variances shall be granted for earth-sheltered construction as defined in M.S. § 216C.06, subd. 14,
when in harmony with this chapter.”
The proposed is not an earth-sheltered construction and therefore not applicable.
RECOMMENDATION
Staff recommends that the Planning Commission approve the requested front setback for the property located
at 3603 Red Cedar Point, subject to the following conditions.
CONDITIONS
1. Applicant shall pay outstanding fee of $50.00 for the variance prior to recording.
2. The location and configuration of the lot line must substantially conform to what is shown in the survey
provided with development application 2026-02.
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CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND DECISION
IN RE:
Application of property owner Gregg Geiger for front setback variance on a property zoned
Single Family Residential District (RSF) – Planning Case 2026-02.
On March 3rd, the Chanhassen Planning Commission, acting as the Board of Appeals and
Adjustments, met at its regularly scheduled meeting to consider the application. The Planning
Commission conducted a public hearing on the proposed variance preceded by published and
mailed notice. The Board of Appeals and Adjustments makes the following:
FINDINGS OF FACT
1. The property is currently zoned Single Family Residential District (RSF) and located within
the Shoreland Management Overlay District.
2. The property is guided in the Chanhassen Comprehensive Plan for Residential Low Density.
3. The property legal description as described in Exhibit A.
4. Variance Findings – Section 20-58 of the City Code provides the following criteria for the
granting of a variance:
a. Variances shall only be permitted when they are in harmony with the general purposes
and intent of this Chapter and when the variances are consistent with the Comprehensive
Plan.
Finding: The variance is in harmony with the general purposes and intent of the chapter,
as well as the comprehensive plan.
b. When there are practical difficulties in complying with the zoning ordinance. "Practical
difficulties" as used in connection with the granting of a variance, means that the property
owner proposes to use the property in a reasonable manner not permitted by this Chapter.
Practical difficulties include, but are not limited to, inadequate access to direct sunlight
for solar energy systems.
Finding: The requested variance has practical difficulty in complying with the zoning
ordinance due to the unique characteristics and location of the lot on a peninsula. The
property owner is proposing to keep all structures the same, the variance is to facilitate a
lot line adjustment, which is a reasonable request to resolve a property line dispute.
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c. That the purpose of the variation is not based upon economic considerations alone.
Finding: The variation is not based on economic considerations alone.
d. The plight of the landowner is due to circumstances unique to the property not created by
the landowner.
Finding: The plight of the landowner is due to circumstance to the property created by
the unique location of the lot, not created by the property owner.
e. The variance, if granted, will not alter the essential character of the locality.
Finding: The variance, if granted, would not alter the essential character of the locality
as the applicant is not proposing to construct or renovate a structure.
f. Variances shall be granted for earth-sheltered construction as defined in Minnesota
Statutes Section 216C.06, subdivision 14, when in harmony with this Chapter.
Finding: The proposed is not an earth-sheltered construction and therefore not
applicable.
5. The planning report #2026-02 dated February 25, 2025, prepared by Rachel Arsenault
is incorporated herein.
DECISION
The Planning Commission approves the requested variance for a front yard setback subject to the
conditions of the staff report.
ADOPTED by the Chanhassen Planning Commission this 3rd day of March 2026.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
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Exhibit A
THE WEST 225 FEET OF LOT 1, BLOCK 4, RED CEDAR POINT ADDITION, LAKE
MINNEWASHTA, EXCEPT THE WEST 25 FEET THEREOF, CARVER COUNTY,
MINNESOTA.
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CITY OF CHANIIASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA
COLTNTY OF CARVER
l, Jenny Potter, being first duly swom, on oath deposes that she is and was on
February 19,2026, the duly qualified and acting City Clerk of the City ofChanhassen,
Minnesota; that on said date she caused to be mailed a copy of the attached notice Consider a
request for a front setback variance at 3603 Red Cedar Point Rd to facilitate a lot line
adjustment. Applicant: Gregg T. Geiger, to the persons named on attached Exhibit "A", by'
mailing the notice on a postcard addressed to such owner, and depositing the postcards 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 ofthe County
Treasurer, Carver County, Minnesota, and by other appropriate records.
Jenny P . City Clerk
Subscribed and swom to before me
A,^4ilafurna,r.--
AMY K. WEIDMAN
Notary Public-Minnosota
SS
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)
)
Notary Public
My CommLston Epircs Jen 3r ,2027
this t1 day of E br v
^/ \r . 2026.
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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
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NOTICE OF PUBLIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
NOTICE OF PUBLIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
Date & Time:
Tuesday, March 3, 2026 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 a request for a front setback variance at
3603 Red Cedar Point Rd to facilitate a lot line
adjustment.
Applicant: Gregg T. Geiger
Property
Location:
3603 Red Cedar Point Road
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, up to 5 minutes per person.
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, March 3, 2026 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 a request for a front setback variance at
3603 Red Cedar Point Rd to facilitate a lot line
adjustment.
Applicant: Gregg T. Geiger
Property
Location:
3603 Red Cedar Point Road
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, up to 5 minutes per person.
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
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Tax name Tax add l1 Tax add l2
BETSY S ANDING 3625 RED CEDAR POINT RD EXCELSIOR MN 55331
CATHERINE J BLACK REVOCABLE TRUST 3629 RED CEDAR POINT RD EXCELSIOR MN 55331
DIANE LEESON ANDING 3618 RED CEDAR POINT RD EXCELSIOR MN 55331
GARY A RENNEKE 3607 RED CEDAR POINT RD EXCELSIOR MN 55331
HOWARD D ANDERSON 3613 RED CEDAR POINT RD EXCELSIOR MN 55331
KEITH H & FRANCES M PAAP 3601 RED CEDAR POINT RD EXCELSIOR MN 55331
KELLIE J GEIGER 3603 RED CEDAR POINT RD EXCELSIOR MN 55331
LAURIE ANN HANSON TRUST AGREEMENT 1985 PAR DR NAPLES FL 34120
MARIA P KNIGHT 3605 RED CEDAR POINT RD EXCELSIOR MN 55331
MELIN LIV TR 7344 E FOREST TRAIL CIR MESA AZ 85207
PAMELA J REIMER 3617 RED CEDAR POINT RD EXCELSIOR MN 55331
PETER J & KARRI J PLUCINAK 3631 SOUTH CEDAR DR EXCELSIOR MN 55331-9686
PETER SANDERS 2989 CANYON RD CHASKA MN 55318
STEPHEN H PEARSON 9277 HAWKCREST CT CHANHASSEN MN 55317
STEVEN AND MARSHA KEUSEMAN REV CABIN TR 3622 RED CEDAR POINT RD EXCELSIOR MN 55331
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