03-23-2026 City Coucil AgendaitemCity Council Item
March 23, 2026
Item Consider a Conditional Use Permit Request for Screened Outdoor Storage at
2100 Stoughton Avenue
File No.Planning Case #2026-03 Item No: D.11
Agenda Section CONSENT AGENDA
Prepared By Rachel Arsenault, Associate Planner
Reviewed By
SUGGESTED ACTION
“The Chanhassen City Council approves the conditional use permit for screened outdoor storage at
2100 Stoughton Avenue, subject to staff conditions.”
Motion Type Simple Majority Vote of members present
Strategic
Priority Development & Redevelopment
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
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.
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.
166
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 will market the opportunity if approved. Since the tenant
and specific items to be stored outdoors are 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.
A public hearing was held at the Planning Commission meeting on March 3, 2026, and there were no
testifiers.
BUDGET
RECOMMENDATION
The Chanhassen Planning Commission recommends the City Council approve the requested conditional
use permit for screened outdoor storage at 2100 Stoughton Avenue, subject to the conditions and
comment listed in the staff report.
ATTACHMENTS
Development Application
Narrative
Plan Set
Survey
Staff Report
Conditional Use Permit
Findings of Fact
CUP Planning Commission Minutes from 03-03-26
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HWY 2
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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
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EXISTING
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.
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OWNER:
PROJECT:
SHEET:
SHEET NO.:
LIC. #:
DATE:
DAVID M POGGI
44573
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM
A DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
01-27-2026
CIVIL METHODS, INC.
P.O. Box 28038
St. Paul, MN 55128
PH:763.210.5713 www.civilmethods.com
DMPDESIGNED:
DRAWN:
CHECKED:
DMP
KEB
NO.ISSUE DATE
RIVER VALLEY
BUSINESS CENTER
2100 STOUGHTON AVE
CHANHASSEN, MN
CORNERSTONE
INVESTORS, LLC
C101
EXISTING
CONDITIONS &
REMOVALS
“
”
LEGEND:
17
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1
)
STOUGHTON AVENUE
AR
E
A
N
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T
F
U
L
L
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S
U
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D
125
.
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7
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d
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OWNER:
PROJECT:
SHEET:
SHEET NO.:
LIC. #:
DATE:
DAVID M POGGI
44573
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM
A DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
01-27-2026
CIVIL METHODS, INC.
P.O. Box 28038
St. Paul, MN 55128
PH:763.210.5713 www.civilmethods.com
DMPDESIGNED:
DRAWN:
CHECKED:
DMP
KEB
NO.ISSUE DATE
RIVER VALLEY
BUSINESS CENTER
2100 STOUGHTON AVE
CHANHASSEN, MN
CORNERSTONE
INVESTORS, LLC
C201
PRELIMINARY
SITE LAYOUT
17
4
PUGPUG
PUGPUGPUGPUGPUGPUGPUG
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X
X
X
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=
7
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0
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7
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6
1
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STOUGHTON AVENUE
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F
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L
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125
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d
w
g
OWNER:
PROJECT:
SHEET:
SHEET NO.:
LIC. #:
DATE:
DAVID M POGGI
44573
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM
A DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
01-27-2026
CIVIL METHODS, INC.
P.O. Box 28038
St. Paul, MN 55128
PH:763.210.5713 www.civilmethods.com
DMPDESIGNED:
DRAWN:
CHECKED:
DMP
KEB
NO.ISSUE DATE
RIVER VALLEY
BUSINESS CENTER
2100 STOUGHTON AVE
CHANHASSEN, MN
CORNERSTONE
INVESTORS, LLC
C301
PRELIMINARY
GRADING PLAN
“
”
17
5
PUGPUG
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d
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OWNER:
PROJECT:
SHEET:
SHEET NO.:
LIC. #:
DATE:
DAVID M POGGI
44573
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM
A DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
01-27-2026
CIVIL METHODS, INC.
P.O. Box 28038
St. Paul, MN 55128
PH:763.210.5713 www.civilmethods.com
DMPDESIGNED:
DRAWN:
CHECKED:
DMP
KEB
NO.ISSUE DATE
RIVER VALLEY
BUSINESS CENTER
2100 STOUGHTON AVE
CHANHASSEN, MN
CORNERSTONE
INVESTORS, LLC
C401
EROSION &
SEDIMENT
CONTROL
LEGEND:
17
6
7687
MF 1/2 IN OPEN
758.64
7967
MF 1/2 IN LS13792
757.52
7006
MF 1/2 IN IP LS19840
757.90
7010
MF 1/2 IN IP LS 8792 ?
758.98
7742
MF 1/2 IN CAP BROKE
759.41
7966
MF 1/2 IN OPEN
759.34
7968
MF 1/2 IN CAP BROKE
755.10
S
E
E
E
E
S
FO
E
S
S
S
S
7022
7023
7029758.31USTRR B
7030
758.23USTRR
7031758.30
USTRR
7032758.53USTRR E7033758.97USTRR B
7034758.63USTRR
7035758.61USTRR7036758.74USTRR7040
758.49USTRR B
7041
758.18USTRR
7042
758.17USTRR7043758.61USTRR E7044758.58USTRR B
7045757.69USTRR
7046757.61USTRR
7047758.48USTRR E
FFE=759.46
FFE=760.00
S
E
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S
756
756
757
757
757
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757
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758759
759
759
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758759
757
758
756
757758
759
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759
758
757
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8137758.32LSMI
8138758.62LSMI
8139758.68LSMI
8140758.70
LSMI
8141758.91LSMI
8142758.76LSMI CE ETFO8160758.14LSMS B BASE BROKE
8161758.11LSMS
8162757.37LSMS
8163757.35LSMS CLMAIL
E
S
SS
8327753.32USTLN INV
S
8335
758
757
756
758
757755
7000922.45CCBM
210
211
10013756.82LCMI B
GENERAL
PERMIT AUTHORIZATION TO DISCHARGE STORMWATER ASSOCIATED WITH CONSTRUCTION ACTIVITY
UNDER THE NPDES/SDS PROGRAM (MNR100001)
:
Feet
0 1000 2000
LEGEND
HYDROLOGIC SOIL GROUP TYPE A
HYDROLOGIC SOIL GROUP TYPE B
HYDROLOGIC SOIL GROUP TYPE C
HYDROLOGIC SOIL GROUP TYPE D
LEGEND
HYDROLOGIC SOIL GROUP TYPE A
HYDROLOGIC SOIL GROUP TYPE B
HYDROLOGIC SOIL GROUP TYPE C
HYDROLOGIC SOIL GROUP TYPE D
HYDROLOGIC SOIL GROUP TYPE B
HYDROLOGIC SOIL GROUP TYPE C
HYDROLOGIC SOIL GROUP TYPE A/D
HYDROLOGIC SOIL GROUP TYPE B/D
HYDROLOGIC SOIL GROUP TYPE C/D C402
SWPPP
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OWNER:
PROJECT:
SHEET:
SHEET NO.:
LIC. #:
DATE:
DAVID M POGGI
44573
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM
A DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
01-27-2026
CIVIL METHODS, INC.
P.O. Box 28038
St. Paul, MN 55128
PH:763.210.5713 www.civilmethods.com
DMPDESIGNED:
DRAWN:
CHECKED:
DMP
KEB
NO.ISSUE DATE
RIVER VALLEY
BUSINESS CENTER
2100 STOUGHTON AVE
CHANHASSEN, MN
CORNERSTONE
INVESTORS, LLC
17
7
C501
DETAILS
1/
2
7
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2
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1
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3
8
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d
w
g
OWNER:
PROJECT:
SHEET:
SHEET NO.:
LIC. #:
DATE:
DAVID M POGGI
44573
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM
A DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
01-27-2026
CIVIL METHODS, INC.
P.O. Box 28038
St. Paul, MN 55128
PH:763.210.5713 www.civilmethods.com
DMPDESIGNED:
DRAWN:
CHECKED:
DMP
KEB
NO.ISSUE DATE
RIVER VALLEY
BUSINESS CENTER
2100 STOUGHTON AVE
CHANHASSEN, MN
CORNERSTONE
INVESTORS, LLC
*DETAILS ARE NOT TO SCALE*
17
8
C502
DETAILS
1/
2
7
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0
2
6
1
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:
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8
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.
d
w
g
OWNER:
PROJECT:
SHEET:
SHEET NO.:
LIC. #:
DATE:
DAVID M POGGI
44573
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM
A DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
01-27-2026
CIVIL METHODS, INC.
P.O. Box 28038
St. Paul, MN 55128
PH:763.210.5713 www.civilmethods.com
DMPDESIGNED:
DRAWN:
CHECKED:
DMP
KEB
NO.ISSUE DATE
RIVER VALLEY
BUSINESS CENTER
2100 STOUGHTON AVE
CHANHASSEN, MN
CORNERSTONE
INVESTORS, LLC
*DETAILS ARE NOT TO SCALE*
17
9
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’d
re
q
’
d
1
re
q
’
d
1
1
1
1
1
1
1
re
q
’
d
re
q
’
d
re
q
’
d
re
q
’
d
re
q
’
d
9
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.
DA
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.
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21
0
0
S
T
O
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G
H
T
O
N
A
V
E
N
U
E
CH
A
N
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:
OU
T
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R
S
T
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A
G
E
JAN. 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-
2
6
-
‘
2
6
30’
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 parkin
g
d
i
m
e
n
s
i
o
n
existing parking
d
i
m
e
n
s
i
o
n
existing parking dime
n
s
i
o
n
existing parking dim
e
n
s
i
o
n
existing parking dimen
s
i
o
n
existing parking dime
n
s
i
o
n
existing parking dimension
existing parking dimension
MATURE TREES
existing
p
a
r
k
i
n
g
d
i
m
e
n
s
i
o
n
existing pa
r
k
i
n
g
d
i
m
e
n
s
i
o
n
PL
office industrial
commercial
8’- FENCE
20’-0”
30’ street
pavement
24
’
-
0
”
as
s
u
m
e
d
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 MATERIAL
existing parkin
g
d
i
m
e
n
s
i
o
n
existing parking
d
i
m
e
n
s
i
o
n
existing parking dimen
s
i
o
n
existing parking dim
e
n
s
i
o
n
existing parki
n
g
d
i
m
e
n
s
i
o
n
existing parking di
m
e
n
s
i
o
n
existing parking dimens
i
o
n
existing parking di
m
e
n
s
i
o
n
existing parking di
m
e
n
s
i
o
n
existing parking dimension
existing parking dimensi
o
n
existing parking dim
e
n
s
i
o
n
existin
g
p
a
r
k
i
n
g
d
i
m
e
n
s
i
o
n
existing p
a
r
k
i
n
g
d
i
m
e
n
s
i
o
n
existing parking dimens
i
o
n
existing 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
PP
16
’
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
@
3
8
’
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
@
1
5
’
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’
180
NO
R
T
H
10 500 100
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 E
6
0
’
B
U
F
F
T
E
C
H
F
E
N
C
E
C
H
A
I
N
L
I
N
K
F
E
N
C
E
BUFFTECH 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.
AU
D
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EXISTING BITUMINUOUS PAVEMENT
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M
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JAN. 26, 2026
A3
STOUGHTON AVE
PLANTING PLAN
pr
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f
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:
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2
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AUD
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AT PROPERTY
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BUFFTECH FENCE TO BE 8’ HIGH AND PLACED ON
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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
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JAN. 26, 2026
A2
AUDUBON RD
PLANTING PLAN
pr
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s
a
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:
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D
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R
S
T
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A
G
E
APROXIMATE TREE
S
P
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35’
71’
33’
50’
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WATER TOWER
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756
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757
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RETAINING WALL
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ELECTRIC
CABINET
ELECTRIC EASEMENT
PER DOC NO. A432512
TRANSMISSION LINE EASEMENT
PER DOC NO. A455245
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5534304/27/21
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SHEET NUMBER:
VERTICAL SCALE:
DATE:
PREPARED FOR:
OF
HORIZONTAL SCALE:
DRAWN:
CHECKED:
DESIGNED:
Phone (320) 253-9495 3701 12th Street North, Suite 206
Fax (320) 358-2001 St. Cloud, MN 56303
Toll Free (800) 270-9495
DATE:LICENSE NO.
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME
OR UNDER MY DIRECT SUPERVISION AND THAT I AM A
DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE
STATE OF MINNESOTA
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Chanhassen, MN
04/27/21
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CRF
ACW Buttenhoff Industrial Certificate of Survey
21000 State Highway 7
Excelsior, MN 55331
1Joel Buttenoff
NOT FOR CONSTRUCTION
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Common Ground Alliance
Call 48 Hours before digging:
811 or call811.com
0'80'160'240'
1" = 80'
80'
16' or 8'
PROJECT NUMBER: 0031776
LEGAL DESCRIPTION
Parcel 1:
That part of the Northwest Quarter of Section 3, Township 115, Range 23, Carver County, Minnesota, described
as follows: Beginning at a point in the West line of said Section 3 distant 1795.7 feet due South of the Northwest
corner 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 the
West line of said Section 3, 272.18 feet to a point in the centerline of the industry spur track, said point being the
actual point of beginning of the tract of land to be described, said point also being 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 actual
point of beginning; thence running Northeasterly along the centerline of said industry spur track and along the arc
of said curve to the right a distance of 89.72 feet to the end of said curve; thence running North 50 degrees 27
minutes East tangent to said curve and along the centerline of said industry spur track 1270.56 feet to the
beginning of a curve to the left having a radius of 599.39 feet; thence running Northeasterly along the arc of said
curve to the left and along the centerline of said industry spur track, a distance of 307.21 feet to the end of said
curve; thence running North 21 degrees 05 minutes East tangent to said curve and along the centerline of said
industry spur track, 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 and along the centerline of said industry spur track
142.42 feet to its intersection with the Southeasterly right of way line of the Minneapolis & St. Louis Railroad, said
point being 48.93 feet Southwesterly from the North line of said Section 3 as measured along said Southeasterly
right of way line; thence running Northeasterly along said Southeasterly right of way line 48.93 feet to a point in the
North line of said Section 3; thence running East along said North line 146.4 feet, more or less to the Northwest
corner 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 47
minutes to the right and running Southwesterly parallel with the Northerly right of way line of the Chaska and
Shakopee Road, 150 feet; thence deflecting 53 degrees 47 minutes to the left and running Southerly 175 feet to a
point on the Northerly right of way line of the Chaska and Shakopee Road; thence running Southwesterly along
said Northerly right of way line 1676.9 feet; more or less, to a point on a line drawn parallel with the West line of
said Section 3 from the actual point of beginning; thence running North along said parallel line 367.62 feet, more
or 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 due
North 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 the
Northwest corner thereof, said West line has an assumed bearing of South 0 degrees 33 minutes 32 seconds
West, 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 point
of beginning of Line A to be described; thence South 23 degrees 43 minutes 37 seconds East 8.72 feet; thence
Southerly 228.75 feet along a tangential curve concave to the West having a radius of 510.00 feet and a central
angle of 25 degrees 41 minutes 55 seconds; thence North 88 degrees 01 minutes 42 seconds West and not
tangent to said curve 5.00 feet; thence Southerly 96.91 feet along a non-tangential curve concave to the West
having a radius of 505.00 feet and a central angle of 10 degrees 59 minutes 41 seconds and a chord bearing of
South 07 degrees 28 minutes 09 seconds West; thence South 12 degrees 57 minutes 59 seconds West, tangent
to last described curve, 143.07 feet; thence Southerly 330.26 feet along a tangential curve concave to the East
having a radius of 420.00 and a central angle of 45 degrees 03 minutes 13 seconds, and there terminating.
AND
Excepting therefrom the following described tract:
That part of the Northeast Quarter of the Northwest Quarter of Section 3, Township 115 North, Range 23 West of
the 5th Principal Meridian, described as follows:
Commencing at the Northwest corner of the Northwest Quarter of said Section 3; thence on an assumed bearing
of South 88 degrees 52 minutes 27 seconds East along the North line of said Northwest Quarter a distance of
2286.69 feet; thence South 01 degree 21 minutes 25 seconds West a distance of 195.90 feet to the point of
beginning of the land to be described; thence South 52 degrees 44 minutes 44 seconds West a distance of 412.15
feet; thence South 34 degrees 48 minutes 12 seconds East to the intersection with the Westerly line of the parcel
conveyed to Northern States Power Company by the document filed in Book 61 of Deeds, Page 58, in the office of
the Carver County recorder; thence Northerly along said Westerly line to the Northwesterly line of said conveyed
parcel; thence Northeasterly along said Northwesterly line to the intersection with the Westerly line of the parcel
conveyed to St. John's Evangelical Lutheran Church by the document filed in Book 46 of Deeds, Page 19, in the
office of the Carver County Recorder; thence Northerly along said West line to the intersection with a line bearing
North 52 degrees 44 minutes 44 seconds East from the point of beginning; thence South 52 degrees 44 minutes
44 seconds West to the point of beginning.
Carver County, Minnesota
Abstract Property
Parcel 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; thence
running Northeasterly along said right-of-way line 997.8 feet to a point (which point is the Northwest corner of the
tract previously conveyed to American Sugar-Company as described in Book 44 of Deeds, Page 8 thereof), which
point is the true point of beginning of the tract conveyed; thence running South parallel with the West line of said
Section 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 running
Northeasterly along the Northwesterly line of the tract previously conveyed to M.A. Gedney Company as described
in Book 61 of Deeds, Page 251 thereof and along the arc of said curve to the right a distance of 89.72 feet to the
end of said curve; thence running North 50 degrees 27 minutes East tangent to said curve 1270.56 feet to the
beginning of a curve to the left having a radius of 599.39 feet; thence running Northeasterly along the arc of said
curve to the left a distance of 307.21 feet to the end of said curve; thence running North 21 degrees 05 minutes
East 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 the
Southeasterly right-of-way line of Chicago and Northwestern Railway Company railroad, said point being 48.93
feet 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 Railway
Company 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 the
Northwest corner thereof, said West line has an assumed bearing of South 0 degrees 33 minutes 32 seconds
West, 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 point
of beginning of Line A to be described; thence South 23 degrees 43 minutes 37 seconds East 8.72 feet; thence
Southerly 228.75 feet along a tangential curve concave to the West having a radius of 510.00 feet and a central
angle of 25 degrees 41 minutes 55 seconds; thence North 88 degrees 01 minutes 42 seconds West and not
tangent to said curve 5.00 feet; thence Southerly 96.91 feet along a non-tangential curve concave to the West
having a radius of 505.00 feet and a central angle of 10 degrees 59 minutes 41 seconds and a chord bearing of
South 07 degrees 28 minutes 09 seconds West; thence South 12 degrees 57 minutes 59 seconds West, tangent
to last described curve, 143.07 feet; thence Southerly 330.2 feet along a tangential curve concave to the East
having a radius of 420.00 feet and a central angle of 45 degrees 03 minutes 13 seconds and there terminating.
Carver County, Minnesota
Abstract Property
Parcel 3:
Outlot D, Crystal Addition, Files of the Registrar of Titles, Carver County, Minnesota.
Torrens Property
GUY WIRE
FLARED END SECTION
SANITARY MANHOLE
CATCH BASIN
ELECTRIC MANHOLE
ELECTRIC TOWER
POWER POLE
ELECTRIC BOX
ELECTRIC METER
SIGN
STREET LIGHT
POWER OVERHEAD
POWER UNDERGROUND
WATERMAIN
FIBER OPTIC
SANITARY SEWER
STORM SEWER
GATE VALVE
GAS LINE
HYDRANT
STORM MANHOLE
LEGEND
FENCE LINE
CURB & GUTTER
CONCRETE SURFACE
BITUMINOUS SURFACE
GRAVEL SURFACE
FOUND MONUMENT (SEE LABEL)
GAS
POH
PUG
SAN
STO
WAT
FO
S
ST
E
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E
X
EASEMENT LINE
BOUNDARY LINE
MAST ARM
DOWNSPOUTDS
18
3
PH (952) 227-11 00 • ChanhassenMN.gov
7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA • 55317
Project: Conditional Use Permit Request (Planning Case 2026-03)
City Council Review Date: March 23, 2026
60 Day Action Deadline: March 31, 2026
Drafted By: Rachel Arsenault, Associate Planner
Staff Report Date: March 18, 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 City Council approve 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 City Council approves the condi>onal use permit for screened outdoor storage at
2100 Stoughton Avenue, subject to staff condi>ons.”
184
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.
No2ce of the public hearing was mailed to all property owners within 500 feet. A public hearing was held at
the Planning Commission mee2ng on March 3, 2026.
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 ac>vely in use separate from
this condi>onal 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 opera>ons.
Recently, in 2020 there was a development applica>on for food processing and outdoor storage for six silos
where the pickle vats are currently located. The City Council approved the development applica>on 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
condi>onal use permit. Screened outdoor storage condi>onal use permits must be completely screened with
100 percent opaque fence or landscaped screen. In addi>on, all condi>onal use permits must meet the general
issuance standards listed in Sec>on 20-232, this is reviewed under the analysis sec>on 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 guKers and stormwater collec>on. On the corner of
Audubon Road and Stoughton Avenue there is a planned infiltra>on basin connec>ng into Chaska’s stormwater
system. The second infiltra>on 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 condi>on 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.
185
ENGINEERING PROJECT OVERVIEW
The applicant is reques>ng a Condi>onal Use Permit to allow screened outdoor storage at the property located
at 2100 Stoughton Avenue. The proposal includes improvements to the site consis>ng of addi>onal 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 addi>onal 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
permiQng requirements. Proof that all required permits have been obtained shall be submiKed 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 exis>ng condi>ons, the northern por>on of the site drains to
the north and east, while the southern por>on drains to a storm sewer located at the southwest corner of the
property within Stoughton Avenue.
Under proposed condi>ons, the site will be mass graded to accommodate improved parking and outdoor
storage areas. Overall drainage paKerns will remain generally consistent with exis>ng condi>ons. Two
infiltra>on basin Best Management Prac>ces (BMPs) are proposed to treat runoff from the new impervious
surfaces. Stormwater from the southern por>on of the site will be collected by a trench drain and conveyed to
an infiltra>on basin located at the southwest corner of the property. Addi>onal runoff will enter the basin via
sheet flow. This basin will discharge to the exis>ng storm sewer in Stoughton Avenue. Stormwater from the
northern por>on of the site will drain to a second infiltra>on basin located at the northeast corner of the
property, which will discharge to a ditch northeast of the basin. A small por>on of the site will con>nue to
drain east without treatment. The proposed infiltra>on 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 Authoriza>on to Discharge Stormwater Associated with Construc>on Ac>vity Under the
Na>onal Pollu>on Discharge Elimina>on/State Disposal System (NPDES Construc>on Permit). All erosion
control shall be installed and inspected by city staff prior to ini>a>on of site grading ac>vi>es. The applicant
has submiKed an erosion control plan and a Storm Water Pollu>on Preven>on Plan (SWPPP). No earth
disturbing ac>vi>es may occur un>l an approved SWPPP is developed. This SWPPP shall be a standalone
186
document consistent with the NPDES Construc>on 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-
contractors are iden>fied and as other condi>ons change. An approved SWPPP shall be submiKed prior to
issuing building permits. All erosion control shall be installed and inspected prior to ini>a>on of site grading
ac>vi>es.
STORM WATER MANAGEMENT
Ar>cle VII, Chapter 19 of the City Code establishes the required stormwater management development
standards. Sec>on 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 abstrac>on 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 jurisdic>on of the Lower Minnesota River Watershed District and is
therefore subject to its rules and regula>ons. A permit from the watershed district will be required prior to the
issuance of building permits. A Stormwater Management Report has been submiKed for review to verify
compliance with all applicable stormwater management requirements, including rate control, volume
abstrac>on, and water quality treatment. All review comments from both the City and the watershed district
must be addressed prior to approval.
The proposed design u>lizes two infiltra>on basins to meet stormwater management requirements. Based on
the submiKed informa>on, TP and TSS removal standards are being met through treated infiltra>on volume
abstrac>on. Required freeboard is currently met for the adjacent on-site building. Addi>onally, the applicant
submiKed calcula>ons and a suppor>ng narra>ve demonstra>ng that the proposed drainage design will not
adversely impact adjacent proper>es. Both surface water runoff and poten>al groundwater interac>ons
associated with the proposed infiltra>on 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 abstrac>on, 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 Opera>on 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 benefi>ng property. The stormwater O&M agreement
shall be recorded prior to the issuance of building permits.
ANALYSIS
187
The planning commission shall recommend a condi>onal use permit and the council shall issue such
condi>onal use permits only if it finds that such use at the proposed loca>on:
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 objec>ves of the city's comprehensive plan and this chapter.
This proposal is consistent with the objec ves of the comprehensive plan and this chapter.
c) Will be designed, constructed, operated, and maintained so to be compa>ble in appearance with the
exis>ng or intended character of the general vicinity and will not change the essen>al character of that
area.
The proposal with the staff required condi ons will be compa ble in appearance with the intended
character of the general vicinity and will not change the essen al character of that area.
d) Will not be hazardous or disturbing to exis>ng or planned neighboring uses.
The proposal will not be hazardous or disturbing to exis ng or planned neighboring uses.
e) Will be served adequately by essen>al public facili>es and services, including streets, police and fire
protec>on, drainage structures, refuse disposal, water and sewer systems, and schools; or will be
served adequately by such facili>es 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 connec ons.
f) Will not create excessive requirements for public facili>es and services and will not be detrimental to
the economic welfare of the community.
The proposal will not create excessive requirements for public facili es and services and will not be
detrimental to the economic welfare of the community.
g) Will not involve uses, ac>vi>es, processes, materials, equipment, and condi>ons of opera>on that will
be detrimental to any persons, property, or the general welfare due to excessive produc>on 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 conges>on or interfere with
traffic or surrounding public thoroughfares.
The proposal will u lize exis ng property exits & entrances.
i) Will not result in the destruc>on, loss or damage of solar access, natural, scenic or historic features of
major significance.
The proposal will not result in the destruc on, loss or damage of solar access, natural, scenic or historic
features of major significance.
j) Will be aesthe>cally compa>ble with the area.
The proposed will be aesthe cally compa ble with the area.
k) Will not depreciate surrounding property values.
The proposed will not depreciate surrounding property value.
188
l) Will meet standards prescribed for certain uses as provided in this ar>cle.
The proposed will meet standards prescribed for certain uses as provided in this ar cle.
(Ord. No. 80, Art. III, § 2(3-2-3), 12-15-86; Ord. No. 377, § 23, 5-24-04)
Outside Governmental Organiza2on 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 applica>on and relevant exhibits to the LMRWD
prior to work commencing.
City of Chaska
1. Developer may be required to install curb and guKer on the north side of Stoughton Avenue.
2. Connec>on to the Chaska stormwater system will require approval from the Chaska City Engineer.
PLANNING COMMISSION RECOMMENDATION
The Chanhassen Planning Commission recommended approval of the requested condi>onal use permit for
outdoor storage at 2100 Stoughton Avenue subject to the condi>ons of the staff report.
STAFF RECOMMENDATION
Staff recommend approval of the requested condi>onal use permit for screened outdoor storage at 2100
Stoughton Avenue, subject to the condi>ons listed herein.
Condi2onal Use Permit Condi2ons
1. Outdoor storage area shall be enclosed with 100% opaque fencing 8’ in height. Fencing shall be
maintained in good condi>on at all >mes.
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 ligh>ng 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.
6. All proposed tenants shall be approved administra>vely by the Community Development Director or
their designee prior to leasing and occupying the screened area. If the screened outdoor storage
changes tenants, the property manager shall receive approval for all subsequent tenants as well.
189
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 boKom of the foo>ng to the
top of the wall, must be designed by a professional engineer and a building permit must be obtained
prior to construc>on. Retaining walls (if present) under four feet in height require a zoning permit.
Planning
1. Chain link fencing is not permiKed, update all fencing to be 100% opaque fencing. Gates must also be
fully opaque. Update notes throughout plan set to reflect city required fencing.
2. Applicant shall provide a breakdown of the current impervious lot coverage and the proposed
addi>onal impervious lot coverage. Impervious lot coverage on this property shall meet the
regula>ons 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 calcula>ons on the plan set.
2. Plan>ng plan shall provide a breakdown of the species diversifica>on 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. Plan>ng schedule to include quan>ty, 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 sa>sfy plan comments and concerns. Final
construc>on 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 jurisdic>on 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
verifica>on 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 submiKal.
4. The applicant shall develop a maintenance plan for the onsite stormwater system. An opera>ons and
maintenance agreement shall be recorded prior to the issuance of building permits.
190
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
CONDITIONAL USE PERMIT #26-03
1. Permit. Subject to the terms and conditions set forth herein, the City of Chanhassen
hereby grants a conditional use permit for screened outdoor storage at 2100 Stoughton
Avenue.
2. Property. The permit for the property situated in the City of Chanhassen, Carver County,
Minnesota, and legally described in Exhibit A.
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.
6. All proposed tenants shall be approved administratively by the Community
Development Director or their designee prior to leasing and occupying the screened
area. If the screened outdoor storage changes tenants, the property manager shall
receive approval for all subsequent tenants as well.
4. Termination of Permit. The City may revoke the permit following a public hearing for
violation of the terms of this permit.
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.
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Dated: March 23, 2026
CITY OF CHANHASSEN
BY: ___________________________
Elise Ryan, Mayor
AND: ___________________________
Laurie Hokkanen, City Manager
STATE OF MINNESOTA )
( ss
COUNTY OF CARVER )
The foregoing instrument was acknowledged before me this day of , 20___, by
Elise Ryan, Mayor, and by Laurie Hokkanen, City Manager, of the City of Chanhassen, a Minnesota
municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City
Council.
__________________________________
NOTARY PUBLIC
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Exhibit A
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EXHIBIT B
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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).
On March 3, 2026, the Chanhassen Planning Commission met at its regularly scheduled meeting
to consider the application of Cornerstone Investors for a screened outdoor storage conditional
use permit. The Planning Commission conducted a public hearing on the proposed conditional
use permit, preceded by published and mailed notice.
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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6. All proposed tenants shall be approved administratively by the Community Development
Director or their designee prior to leasing and occupying the screened area. If the
screened outdoor storage changes tenants, the property manager shall receive approval
for all subsequent tenants as well.
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.
DECISION
The City Council approves the conditional use permit based on the findings of fact
included herein, and subject to the conditions of the staff report.
ADOPTED by the Chanhassen City Council this 23rd day of March, 2026.
CHANHASSEN CITY COUNCIL
BY:___________________________________
Its Mayor
BY:_ __________________________________
Its City Manager
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EXHIBIT A
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EXHIBIT B
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Planning Commission Minutes – March 3, 2026
2
2. Consider a Conditional Use Permit Request for Screened Outdoor Storage at 2100
Stoughton Avenue
Community Development Director Eric Maass reviewed the conditional use permit request for
screened outdoor storage at 2100 Stoughton Avenue. He noted that the city’s discretion in
approving or denying a conditional use permit was based on whether or not the proposal met the
conditional use permit standards. He stated that the property was zoned industrial office park and
was just over 21 acres at the southwest corner of Chanhassen. He described the existing
conditions, including the overhead power transmission towers with an easement, existing
industrial buildings on site, the existing entrances and exits, and the pickle vats. He noted that the
pickle vats would be removed if approved.
He reviewed the proposed site plan, including the additional stormwater ponds. He described the
landscaping plan and said that it was making progress. He stated that a buffer yard was required
since the adjacent roads were collectors. He said that the planting schedule would require
updates to meet the species diversification requirements. He summarized the grading plan. He
noted that the City Code requires screened outdoor storage. He reviewed the outside agency
comments from the Lower Minnesota River Watershed District and the City of Chaska. He noted
that as long as the five proposed conditions were met, the conditional use permit would stay in
place. He said that the applicant does not have a tenant lined up to use the outdoor storage.
Commissioner Jobe asked if the sewer was hooked up on the Chaska side of the road and how it
would work. Mr. Maass responded that they would hook up with the storm sewer with the City
of Chaska, but if the City of Chanhassen would extend utilities, they would require the property
owner to hook up to those utilities.
Commissioner Trevena asked for clarification about a contractor yard versus other outdoor
storage. Mr. Maass answered that contractor yards are their own category of conditional use
permits, and since they did not have an identified user, contractor yards required additional
oversight. He said if the property yard owner wanted to add a contractor to use it as a contractor
yard, they could request a conditional use permit amendment.
Commissioner Trevena asked about the process for the city to go through from an administrative
standpoint when a tenant is identified. Mr. Maass responded that as long as a tenant could abide
by the conditions in the conditional use, there would be no additional oversight.
Chair Noyes invited the applicant up.
Cole Buttenhoff, Outdoor Storage, provided an overview of the property. He said that this
portion, being outdoor storage, was the last area that could be redeveloped after the last tenant
vacated the property.
Chair Noyes asked if he had a set of tenants he was focusing on while he marketed the property.
Mr. Buttenhoff answered that they could market the outdoor storage with 40,000 square feet of
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Planning Commission Minutes – March 3, 2026
3
space in the building. He stated the tenant was dependent on the market, and noted that the space
available was primarily warehouse.
Chair Noyes opened the public hearing. There were no public comments.
Commissioner Soller asked if the 8-foot screening was in the City Code. Mr. Maass answered
that screened outdoor storage up to 8 feet was a requirement.
Chair Noyes closed the public hearing.
Commissioner Trevena moved, Commissioner Jobe seconded that the Chanhassen
Planning Commission recommends approval of the conditional use permit for screened
outdoor storage at 2100 Stoughton Avenue, subject to staff conditions. All voted in favor,
and the motion carried unanimously with a vote of 7 to 0.
3. Ordinance XXX: Amending Chapters 1 and 20, Updating Sign Definitions and
Regulations
Mr. Maass stated that the sign code had been in the community development workplan and it
was a lengthy process. He noted that the proposed sign code would add opportunity for awning
signs, projecting signs, and canopy signs. He provided an overview of the community
engagement, including an email sent to businesses within the central business district on
December 19 and a follow-up email sent on January 5. He said that a Microsoft Teams open
house was held on January 9 between 9:00 a.m. and 11:00 a.m. He reviewed the feedback from
community engagement and said that more signage options were appreciated.
Businesses may choose not to purchase awnings or projecting signs because of the associated
costs. He said that businesses shared that sign bands along buildings are a limiting factor as that
is where signage is located. He summarized the sign code change proposal and said they wanted
to right-size wall signs in the downtown area and prevent future outliers. He stated they also
wanted to expand sign options within the downtown area while removing regulations specific to
content because it was a First Amendment violation. They want to improve implementation and
permitting for signage.
He explained the existing wall area and the maximum percentage of wall area for signage
downtown, and the proposed wall sign regulations. He stated that two signs would be impacted
by the proposed signage regulations. He discussed the canopy signage and said a canopy sign, as
shown, could not be installed in addition to a wall sign.
Mr. Maass said that they wanted to allow temporary signs without a permit since they would still
have enforcement if temporary signs became a nuisance. He stated that businesses approach
window signs in different ways. He said that there were unique situations when there was a
building reuse and liquor license requirements. He summarized the window sign implementation
to update from an unclear percentage of window space to not exceeding six square feet per
business occupant or owner. He requested feedback on this change and said they could change it
to six square feet per window or an exception for window coverings required by city, state, or
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