03-03-26 PC Agenda itemPlanning Commission Item
March 3, 2026
Item Consider a Conditional Use Permit Request for Screened Outdoor Storage at
2100 Stoughton Avenue
File No.Planning Case #2026-03 Item No: B.2
Agenda Section PUBLIC HEARINGS
Prepared By Rachel Arsenault, Associate Planner
Applicant Lucas Buttenhoff, Cornerstone Investors
Present Zoning Industrial Office Park District (IOP)
Land Use Office/Industrial
Acerage 21.21 Acres
Density
Applicable
Regulations
ARTICLE 20-IV CONDITIONAL USES
ARTICLE 20-XXII "IOP" INDUSTRIAL OFFICE PARK DISTRICT
ARTICLE 20-XXV LANDSCAPING AND TREE REMOVAL
SUGGESTED ACTION
“The Chanhassen Planning Commission recommends approval of the conditional use permit for
screened outdoor storage at 2100 Stoughton Avenue, subject to staff conditions.”
SUMMARY
Applicant is requesting a conditional use permit for screened outdoor storage at the property located at
2100 Stoughton Avenue.
BACKGROUND
The property is currently home to an office-industrial-warehouse building that is actively in use separate
21
from this conditional use permit request. The west side of the property contains outdoor pickle vats that
have occupied this space since roughly 1958, when the Gedney’s pickle factory started operations.
Recently, in 2020, there was a development application for food processing and outdoor storage for six
silos where the pickle vats are currently located. The City Council approved the development
application on July 27, 2020; however, the project was never constructed.
DISCUSSION
The property owner does not have a tenant to occupy the outdoor storage at this time. They are
requesting approval for outdoor storage and would then, if approved, market the opportunity. Since a
tenant and specific items to be stored outdoors is unknown, staff has included a condition that the city
be notified of any tenants and that prior administrative approval be granted before any future tenant
occupies the space.
Additionally, the property is bordered on three sides by the City of Chaska. Chanhassen city staff has
provided the City of Chaska staff with the application materials and requested feedback on the proposal
as it is primarily Chaska property owners that would be most directly impacted by the proposal.
Comments from the City of Chaska have been included in the staff report as well as incorporated into
the proposed CUP conditions.
RECOMMENDATION
Staff recommend approval of the requested conditional use permit for screened outdoor storage at 2100
Stoughton Avenue, subject to the conditions and comments listed in the staff report.
ATTACHMENTS
Development Application
Narrative
Plan Set
Survey
Staff Report
Findings of Fact
Affidavit of Mailing
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HWY 2
1
2
ENGLER BLVD AUDUBON RDCHASKA BLV
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CHASKAN. CHESTNUT ST.FLYING
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RI
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SITE
OUTDOOR STORAGE
STOUGHTON AVENUEAUDUBON ROADCOMMERCIALLOW DENSITY
RESIDENTIAL
MEDIUM DENSITY
RESIDENTIAL
80’211’COMMERCIAL0 50 100 150 200 250 300
NORTHOUTDOOR STORAGE SITE
1’ = 50’-0”DATE PHILLIP D. JOHNSONNO. 10823I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTARIVER VALLEY BUSINESS CENTER2100 STOUGHTON AVENUECHANHASSEN, MNproposal for:OUTDOOR STORAGENORTHSITE LOCATION
INDEX TO DRAWINGS
Architectural
A 1 COVER
A 2 AUDUBON ROAD PLANTING PLAN
A 3 STOUGHTON AVENUE PLANTING PLAN
A 4 SCHEDULES
Civil Enginering
C001 COVERSHEET
C101 EXISTING CONDITION AND REMOVALS
C201 SITE LAYOUT
C301 GRADING AND DRAINAGE
C401 ERSION AND SEDIMENT CONTROL
C402 STORMWATER POLLUTON PREVENTION PLAN
C501 DETAILS
C502 DETAILS
JAN. 26, 2026
A1
COVER
INFILTRATION BASIN 1.5 MILES
413’BUILDING
OFFICE / INDUSTRIAL40’ BUFFTECH FENCECHAIN LINK FENCEEXISTING
BITUMINUOUS
REMOVE 12’ DIA X 8’ HIGH
TANKS AND EXISTING BUTUMINUOUS
TRUCK SCALE AND CONCRETE
TO BE REMOVED.
PROPOSED BITUMINUOUS
ON COMPACTED UNDERLAYMENT
40’ BUFFTECH FENCE
CHAIN LINK FENCE
PROPOSED BITUMINUOUS
ON COMPACTED UNDERLAYMENT
EXISTING
BITUMINUOUS
INFILTRATION BASIN
PROJECT DESCRIPTION
EXTERIOR SITE STORAGE
2100 STOUGHTON AVENUE
CHANHASSEN, MN
THIS PROJECT IS TO PROVIDE OUTDOOR STORAGE AT 3101 STOUGHTON AVENUE,
CHANHASSEN, MN. THE STORAGE AREA INSIDE THE FENCE WILL ENCLOSE ABOUT
3.75 ACRES. STORAGE INSIDE WILL MATCH THE HEIGHT OF THE FENCE ALONG THE
STREET PERIMETER. THAT MAY INCREASE AS THE SIGHT LINE FROM THE EXTERIOR
INCREASES AND ALLOWS AN INCREASE OF THE STORAGE HEIGHT.
THE PROJECT INCLUDES REMOVAL OF EXISTING 12’ DIA. X 8’ HIGH TANKS AND A
TRUCK SCALE FROM THE SITE. EXISTING GRADE LEVEL MATERIALS ON THE SITE
INCLUDING BITUMINUOUS PAVEMENT, CONCRETE SCRAP MATERIALS, WOOD LIGHT
POLES AND WIRING. THE SITE WILL BE PREPARED FOR A NEW BITUMINOUS SURFACE
WITH REQUIRED DRAINAGE AND INFILTRATION BASINS. AN 8’ TALL OPAQUE FENCE
WILL BE INSTALLED AROUND THE TWO SIDES OF THE STORAGE AREA THAT FACE A
STREET AND THE REMAINING INTERIOR FACING FENCES WILL BE A 6’ HIGH CHAIN
LINK FENCE WITH THREE ENTRANCE GATES. THE BUFFER YARD BETWEEN THE STREET
AND THE FENCES WILL BE PLANTED WITH TREES, SHRUBS AND GROUND COVER.
SEE THE ATTACHED CIVIL ENGINEERING DRAWINGS AND REPORT FOR SITE
WORK AND DRAINAGE INFORMATION.
FENCES:
8’ OPAQUE FENCE: BUFFTECH, GALVESTON CERTAGRAIN TEXTURE, ARTIC WHITE
CONTRACTOR TO PROVIDE CUT SHEET FOR FINAL COLOR AND TEXTURE APPROVAL.
6’ CHAIN LINKFENCE , THREE 16’ WIDE DOUBLE GATE ENTRANCES.
FENCES TO BE SET INTO THE GROUND ACCORDING TO THE MANUFACTURERS
STANDARD PRACTICE.
PLANTINGS: SEE SHEET A4 FOR PLANTING SELECTION AND INFORMATION.1–26-‘2626
PRELIMINARY PLANS FORRIVER VALLEY BUSINESS CENTERCHANHASSEN, MNJANUARY 2026Feet020004000OWNER:Cornerstone Investors, LLC102 Jonathan Blvd N, #200Chaska, MN 55318Attn: Joel ButtendorfPh: 952.368.9009joel@cornerstone-mn.comARCHITECT:Phillip D. Johnson9116 34th Ave NMinneapolis, MN 55427Ph: 763.545.1072phillipdjohnson@centurylink.comSURVEY:Westwood Professional Services, Inc.3701 12 Street N, Ste 206St. Cloud, MN 56303Ph: 320.253.9495CIVIL:Civil Methods, Inc.PO Box 28038St. Paul, MN 55128Attn: Dave Poggi, PEPh: 763.210.5713dave.poggi@civilmethods.comCITY:City of Chanhassen7700 Market BlvdChanhassen, MN 55317Ph: 952.227.1100WATERSHED DISTRICT:Lower Minnesota River WD112 E 5th Street, #102Chaska, MN 55118LEGEND: X.X%COCOC001COVER1/27/2026 10:36 AMPrint Date:File Loc:C:\CM\Civil Methods, Inc\CMI - Documents\7. Projects\23089_Gedney Site Improvements\08_DRAWINGS AND SPECIFICATIONS\C3D\Sheets\C001_COVER.dwg
OWNER:PROJECT:SHEET:SHEET NO.:LIC. #:DATE:DAVID M POGGI44573I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AMA DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.01-27-2026CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128PH:763.210.5713 www.civilmethods.comDMPDESIGNED:DRAWN:CHECKED:DMPKEBNO.ISSUEDATERIVER VALLEYBUSINESS CENTER2100 STOUGHTON AVECHANHASSEN, MNCORNERSTONEINVESTORS, LLCINDEXNOTESPROJECT TITLEVICINITY MAPCONTACTS27
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OWNER:PROJECT:SHEET:SHEET NO.:LIC. #:DATE:DAVID M POGGI44573I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AMA DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.01-27-2026CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128PH:763.210.5713 www.civilmethods.comDMPDESIGNED:DRAWN:CHECKED:DMPKEBNO.ISSUEDATERIVER VALLEYBUSINESS CENTER2100 STOUGHTON AVECHANHASSEN, MNCORNERSTONEINVESTORS, LLCC101EXISTINGCONDITIONS &REMOVALS“” LEGEND: 28
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OWNER:PROJECT:SHEET:SHEET NO.:LIC. #:DATE:DAVID M POGGI44573I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AMA DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.01-27-2026CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128PH:763.210.5713 www.civilmethods.comDMPDESIGNED:DRAWN:CHECKED:DMPKEBNO.ISSUEDATERIVER VALLEYBUSINESS CENTER2100 STOUGHTON AVECHANHASSEN, MNCORNERSTONEINVESTORS, LLCC201PRELIMINARYSITE LAYOUT29
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OWNER:PROJECT:SHEET:SHEET NO.:LIC. #:DATE:DAVID M POGGI44573I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AMA DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.01-27-2026CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128PH:763.210.5713 www.civilmethods.comDMPDESIGNED:DRAWN:CHECKED:DMPKEBNO.ISSUEDATERIVER VALLEYBUSINESS CENTER2100 STOUGHTON AVECHANHASSEN, MNCORNERSTONEINVESTORS, LLCC301PRELIMINARYGRADING PLAN“” 30
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OWNER:PROJECT:SHEET:SHEET NO.:LIC. #:DATE:DAVID M POGGI44573I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AMA DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.01-27-2026CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128PH:763.210.5713 www.civilmethods.comDMPDESIGNED:DRAWN:CHECKED:DMPKEBNO.ISSUEDATERIVER VALLEYBUSINESS CENTER2100 STOUGHTON AVECHANHASSEN, MNCORNERSTONEINVESTORS, LLCC401EROSION &SEDIMENTCONTROLLEGEND: 31
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82LCMI BGENERALPERMIT AUTHORIZATION TO DISCHARGE STORMWATER ASSOCIATED WITH CONSTRUCTION ACTIVITYUNDER THE NPDES/SDS PROGRAM (MNR100001):Feet010002000LEGENDHYDROLOGIC SOIL GROUP TYPE AHYDROLOGIC SOIL GROUP TYPE BHYDROLOGIC SOIL GROUP TYPE CHYDROLOGIC SOIL GROUP TYPE DLEGENDHYDROLOGIC SOIL GROUP TYPE AHYDROLOGIC SOIL GROUP TYPE BHYDROLOGIC SOIL GROUP TYPE CHYDROLOGIC SOIL GROUP TYPE DHYDROLOGIC SOIL GROUP TYPE BHYDROLOGIC SOIL GROUP TYPE CHYDROLOGIC SOIL GROUP TYPE A/DHYDROLOGIC SOIL GROUP TYPE B/DHYDROLOGIC SOIL GROUP TYPE C/DC402SWPPP1/27/2026 10:38 AMPrint Date:File Loc:C:\CM\Civil Methods, Inc\CMI - Documents\7. Projects\23089_Gedney Site Improvements\08_DRAWINGS AND SPECIFICATIONS\C3D\Sheets\C402_SWPPP.dwg
OWNER:PROJECT:SHEET:SHEET NO.:LIC. #:DATE:DAVID M POGGI44573I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AMA DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.01-27-2026CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128PH:763.210.5713 www.civilmethods.comDMPDESIGNED:DRAWN:CHECKED:DMPKEBNO.ISSUEDATERIVER VALLEYBUSINESS CENTER2100 STOUGHTON AVECHANHASSEN, MNCORNERSTONEINVESTORS, LLC32
C501DETAILS1/27/2026 10:38 AMPrint Date:File Loc:C:\CM\Civil Methods, Inc\CMI - Documents\7. Projects\23089_Gedney Site Improvements\08_DRAWINGS AND SPECIFICATIONS\C3D\Sheets\C501_DETAILS.dwg
OWNER:PROJECT:SHEET:SHEET NO.:LIC. #:DATE:DAVID M POGGI44573I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AMA DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.01-27-2026CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128PH:763.210.5713 www.civilmethods.comDMPDESIGNED:DRAWN:CHECKED:DMPKEBNO.ISSUEDATERIVER VALLEYBUSINESS CENTER2100 STOUGHTON AVECHANHASSEN, MNCORNERSTONEINVESTORS, LLC*DETAILS ARE NOT TO SCALE*33
C502DETAILS1/27/2026 10:38 AMPrint Date:File Loc:C:\CM\Civil Methods, Inc\CMI - Documents\7. Projects\23089_Gedney Site Improvements\08_DRAWINGS AND SPECIFICATIONS\C3D\Sheets\C501_DETAILS.dwg
OWNER:PROJECT:SHEET:SHEET NO.:LIC. #:DATE:DAVID M POGGI44573I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AMA DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.01-27-2026CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128PH:763.210.5713 www.civilmethods.comDMPDESIGNED:DRAWN:CHECKED:DMPKEBNO.ISSUEDATERIVER VALLEYBUSINESS CENTER2100 STOUGHTON AVECHANHASSEN, MNCORNERSTONEINVESTORS, LLC*DETAILS ARE NOT TO SCALE*34
MAPLE
Amur ornamental
SYMBOL NAME SIZE QUAN MATURE SIZE
DECIDUOUS TREES CANOPY TREES
MAPLE, AUTUMN BLAZE
Acer X freemanii
MAPLE, SUGAR
Acer saccharum
LINDEN, GREENSPIRE, LITTLE LEAF
Tilia cordata
HACKBERRY, PRAIRIE SENTINEL
Celtis occidentalis
UNDERSTORY TREES (ornamental)
SHRUBS
MAPLE, AMUR FLAME
Acer ginra ‘Flame’
BARBERRY CONCORDE
Barberis thunbengil ’Concorde’
SERVICBERRY, REGENT
Amelanchier alinifolia ‘Regent”
PLANTING SCHEDULE
CONIFEROUS TREES
NORWAY PINEPicea resinosa
SPRUCE, BLACK HILLS
Pice glauca densata
8
10
6
west
MAPLE, NORWAY
Acer platanoides
family
Sapindaceae
MAPLE, EMERALD LUSTRE
Acer plantanoides ‘Pond’
ten yr ht 25’
40’-80’/30-60’--
common
40’-50’
/ 30-40’Sapindaceae
height / width
40’-50’
/ 30-40’Sapindaceae
40’-50’
/ 25’-30’Malvaceae
LINDEN, AMERICAN SENTRY
Tilia americana Malvaceae
40’-50’
/ 20’-25’
40’-50’
/ 10’-15’Ulmaceae
BIRCH, RIVER
Betula nigra Betulaceae
65’-100’
/ 30-40’
PLANTINGsouth
2
-
3
2
-
3
2
413’291’
1
2
2
1
-
-
-
8 4
3
6
9
-5
24 shrub
12 undrstory
8 canopy
trees req’d
18 shrub
16 understory
6 canopy
trees req’dreq’d1req’d1
1
1
1
1
1
1
req’dreq’dreq’dreq’dreq’d9
8
8
6
6
6
4
4
4
4
not in calculation
not in calculation
single stemSERVICBERRY, SHADBLOW
Amelanchier alinifolia ‘Regent”
1
3
**
*
8 6
MAPLE, NORWAY
Acer platanoides Sapindaceae 1*MAPLE, AUTUMN BLAZE
Acer X freemanii Sapindaceae 1*LINDEN, GREENSPIRE, LITTLE LEAF
Tilia cordata Malvaceae 3*HACKBERRY, PRAIRIE SENTINEL
Celtis occidentalis Ulmaceae 1**
8 8
BARBERRY CONCORDE
Barberis thunbengil ’Concorde’5
*PLANTS OUTSIDE OF REQUIRED AREAS ( SIDE LOT AND DEEP FENCE SETBACK ). MAY BE
PLANTED AT OWNERS DISCRETION AND TIMING.DATE PHILLIP D. JOHNSONNO. 10823I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTARIVER VALLEY BUSINESS CENTER2100 STOUGHTON AVENUECHANHASSEN, MNproposal for:OUTDOOR STORAGEJAN. 26, 2026
A4
SCHEDULES
10’ MIN. HT.
OR MIN. 21/2”
CALIPER
“
“
“
“
“
24” MIN. HT.
“
“
TOTAL
24” MIN. HT.
6’-7’ MIN. HT.
OR MIN. 11/2”
CALIPER
BALL AND BURLAP
“
“
“
“
“
SEPARATE OR CUT
TO SINGLE STEM IN
2-3 YEARS
BALL AND BURLAP
2-4 GAL. CONTN’R
2-4 GAL. CONTN’R
“
“
SPACING
SEE PLANTING PLAN
SHEET A2 AND A3 FOR
SPACING
“
“
“
“
“
30”-60”
/ 24”-36”
15’-25’
/ 10’-20’
15’-25’
/ 10’-20’Amelanchier canadensis
OPTION
15”-24”
/ 15”-24”
30”-60”
/ 40”-60”
10’-15’ SEPARATION
“1-26-‘2630’
100’
25’
20’
15’
Plant unit
multiplier
30’ street
pavement
6’ SIGHT LINE
AT PROPERTY
LINE 8’ TREES
AT PLANTING
8’ FENCE
SIGHT LINE HEIGHT
INCREASES 2’ EVERY 10’
10’-0”
10’-0”
12’-0”
10’-0”10’-0”
SECTION AT AUDUBON AVENUE
15’ PROPERTY LINE TO FENCE
1/16” = 1’-0”
existing parking
d
imens
ion
existing parking
d
imensio
n
existing parking dime
n
s
i
o
n existing parking dime
n
s
ion existing parking dimensio
n
existing parking dime
n
s
i
o
n
existing parking dimension
existing parking dimension
MATURE TREES
existing parking dimensionexisting parking dimensionPL
office industrial
commercial
8’- FENCE
20’-0”
30’ street
pavement 24’-0”assumed pavement varies
off center in ROW
edge of
pavement
varies gas
power
underground
power
above
ground
sewer
18’-0”
MATURE TREES
8’ FENCE6’ SIGHT LINE
AT PROPERTY
LINE
SIGHT LINE HEIGHT
INCREASES 2’ EVERY 38’
38’-0”38’-0”
12’-0”
STORAGE
HEIGHT
10’-0” STORAGE
HEIGHT @76’-0”
FROM PROP LINE
2% SLOPE OVER
CLASS V MATERIALexisting parking
dimensionexisting parking dimen
sion
existing parking dimen
s
i
o
n existing parking dim
ens
i
on
existing parki
ng
dimens
i
on
existing parking dimension
existing parking dimens
i
o
n existing parking di
me
n
s
i
on existing parking dim
ens
i
on
existing parking dimension
existing parking dimensi
o
n
existing parking dim
ens
i
o
n existing parking dimensionexisting parking dimensionexisting parking dimens
i
o
nexisting parking dimens
i
o
n
existing parking dimensionexisting parking dimension
DECIDUOUS TREE
SECTION AT STOUGHTON AVENUE
38’ PROPERTY LINE TO FENCE
1/16” = 1’-0”
x .4 @ 38’
6
291’ along
Stoughton Avenue
total plants
PP16’OVERS
T
O
R
Y
T
R
E
E
Plant unit
multiplier
4
2
12 understory
6 canopy trees
LL/LD & MD residential
office industrial
PL
8’- FENCE OVERS
T
O
R
Y
T
R
E
E
x .4 @ 38’SEWER
POWER UNGRND
POWER OVERHD
GAS
ORNA
M
E
N
T
A
L
T
R
E
E
ORNA
M
E
N
T
A
L
T
R
E
E
ORNA
M
E
N
T
A
L
T
R
E
E
ORNA
M
E
N
T
A
L
T
R
E
E
SHRU
B
S
SHRU
B
S
413’ along
Audubon Road
x .4
x .4
#/100’
OVERS
T
O
R
Y
T
R
E
E
ORNA
M
E
N
T
A
L
T
R
E
E
SHRU
B
S
OVERS
T
O
R
Y
T
R
E
E
ORNA
M
E
N
T
A
L
T
R
E
E
ORNA
M
E
N
T
A
L
T
R
E
E
ORNA
M
E
N
T
A
L
T
R
E
E
x 1 @ 15’x .4 @ 38’
6 18 shrub
total plantsPlant unit
multiplier
4
2
x .4
x .4
#/100’
x2.91’
x2.91’
x2.91’
x 1 @ 15’
6 25 shrub
total plantsPlant unit
multiplier
4
2
x 1
x 1
#/100’
x4.13’
x4.13’
x4.13’
13 understory
9 canopy trees
413
291
CITY OF CHANHASSEN
IMAGES FROM SECTION 20.1176 (f) (2) e OF CITY ORDINANCE
EXPANDED FROM 30’ SETBACK ILLUSTRATION
75’8’35
NORTH10 500 100
RIVER VALLEY OUTDOOR STORAGE
1” = 20’-0”
BUFFER ELEVATION
1”-20’-0”
8’ FENCE
S T O U G H T O N A V E N U E ELEVATIONPPS T O U G H T O N A V E N U E ELEVATION
8’ FENCE
10 500 100
STOUGHTON AVE PLAN
EXISTING TREES AND SHRUBS
S T O U G H T O N A V E N U E60’ BUFFTECH FENCECHAIN LINK FENCEBUFFTECH FENCE TO BE 8’ HIGH AND PLACED ON
STREET SIDE OF THE PROPERTY AND EXTENDED
AROUND CORNER WITH SETBACK AS SHOWN.
SETBACK TO STOUGHTON TO BE 35’-38’ FROM
PROPERTY LINE AND TO AUDUBON ROAD TO
BE 110’-15’ FROM PROPERTY LINE
FLAT INFILTRATION TRAIL
DIVERTED AROUND BERMS,
TREES AND MANHOLE AS
INDICATED.AUDUBON RDEXISTING BITUMINUOUS PAVEMENT
PROPOSED BITUMINUOUS
ON COMPACTED UNDERLAYMENT
PROPOSED BITUMINUOUS
ON COMPACTED UNDERLAYMENT CONCRETE VALLEY GUTTERFLAT INFILTRATION TRAIL
DIVERTED AROUND BERMS,
TREES AND MANHOLE AS
INDICATED.
INFILTRATION BASIN CUT EXISTING BITUMINUOUS AND MATCH NEW BIT. TO EXISTING AT CUT.16’ CHAIN LINK GATE
BUILDING
30’SANSAN
MH
PP
C L C L
PUGPUGPUGPUGPUG
GASGASGASGASGASGAS
SANSANSANSAN SANSAN
POH
POHPOHPOH
10 0 10 20
6’ SIGHT LINE
AT PROPERTY
LINE
MATURE TREES
8’ TREES
AT PLANTING
8’ FENCE
10’-0”
30’ street
pavement
10’-0”
5’-0/
8’-0”
EDGE OF
PAVEMENT
VARIES
gasestimated 20’above groundpower
above ground
power undergroundsan sewer20’-0”
35’-0’
SECTION AT STOUGHTON AVENUE
35’-38’ PROPERTY LINE TO FENCE
1/8” = 1’-0”
STOUGHTON AVENUEC L
PROPERTY
LINE PROPERTY
LINE
PROPERTY
LINE PROPERTY
LINE
PP
POHPOHPOHPOHPOHPOHPROPERTY LINETRUCK SCALE AND CONCRETE
TO BE REMOVED.
STREETCL DATE PHILLIP D. JOHNSONNO. 10823I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTARIVER VALLEY BUSINESS CENTER2100 STOUGHTON AVENUECHANHASSEN, MNJAN. 26, 2026
A3
STOUGHTON AVE
PLANTING PLANproposal for:OUTDOOR STORAGEAPROXIMATE TREE SPACING
19’40’56’71’49’47’9’1-26-‘26HACK
BE
R
R
Y
HACK
BE
R
R
Y
MAPLE - S
U
G
A
R
M
APLE
MAPLE,
A
UT
U
M
N BL
AZE
MAPLE,
A
UT
U
M
N BL
AZE
3 - SE
R
VI
CBER
RY, LINDEN,
A
ME
RI
C
A
N SE
NT
RY
LINDEN,
A
MERI
C
A
N SE
N
TRY
LINDEN, LI
TTLE LE
AF
LINDEN, LITTLE LE
AFLINDEN, LI
TTLE LE
AF
2 - MAPLE,
MAPLE - S
U
G
A
R
M
APLE
3 - SE
R
VI
CBER
RY, SHADBL
O
WSHADBL
O
W
AMUR
OR
N
A
ME
NT
AL3 - BARBER
RY,
CONC
O
R
DE S
H
R
UB
2 - MAPLE,
AMUR
OR
N
A
ME
NT
AL
3 - B
ARBER
RY,
CONC
O
R
DE S
H
R
UB
SERVICBE
RRY, SHADBL
O
W
3 - B
A
RBE
RRY,
CONC
O
R
DE S
H
R
UB
2 - M
APLE,
AMUR
OR
N
A
ME
NT
AL
***
*
*
3 - M
APLE,
A
M
UR FL
A
ME S
HR
UB
2 - SERVICBE
RRY, SHADBL
O
W
3 - SE
R
VI
CBER
RY, REGENT S
HR
UB
shadblow
36
A U D U B O N R O A D
8’ FENCE8’ FENCE
10 500 100
BUFFER ELEVATION
1”-20’-0”
RIVER VALLEY OUTDOOR STORAGE
1” = 20’-0”
10 500 100
AUDUBON ROAD PLAN
AUD
U
B
O
N
R
D
10 0 10
6’ SIGHT LINE
AT PROPERTY
LINE
MATURE TREES
8’ TREES
AT PLANTING 8’ FENCE
30’ street
pavement
SECTION AT AUDUBON AVENUE
10’-12’ PROPERTY LINE TO FENCE
1/8” = 1’-0”
EDGE OF
PAVEMENT
VARIES gas20water10’-12’
4
0
’
BU
F
F
T
ECH
F
ENC
ECHAIN
L
INK
F
ENC
E
BUFFTECH FENCE TO BE 8’ HIGH AND PLACED ON
STREET SIDES OF THE PROPERTY AND EXTENDED
AROUND CORNER WITH SETBACK AS SHOWN.
SETBACK TO STOUGHTON TO BE 35’-38’ FROM
PROPERTY LINE AND TO AUDUBON ROAD TO
BE 10’-15’ FROM PROPERTY LINE
BOULEVARD SLOPED TO
DIVERT PARKING LOT OVERFLOW
TO INFILLTRATION BASIN.
PROPOSED BITUMINUOUS
ON COMPACTED UNDERLAYMENT
PROPOSED BITUMINUOUS
ON COMPACTED UNDERLAYMENT
NORTH
INFILTRATION BASIN
INFILTRATION BASIN
PROPERTY
LINE
PROPERTY
LINE
PROPERTY
LINE
PROPERTY
LINE
PROP
E
R
T
Y
LINE
PROPER
T
Y
LINEPROPERTY LINE
DATE PHILLIP D. JOHNSONNO. 10823I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTARIVER VALLEY BUSINESS CENTER2100 STOUGHTON AVENUECHANHASSEN, MNJAN. 26, 2026
A2
AUDUBON RD
PLANTING PLANproposal for:OUTDOOR STORAGEAPROXIMATE TREE
S
P
A
C
I
N
G
35’
71’
33’
50’
APRO
X
I
M
A
T
E
T
R
E
E
S
P
A
C
I
N
G
27’
72’
32’
51’
30’
6’
6’1-26-‘266-9 x 16-10SPRUCE,PINE,
MAPLE,
A
UT
U
M
N BL
AZE
3 - SE
R
VI
CBER
RY,REGENT S
HR
UB
3 - M
APLE,
A
M
U
R FL
A
ME S
H
R
UB
LINDEN, LIT
TLE LE
AF
2 - BARBER
RY,
C
O
N
C
OR
DE S
H
R
UB
LINDEN, LIT
TLE LE
AF
4 - SERVICBE
R
RY, RE
GE
N
T S
H
R
UB
LINDEN,
A
MERI
C
A
N SE
N
T
RY 3 - RIVER BI
R
C
H
MAPLE,
A
UT
U
M
N BL
AZE
2- MAPLE,
A
M
UR
ORNA
ME
N
T
AL
LINDEN, LITTLE LE
AF
2 - MAPLE,
A
M
U
R
OR
N
A
ME
NT
AL
3 - SER
VI
CBERRY, REGENT S
HR
UB
3 - M
APLE,
A
M
UR FL
A
ME S
HR
UB
MAPLE,
N
OR
W
AY
MAPLE,
N
OR
W
AY
5 - B
A
RBE
R
RY,
C
O
N
C
O
R
DE S
H
R
UBLINDEN,
A
MERI
C
A
N SE
N
TRY 2 - SERVICBE
RRY, SHADBL
O
W
MAPLE,
A
M
UR
ORNA
ME
NT
AL
2 - SE
R
VI
CBER
RY, SHADBL
O
W
MAPLE,
A
M
UR
ORNA
ME
N
T
AL
2 - BARBERRY,
C
O
N
C
OR
DE S
HR
UB
2 - BARBER
RY,
C
O
N
C
OR
DE S
H
R
UB2 - MAPLE,
A
M
U
R FL
A
ME S
H
R
UB
2 - SER
VI
CBERRY, SHADBL
O
W
2 - M
APLE,
A
M
UR
OR
N
A
ME
N
T
AL
2 - SERVICBE
RRY, SHADBL
O
W
*
*
*
* BLACK
HILLS
NORW
A
Y*12’13’37
PUGPUGPOHPOHPOHPOHPOHPOHPOHPOHXXXXEEEEEEEEEEE
DSDSDSDSDSDSDSDSDSFFE=759.46DSDSDSDSDSDSDSDSFFE=760.00SSTEEEESC
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SANSANSANSANSANSANSANRE=755.72INV SW=752.07RE=755.7INV NE/NW=751.77RE=755.62INV NW=749.72INV SE/SW UNABLE TO MEASURERE=756.10NO INVERTSRE=756.37INV SW/NW=751.87RE=756.74INV SE=753.34RE=756.42INV N/SE=751.62INV E UNABLE TO MEASURERE=756.48INV W=752.58RE=757.20INV S=752.55RE=757.90INV NE=750.55RE=757.30INV N/W=750.90RIM=757.21INV=747.46RIM=757.93INV=748.58WATER TOWERTRANSMISSIONLINE TOWERTANKSELEVATEDWALKWAYBUILDINGBUILDINGELEVATEDWALKWAYTANKSBUILDING756
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7597
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'00
"S58°14'29"W 659.50L=314.39R=420.00Δ=42°53'20"N13°08'40"E 143.07 L=96.91R=505.00Δ=10°59'42"5.00S88°01'42"EL=212.25R=510.00Δ=23°50'43"N51°19'30"E 572.45
ELECTRICCABINETELECTRIC EASEMENTPER DOC NO. A432512TRANSMISSION LINE EASEMENTPER DOC NO. A455245AUDUBON ROAD STATE HIGWAY NO. 212STOUGHTON AVENUEAREA NOT SURVEYEDAREA NOT SURVEYED125.00
P
A
R
C
E
L
1
PARCEL
2
PARCEL
3
5534304/27/21.SHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:Phone(320) 253-94953701 12th Street North, Suite 206Fax(320) 358-2001St. Cloud, MN 56303Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THESTATE OF MINNESOTAN:\0031776.00\DWG\0031776-V-SURV.DWG
1Chanhassen, MN04/27/21.CRFACWButtenhoff IndustrialCertificate of Survey21000 State Highway 7Excelsior, MN 553311Joel ButtenoffNOT FOR CONSTRUCTION:HVWZRRG3URIHVVLRQDO6HUYLFHV,QFCommon Ground AllianceCall 48 Hours before digging:811 or call811.com0'80'160'240'1" = 80'80'16' or 8'PROJECT NUMBER: 0031776LEGAL DESCRIPTIONParcel 1:That part of the Northwest Quarter of Section 3, Township 115, Range 23, Carver County, Minnesota, describedas follows: Beginning at a point in the West line of said Section 3 distant 1795.7 feet due South of the Northwestcorner thereof, said point being in the Southeasterly right of way line of the Minneapolis & St. Louis Railroad;thence running Northeasterly along said right of way line 997.8 feet; thence running due South parallel with theWest line of said Section 3, 272.18 feet to a point in the centerline of the industry spur track, said point being theactual point of beginning of the tract of land to be described, said point also being in a curve having a radius of694.69 feet, the radius point of said curve being South 46 degrees 57 minutes East, 694.69 feet from said actualpoint of beginning; thence running Northeasterly along the centerline of said industry spur track and along the arcof said curve to the right a distance of 89.72 feet to the end of said curve; thence running North 50 degrees 27minutes East tangent to said curve and along the centerline of said industry spur track 1270.56 feet to thebeginning of a curve to the left having a radius of 599.39 feet; thence running Northeasterly along the arc of saidcurve to the left and along the centerline of said industry spur track, a distance of 307.21 feet to the end of saidcurve; thence running North 21 degrees 05 minutes East tangent to said curve and along the centerline of saidindustry spur track, 151.69 feet to the beginning of a curve to the right having a radius of 532.18 feet; thencerunning Northeasterly along the arc of said curve to the right and along the centerline of said industry spur track142.42 feet to its intersection with the Southeasterly right of way line of the Minneapolis & St. Louis Railroad, saidpoint being 48.93 feet Southwesterly from the North line of said Section 3 as measured along said Southeasterlyright of way line; thence running Northeasterly along said Southeasterly right of way line 48.93 feet to a point in theNorth line of said Section 3; thence running East along said North line 146.4 feet, more or less to the Northwestcorner of the parcel of land conveyed to St. John's Evangelical Lutheran Church as recorded in Book 46 Deeds,Page 19, filed August 23, 1950; thence running South at right angles 593.85 feet; thence deflecting 53 degrees 47minutes to the right and running Southwesterly parallel with the Northerly right of way line of the Chaska andShakopee Road, 150 feet; thence deflecting 53 degrees 47 minutes to the left and running Southerly 175 feet to apoint on the Northerly right of way line of the Chaska and Shakopee Road; thence running Southwesterly alongsaid Northerly right of way line 1676.9 feet; more or less, to a point on a line drawn parallel with the West line ofsaid Section 3 from the actual point of beginning; thence running North along said parallel line 367.62 feet, moreor less, to the actual point of beginning.For the purpose of this description the West line of Section 3, Township 115, Range 23 is considered to be a dueNorth and South line.Except that part lying West of the following described Line A:Commencing at a point on the West line of said Northwest Quarter distant 1655.37 feet Southerly from theNorthwest corner thereof, said West line has an assumed bearing of South 0 degrees 33 minutes 32 secondsWest, said point being on the Northerly line of the Chicago and North Western Railroad Company right of way;thence North 51 degrees 08 minutes 10 seconds East along said right of way line 1218.17 feet to the actual pointof beginning of Line A to be described; thence South 23 degrees 43 minutes 37 seconds East 8.72 feet; thenceSoutherly 228.75 feet along a tangential curve concave to the West having a radius of 510.00 feet and a centralangle of 25 degrees 41 minutes 55 seconds; thence North 88 degrees 01 minutes 42 seconds West and nottangent to said curve 5.00 feet; thence Southerly 96.91 feet along a non-tangential curve concave to the Westhaving a radius of 505.00 feet and a central angle of 10 degrees 59 minutes 41 seconds and a chord bearing ofSouth 07 degrees 28 minutes 09 seconds West; thence South 12 degrees 57 minutes 59 seconds West, tangentto last described curve, 143.07 feet; thence Southerly 330.26 feet along a tangential curve concave to the Easthaving a radius of 420.00 and a central angle of 45 degrees 03 minutes 13 seconds, and there terminating.ANDExcepting therefrom the following described tract:That part of the Northeast Quarter of the Northwest Quarter of Section 3, Township 115 North, Range 23 West ofthe 5th Principal Meridian, described as follows:Commencing at the Northwest corner of the Northwest Quarter of said Section 3; thence on an assumed bearingof South 88 degrees 52 minutes 27 seconds East along the North line of said Northwest Quarter a distance of2286.69 feet; thence South 01 degree 21 minutes 25 seconds West a distance of 195.90 feet to the point ofbeginning of the land to be described; thence South 52 degrees 44 minutes 44 seconds West a distance of 412.15feet; thence South 34 degrees 48 minutes 12 seconds East to the intersection with the Westerly line of the parcelconveyed to Northern States Power Company by the document filed in Book 61 of Deeds, Page 58, in the office ofthe Carver County recorder; thence Northerly along said Westerly line to the Northwesterly line of said conveyedparcel; thence Northeasterly along said Northwesterly line to the intersection with the Westerly line of the parcelconveyed to St. John's Evangelical Lutheran Church by the document filed in Book 46 of Deeds, Page 19, in theoffice of the Carver County Recorder; thence Northerly along said West line to the intersection with a line bearingNorth 52 degrees 44 minutes 44 seconds East from the point of beginning; thence South 52 degrees 44 minutes44 seconds West to the point of beginning.Carver County, MinnesotaAbstract PropertyParcel 2:That part of the Northwest Quarter of Section 3, Township 115 North, Range 23 West, Carver County, Minnesota,described as follows:Beginning at a point in the West line of said Section 3 distant 1795.7 feet South of the Northwest corner thereof,said point being in the Southeasterly right-of-way line of the Chicago and Northwestern Railroad Company; thencerunning Northeasterly along said right-of-way line 997.8 feet to a point (which point is the Northwest corner of thetract previously conveyed to American Sugar-Company as described in Book 44 of Deeds, Page 8 thereof), whichpoint is the true point of beginning of the tract conveyed; thence running South parallel with the West line of saidSection 3, 272.18 feet to a point (which point is the Northwest corner of the tract previously conveyed to M.A.Gedney Company as described in Book 61 of Deeds, Page 251 thereof) in a curve having a radius of 694.69 feet,the radius point of said curve being South 46 degrees 57 minutes East 694.69 feet from said point; thence runningNortheasterly along the Northwesterly line of the tract previously conveyed to M.A. Gedney Company as describedin Book 61 of Deeds, Page 251 thereof and along the arc of said curve to the right a distance of 89.72 feet to theend of said curve; thence running North 50 degrees 27 minutes East tangent to said curve 1270.56 feet to thebeginning of a curve to the left having a radius of 599.39 feet; thence running Northeasterly along the arc of saidcurve to the left a distance of 307.21 feet to the end of said curve; thence running North 21 degrees 05 minutesEast tangent to said curve 151.69 feet to the beginning of a curve to the right having a radius of 532.18 feet;thence running Northeasterly along the arc of said curve to the right 142.42 feet to its intersection with theSoutheasterly right-of-way line of Chicago and Northwestern Railway Company railroad, said point being 48.93feet Southwesterly from the North line of said Section 3 as measured along said Southeasterly right-of-way line;thence running Southwesterly along said Southeasterly right-of-way line of Chicago and Northwestern RailwayCompany railroad to the point of beginning.Except that part lying West of the following described Line A:Commencing at a point on the West line of said Northwest Quarter distant 1655.37 feet Southerly from theNorthwest corner thereof, said West line has an assumed bearing of South 0 degrees 33 minutes 32 secondsWest, said point being on the Northerly line of the Chicago and North Western Railroad Company right of way;thence North 51 degrees 08 minutes 10 seconds East along said right of way line 1218.17 feet to the actual pointof beginning of Line A to be described; thence South 23 degrees 43 minutes 37 seconds East 8.72 feet; thenceSoutherly 228.75 feet along a tangential curve concave to the West having a radius of 510.00 feet and a centralangle of 25 degrees 41 minutes 55 seconds; thence North 88 degrees 01 minutes 42 seconds West and nottangent to said curve 5.00 feet; thence Southerly 96.91 feet along a non-tangential curve concave to the Westhaving a radius of 505.00 feet and a central angle of 10 degrees 59 minutes 41 seconds and a chord bearing ofSouth 07 degrees 28 minutes 09 seconds West; thence South 12 degrees 57 minutes 59 seconds West, tangentto last described curve, 143.07 feet; thence Southerly 330.2 feet along a tangential curve concave to the Easthaving a radius of 420.00 feet and a central angle of 45 degrees 03 minutes 13 seconds and there terminating.Carver County, MinnesotaAbstract PropertyParcel 3:Outlot D, Crystal Addition, Files of the Registrar of Titles, Carver County, Minnesota.Torrens PropertyGUY WIREFLARED END SECTIONSANITARY MANHOLECATCH BASINELECTRIC MANHOLEELECTRIC TOWERPOWER POLEELECTRIC BOXELECTRIC METERSIGNSTREET LIGHTPOWER OVERHEADPOWER UNDERGROUNDWATERMAINFIBER OPTICSANITARY SEWERSTORM SEWERGATE VALVEGAS LINEHYDRANTSTORM MANHOLELEGENDFENCE LINECURB & GUTTERCONCRETE SURFACEBITUMINOUS SURFACEGRAVEL SURFACEFOUND MONUMENT (SEE LABEL)GASPOHPUGSANSTOWATFOSSTEEEXEASEMENT LINEBOUNDARY LINEMAST ARMDOWNSPOUTDS38
PH (952 ) 227-1100 • ChanhassenMN .gov
7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA • 55317
Project: Conditional Use Permit Request (Planning Case 2026-03)
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:
Applicant is requesting a conditional use permit for screened outdoor storage at the property
located at 2100 Stoughton Avenue.
STAFF RECOMMENDATION:
Staff recommends Planning Commission recommend approval of the conditional use permit,
subject to the conditions listed herein.
LOCATION: 2100 Stoughton Avenue
APPLICANT: Luke Buttenhoff
OWNER: August Ventures LLC
CURRENT ZONING: Industrial Office Park (IOP)
2040 LAND USE PLAN: Office Industrial
ACREAGE: 21.21 Acres
PROPOSED MOTIONS:
“The Chanhassen Planning Commission recommends approval of the conditional use permit for
screened outdoor storage at 2100 Stoughton Avenue, subject to staff conditions.”
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LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The city has limited discretion in approving or denying Conditional Use Permits, based on whether or not the
proposal meets the conditional use permit standards outlined in the Zoning Ordinance. If the city finds that all
the applicable conditional use permit standards are met, the permit must be approved. This is a quasi -judicial
decision.
Notice of this public hearing has been mailed to all property owners within 500 feet.
APPLICABLE REGULATION
ARTICLE 20-IV CONDITIONAL USES
ARTICLE 20-XXII "IOP" INDUSTRIAL OFFICE PARK DISTRICT
ARTICLE 20-XXV LANDSCAPING AND TREE REMOVAL
BACKGROUND/EXISTING CONDITIONS
The property is currently home to an office-industrial-warehouse building that is actively in use separate from
this conditional use permit request. The west side of the property contains outdoor pickle vats that have
occupied this space since roughly 1958 when the Gedney’s pickle factory started operations.
Recently, in 2020 there was a development application for food processing and outdoor storage for six silos
where the pickle vats are currently located. The City Council approved the development application on July 27,
2020; however, the project was never constructed.
ZONING OVERVIEW
This property is zoned IOP, Industrial Office Park, in this zoning district screened outdoor storage is a
conditional use permit. Screened outdoor storage conditional use permits must be completely screened with
100 percent opaque fence or landscaped screen. In addition, all conditional use permits must meet the general
issuance standards listed in Section 20-232, this is reviewed under the analysis section of the staff report.
SITE PLAN
The applicant is proposing a screened outdoor storage area on the west side of the parcel, 3.73 acres in size.
The area is proposed to be bituminous paving with gutters and stormwater collection. On the corner of
Audubon Road and Stoughton Avenue there is a planned infiltration basin connecting into Chaska’s stormwater
system. The second infiltration basin is located on the north-west corner of the storage area. The current
fencing proposal does not meet the city requirements for 100% opaque fencing; the current proposal includes
both 8-foot opaque white vinyl fence and chain link. This will need to be updated in the plan set to fully
opaque fencing and is a listed condition of approval for this project.
LANDSCAPING
This project requires Buffer Yard C in landscaping requirements for the southern, western, and northern border
of the screened outdoor storage area. Buffer Yard C is required between an office/industrial project and
adjacent collector/arterial roads. County Road 61 is an arterial road, Audubon (County Road 15) is an arterial
road, and Stoughton Avenue is a collector road.
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ENGINEERING PROJECT OVERVIEW
The applicant is requesting a Conditional Use Permit to allow screened outdoor storage at the property located
at 2100 Stoughton Avenue. The proposal includes improvements to the site consisting of additional pavement
and new stormwater management features. Plans dated January 27, 2026, and a Stormwater Report dated
February 9, 2026, both prepared by Civil Methods Inc., were reviewed by staff.
ACCESS
The project site is located in the southwest corner of Chanhassen. The project site is bordered on three sides
(north, south, and west) by the City of Chaska. The City of Chaska owns and maintains Stoughton Avenue and
Audubon Road adjacent to the site. Carver County owns and maintains Chaska Boulevard (County Road 10)
and Flying Cloud Drive (County Road 61). Applicant is not proposing additional entrances or exits on the
property. Work proposed within or adjacent to these public rights-of-way will likely require permits from both
the City of Chaska and Carver County. The applicant shall coordinate with all applicable agencies to confirm
permitting requirements. Proof that all required permits have been obtained shall be submitted prior to
issuance of building permits.
GRADING & DRAINAGE
The site consists of a single parcel that currently contains a building, bituminous pavement, and storage tanks,
with the remaining areas in open grass. Under existing conditions, the northern portion of the site drains to
the north and east, while the southern portion drains to a storm sewer located at the southwest corner of the
property within Stoughton Avenue.
Under proposed conditions, the site will be mass graded to accommodate improved parking and outdoor
storage areas. Overall drainage patterns will remain generally consistent with existing conditions. Two
infiltration basin Best Management Practices (BMPs) are proposed to treat runoff from the new impervious
surfaces. Stormwater from the southern portion of the site will be collected by a trench drain and conveyed to
an infiltration basin located at the southwest corner of the property. Additional runoff wil l enter the basin via
sheet flow. This basin will discharge to the existing storm sewer in Stoughton Avenue. Stormwater from the
northern portion of the site will drain to a second infiltration basin located at the northeast corner of the
property, which will discharge to a ditch northeast of the basin. A small portion of the site will continue to
drain east without treatment. The proposed infiltration basins are designed to provide treatment for new
impervious surfaces and to meet applicable discharge rate requirements.
EROSION CONTROL
The proposed development will exceed one (1) acre of disturbance and will, therefore, be subject to the
General Permit Authorization to Discharge Stormwater Associated with Construction Activity Under the
National Pollution Discharge Elimination/State Disposal System (NPDES Construction Permit). All erosion
control shall be installed and inspected by city staff prior to initiation of site grading activities. The applicant
has submitted an erosion control plan and a Storm Water Pollution Prevention Plan (SWPPP). No earth
disturbing activities may occur until an approved SWPPP is developed. This SWPPP shall be a standalone
document consistent with the NPDES Construction Permit and shall contain all required elements of the
permit. The SWPPP will need to be updated as the plans are finalized when the contractor and their sub-
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contractors are identified and as other conditions change. An approved SWPPP shall be submitted prior to
issuing building permits. All erosion control shall be installed and inspected prior to initiation of site grading
activities.
STORM WATER MANAGEMENT
Article VII, Chapter 19 of the City Code establishes the required stormwater management development
standards. Section 19-141 states that these standards must be reflected in plans prepared by developers and
project proposers in the design and layout of site plans, subdivisions, and water management features. The
standards require abstraction of runoff and water quality treatment sufficient to achieve removal of 90 percent
total suspended solids (TSS) and 60 percent total phosphorus (TP).
The proposed project is located within the jurisdiction of the Lower Minnesota River Watershed District and is
therefore subject to its rules and regulations. A permit from the watershed district will be required prior to the
issuance of building permits. A Stormwater Management Report has been submitted for review to verify
compliance with all applicable stormwater management requirements, including rate control, volume
abstraction, and water quality treatment. All review comments from both the City and th e watershed district
must be addressed prior to approval.
The proposed design utilizes two infiltration basins to meet stormwater management requirements. Based on
the submitted information, TP and TSS removal standards are being met through treated infiltration volume
abstraction. Required freeboard is currently met for the adjacent on-site building. Additionally, the applicant
submitted calculations and a supporting narrative demonstrating that the proposed drainage design will not
adversely impact adjacent properties. Both surface water runoff and potential groundwater interactions
associated with the proposed infiltration basins were evaluated as part of this analysis. The applicant shall
submit final versions of the stormwater modeling (HydroCAD) and the Stormwater Management Report
addressing all outstanding comments and confirming compliance with rate control, volume abstraction, and
water quality standards as part of final CUP approval.
Stormwater discharged from the site is routed directly to right-of-way areas owned by the Chaska and Carver
County. As a result, permits will likely be required from these agencies to verify that stormwater requirements
are met and that the proposed design will not adversely impact downstream systems. The applicant shall
provide proof of all required permits prior to issuance of building permits.
All stormwater infrastructure on the site will be privately owned and maintained. The applicant shall prepare
an Operation and Maintenance (O&M) Plan for the private stormwater infrastructure onsite. Maintenance of
private stormwater systems is required in perpetuity. The O&M Plan must be approved by the Water Resources
Engineer, or their designee, and recorded against the benefiting property. The stormwater O&M agreement
shall be recorded prior to the issuance of building permits.
ANALYSIS
The planning commission shall recommend a conditional use permit and the council shall issue such
conditional use permits only if it finds that such use at the proposed location:
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a) Will not be detrimental to or endanger the public health, safety, comfort, convenience, or general
welfare of the neighborhood or the city.
The screened outdoor storage will not be detrimental to or endanger public health, safety, comfort,
convenience, or general welfare of the neighborhood or city.
b) Will be consistent with the objectives of the city's comprehensive plan and this chapter.
This proposal is consistent with the objectives of the comprehensive plan and this chapter.
c) Will be designed, constructed, operated, and maintained so to be compatible in appearance with the
existing or intended character of the general vicinity and will not change the essential character of that
area.
The proposal with the staff required conditions will be compatible in appearance with the intended
character of the general vicinity and will not change the essential character of that area.
d) Will not be hazardous or disturbing to existing or planned neighboring uses.
The proposal will not be hazardous or disturbing to existing or planned neighboring uses.
e) Will be served adequately by essential public facilities and services, including streets, police and fire
protection, drainage structures, refuse disposal, water and sewer systems, and schools; or will be
served adequately by such facilities and services provided by the persons or agencies responsible for
the establishment of the proposed use.
The proposed will be served by the city of Chaska for services, requiring a separate review and approval
for the connections.
f) Will not create excessive requirements for public facilities and services and will not be detrimental to
the economic welfare of the community.
The proposal will not create excessive requirements for public facilities and services and will not be
detrimental to the economic welfare of the community.
g) Will not involve uses, activities, processes, materials, equipment, and conditions of operation that will
be detrimental to any persons, property, or the general welfare due to excessive production of traffic,
noise, smoke, fumes, glare, odors, rodents, or trash.
The screened outdoor storage shall conform to these requirements.
h) Will have vehicular approaches to the property which do not create traffic congestion or interfere with
traffic or surrounding public thoroughfares.
The proposal will utilize existing property exits & entrances.
i) Will not result in the destruction, loss or damage of solar access, natural, scenic or historic features of
major significance.
The proposal will not result in the destruction, loss or damage of solar access, natural, scenic or historic
features of major significance.
j) Will be aesthetically compatible with the area.
The proposed will be aesthetically compatible with the area.
k) Will not depreciate surrounding property values.
The proposed will not depreciate surrounding property value.
l) Will meet standards prescribed for certain uses as provided in this article.
The proposed will meet standards prescribed for certain uses as provided in this article.
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(Ord. No. 80, Art. III, § 2(3-2-3), 12-15-86; Ord. No. 377, § 23, 5-24-04)
Outside Governmental Organization Comments
Lower Minnesota River Watershed District Review
1. This project requires Rule B, Erosion and Sediment Control permit.
2. This project requires Rule D, Stormwater Management permit.
3. Property Owner, or authorized agent shall submit an application and relevant exhibits to the LMRWD
prior to work commencing.
City of Chaska
1. Developer may be required to install curb and gutter on the north side of Stoughton Avenue.
2. Connection to the Chaska stormwater system will require approval from the Chaska City Engineer.
STAFF RECOMMENDATION
Staff recommend approval of the requested conditional use permit for screened outdoor storage at 2100
Stoughton Avenue, subject to the conditions listed herein.
Conditional Use Permit Conditions
1. Outdoor storage area shall be enclosed with 100% opaque fencing 8’ in height. Fencing shall be
maintained in good condition at all times.
2. All materials and equipment stored outdoors shall not exceed the height of the required storage area
fencing.
3. Outdoor storage area shall not be used as a Contractors Yard, as defined by the City of Chanhassen.
4. Materials and equipment placed within the outdoor storage area shall not emit odors, produce
excessive noise, or be hazardous.
5. Any outdoor lighting for the outdoor storage shall not exceed 25 feet in height when mounted to a light
pole. Light measurement at the property line shall not exceed 0-foot candles.
Staff Comments Requiring Plan Revisions
Building
1. Fences 7’ and over require a building permit.
2. Retaining walls (if present) more than four feet high, measured from the bottom of the footing to the
top of the wall, must be designed by a professional engineer and a building permit must be obtained
prior to construction. Retaining walls (if present) under four feet in height require a zoning permit.
Planning
1. Chain link fencing is not permitted, update all fencing to be 100% opaque fencing. Gates must also be
fully opaque. Update notes throughout plan set to reflect city required fencing.
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2. Applicant shall provide a breakdown of the current impervious lot coverage and the proposed
additional impervious lot coverage. Impervious lot coverage on this property shall meet the
regulations for the Industrial Office Park (IOP) zoning district.
Forestry
1. Plans shall be updated to meet the requirements for Buffer Yard C on the south, west, and north sides
of the screened outdoor storage area which includes the area around the proposed stormwater pond.
Applicant shall update the buffer yard calculations on the plan set.
2. Planting plan shall provide a breakdown of the species diversification to verify the proposed meets city
code requirements for species diversity. No more than 10% from same species, no more than 20%
from same genus and no more than 30% from the same family.
3. Planting schedule to include quantity, species (botanical name and common name), and size of
replacement.
Water Resources & Engineering
1. The applicant and their design Engineer shall work with City staff in amending the plans, dated January
27, 2026, prepared by Civil Methods Inc., to fully satisfy plan comments and concerns. Final
construction plans will be subject to review and approval by staff.
2. It is the applicant’s responsibility to ensure that permits are received from all other applicable agencies
with jurisdiction over the project (i.e. Army Corps of Engineers, DNR, MnDOT, Carver County, LMRWD
Watershed District, Board of Water and Soil Resources, MDH, MPCA, etc.). The applicant shall submit
verification that all applicable permits have been secured prior to the issuance of building permits.
3. The applicant shall provide final versions of hydrologic and hydraulic (H&H) and water quality modelling
with the building permit submittal.
4. The applicant shall develop a maintenance plan for the onsite stormwater system. An operations and
maintenance agreement shall be recorded prior to the issuance of building permits.
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CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND DECISION
IN RE:
Application of Cornerstone Investors for a Conditional Use Permit (CUP).
The Planning Commission conducted a public hearing on the proposed conditional use permit
which was preceded by published and mailed notice. The Planning Commission heard testimony
from all interested persons wishing to speak and made the following Findings of Fact on the
remaining application.
FINDINGS OF FACT
1. Permit. On January 29, 2026, the city received a completed land use application for the
property legally described in Exhibit A (“Property”), located at 2100 Stoughton Avenue
requesting a conditional use permit for screened outdoor storage on the Property.
2. Property. The Property is currently zoned Industrial Office Park (IOP). The Property is
guided by the 2040 Land Use Plan for Office Industrial Use. Screened outdoor storage is
considered a Conditional Use within the Industrial Office Park (IOP) zoning district.
3. Conditions. The permit is issued subject to the following conditions:
1. Outdoor storage area shall be enclosed with 100% opaque fencing 8’ in height. Fencing
shall be maintained in good condition at all times.
2. All materials and equipment stored outdoors shall not exceed the height of the required
storage area fencing.
3. Outdoor storage area shall not be used as a Contractors Yard, as defined by the City of
Chanhassen.
4. Materials and equipment placed within the outdoor storage area shall not emit odors,
produce excessive noise, or be hazardous.
5. Any outdoor lighting for the outdoor storage shall not exceed 25 feet in height when
mounted to a light pole. Light measurement at the property line shall not exceed 0-foot
candles.
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4. Termination of Permit. The city may revoke the permit following a public hearing for
violation of the terms of this permit. The city may institute any proper action or proceeding at
law or at equity to prevent violations of the within property, to restrain or abate violations of
the within permit, or to prevent use or occupancy of the Subject Property.
5. Lapse. If within one year of the issuance of this permit the authorized construction has not
been substantially completed or the use commenced, this permit shall lapse, unless an
extension is granted in accordance with the Chanhassen Zoning Ordinance.
6. Criminal Penalty. Violation of the terms of this conditional use permit is a criminal
misdemeanor.
RECOMMENDATION
The Planning Commission recommends that the City Council approves the Conditional Use
Permit.
ADOPTED by the Chanhassen Planning Commission this 3rd day of March 2026.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
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EXHIBIT A
48
49
50
EXHIBIT B
51
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
)ss
COLTNTYOFCARVER )
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 conditional use permit (CUP) for screened outdoor storage. Applicant: Lucas
Buttenhoff, 1o the persons named on attached Exhibit "A", b1, mailing the notice on a postcard
addressed to such owner, and depositing the postcards addressed to all suoh owners in the United
States mail with postage fully prepaid thereon: that the names and addresses of such owners were
those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and
by other appropriate records.
Jenny ter, City Clerk
Subscribed and s
this l1 dayof
ugm to before me
KU.t ^r "l .2026
0
A/,--
AMY K. WEIDMAN
Notary Public-Minnesota
My Coltmllslon Expirc3 Jan 31,2027
Notary Public
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Subiect
Parcel
Ol3clalmei
This map is neither a legally recorded map nor a survey and is not intended lo be used
es one. This map is a compilation ofrecords, information and deta localed in vaious city,
county, slale and federal offices end olher sources regarding lhe area shown, and is to
be used for reference purposes only. The City does not wanant that the Geographic
lnformalion System (GlS)Data used to prepare this map are enor free. and Ih€ City does
nol rcpresent lhal lhe GIS Oata can be used for navlgational, tracking or any other
purpose requiring exacting measuremenl of distance or drrection or precision in the
d6piclion ol geographic features. The preceding disclaimer is provided pursuanl to
Minnesota Stalules 5466.03, Subd. 21 (2000), and the user of this map acknowledges
that lhe City shall nol be liable for any damages, and expressly weives all claims, and
agrees lo defend, indemnify, and hold harmless lhe Cily fiom any 3nd all claims broughl
by User, ils employees or agents, or lhird paftes which arise out ol the use/s access or
use of date provided.
Dl3claimer
This map is neilher a l€gally recorded map nor a survey and is nol inlended to be used
as one. This map is a compilalion of records, informalion and data located in va ous 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 waranl thal lhe Geographic
lnformation Syslem (GlS)Data used lo preparelhis map are enor lree, and the Ci9 does
nol represent thal the GIS Data can be used for navigational, tracking or any other
pu.pose requiring exacting measurement of dislance or direclron or precision in the
depiclion oI geogrephic fealures. The preceding disclaimer as provided pursuanl to
Minnesota Slalules 5466.03, Subd. 21 (2000), and the us6r of this map acknowledges
thal the Cily shell not b€ liable for any damages, and expressly weives all claims, and
agrees lo def€nd, indemnify, and hold harmless the City from any and atl ctaims broughl
by lJser, its employees or agents, or lhird parties which anse out of the use/s access or
use ol data provided.
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53
NOTICE OF PUBLIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
NOTICE OF PUBTIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
Date & Time:
Tuesday, March 3, 2025 at 6:00 p.m.
This hearing may not start until later in the evening,
depending on the order of the agenda.
City Hall Council Chambers,7700 Market Blvd.Location:
Proposal:Consider a request for a conditional use permit (CUP)
for screened outdoor storage.
Applicant:Lucas Buttenhoff
Property
location:
2100 Stoughton Avenue
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 overviewof 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 pro.iect
prior to voting on the project.
Questions &
Comments:
To view project information
before the meeting, please
visit the city's proposed
development webpage:
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.Date & Time:
Location:City Hall Council Chambers,7700 Market Blvd.
Proposal:
Applicant:Lucas Buttenhoff
Property
Location:
2100 Stoughton Avenue
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
th rough the following steps:
t. 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:
Sign up to receive email updates about this or other projects. Go
to https://www.chanhassenmn.gov/i-want-to/subscribe
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
Consider a request for a conditional use permit (CUP)
for screened outdoor storage.
www.cha nhassenmn.qov/proposeddevelopments
54
Tax name
1032 PROPERTIES LLC
ALL STEEL PRODUCIS CO
AUGUST VENTURES LLC
BEVERLY ]EAN WAIBEL
BRAKEMEIER ENTERPRISES LP
BRECONWOOD VILLAGE LLC
BRIAN ADELBERT PHILLIPS
BTC PROPERTIES LLC
CATALINA GONZALEZ ORTEGA
CHANHASSEN 212 LP
CHASKA CITY
CHASKA DISTRICT LLC
CHASKA VENTURES LLC
DALE SCHULTZ
DEBORAH L BERGSTROM
DYLAN BRAKEMEIER
ELEANOR J WEST
FERRELLGAS LP
GSP INVESTMENTS LLC
JOSE ROBERTO PEREZ
LAWRENCE JASON WILLIAM BUNTIN
MARIANNE WIDENER MULLINS REV TRUST
MARTIN MAGANA MAGANA
MINNESOTA MUNICIPAL POWER AGENCY
MINNESOTA VALLEY ELEC CO-OP
MRS OF CHASKA LLC
REALTY INCOME PROPERTIES 3 LLC
RICHARD A OLSON
RICHARD AND DOROTHY WERMERSKIRCHEN
RONALD R OLSON
RYAN NIEDFELDT
SHEILA A LALIBERTE
Tax add t2
NEW ULM MN 56073
EDEN PRAIRIE MN 55346
CHASKA MN 55318
CHASKA MN 55318
EXCELSIOR MN 55331
CHASKA MN 55318
CHASKA MN 55318
CHASKA MN 55318
CHASKA MN 55318
EXCELSIOR MN 55331
CHASKA MN 55318
HARLINGEN TX 78550
MINNEAPOLIS MN 55414
CHASKA MN 55318
CHASKA MN 55318
CHASKA MN 55318
CHASKA MN 55318
UBERry MO 64068
INVER GROVE HEIGHTS MN 55077
EDEN PRAIRIE MN 55347
CHASKA MN 55318
PALM BEACH GARDENS FL 33410
CHASKA MN 55318
MINNEAPOLIS MN 55402
JORDAN MN 55352
LAKEVILLE MN 55044
SCOTTSDALE AZ 85254
CHANHASSEN MN 55317
CHASKA MN 55318
COLOGNE MN 55322
CHASKA MN 55318
CHASKA MN 55318
Tax add t1
2121 NORTH BROADWAY
6570 COUNTRYSIDE DR
102 JONATHAN BLVD N STE 2OO
1140 STOUGHTON AVE
450 LAKE VIBGINIA TRL
806 YELLOW BRICK RD
1180 STOUGHTON AVE
1605 OLD AUDUBON RD
1130 STOUGHTON AVE
5270 HOWARDS POINT RD
1 CITY HALL PLZ
3505 COVE REAL DR
485 MALCOLM AVE SE # 250
1910 STOUGHTON AVE
1150 STOUGHTON AVE
1120 STOUGHTON AVE
1160 STOUGHTON AVE
1 LIBERry PLZ
6957 ARCHER TRL
11952 CHESHOLM LN
1915 STOUGHTON AVE
4260 DESIGN CENTER DR
1935 STOUGHTON AVE
220 S 6TH ST STE 13OO
125 MINNESOTA VALLEY ELECTRIC
18907 IBARRA TRL
16220 N SCOTTSDALE RD STE 650
7730 VASSERMAN TRL
1930 SIOUGHTON AVE
6970 INWOOD RD
1925 STOUGHTON AVE
1905 STOUGHTON AVE
55
ST JOHNS EVANG LUTH CHURCH
THE BAIATA GROUP LLC
THOMASA&STACYLDERNER
TKG-STORAGEMART PTNRS PORT III LLC
VALVOLINE LLC
WESLYN PROPERTIES LLC
3OO 4TH ST E
2439 KEHOE AVE
4460 QUAAS AVE
215 N STADIUM BLVD STE 207
PO BOX 55630
18355 336TH ST
CHASKA MN 55318
SAN MATEO CA 94403
WATERTOWN MN 55388
COLUMBIA MO 65203
LEXINGTON KY 40555
MONTGOMERY MN 56069
56