PC item 25-03Planning Commission Item
March 4, 2025
Item Consider Comprehensive Plan Amendment for PID 25-4070020, generally
located at 6651 Galpin Blvd (Planning Case #25-03)
File No.Planning Case #25-03 Item No: B.1
Agenda Section PUBLIC HEARINGS
Prepared By Eric Maass, Community Development Director
Applicant Steven Buresh and Wendy Buresh, Buresh Living Trust
Present Zoning Rural Residential District (RR)
Land Use Residential Large Lot
Acerage 2.5 Acres
Density Current density of 1.11 net units/acre
Applicable
Regulations
The city has a relatively high level of discretion in approving Comprehensive
Plan amendments because the city is acting in its legislative or policy-making
capacity.
SUGGESTED ACTION
The Chanhassen Planning Commission recommends that City Council approve amending the 2040
Comprehensive Plan Land Use Map from Residential - Large Lot to Residential - Low Density for
PID 25-4070020, generally located at 6651 Galpin Boulevard.
SUMMARY
Requesting to reguide the property from Residential Large Lot to Residential Low Density. The
catalyst for the land use map amendment is the addition of sewer and water service access. Section
2.13.2 of the 2040 Comprehensive Plan discusses the possible extension of urban services to properties
serviced by on-site sewage disposal systems. In these instances, it is the city’s policy to review land use
and zoning changes on an area-wide basis.
3
BACKGROUND
This property is located in the Lake Lucy Highlands development which was platted in 1986. This
large-lot subdivision is a part of many similar developments that occurred right before the city placed
restrictions on the development of properties at a minimum density of one unit per ten-acre
development density.
Since the 2020 Comprehensive Plan update and subsequent comprehensive plan updates the subject
property and adjacent properties east of Galpin Blvd have been and continue to be assigned as
Residential Large Lot. Properties on all four sides of the Lake Lucy Highlands plat are guided
Residential Low Density.
DISCUSSION
RECOMMENDATION
Staff recommends approval of the requested Comprehensive Plan Amendment reguiding the subject
property from Residential Large Lot to Residential Low Density.
ATTACHMENTS
Staff Report
2040 Future Land Use - Current Designations
2040 Future Land Use - Proposed Designations
25-03 Affidavit of Mailing
Affidavit of Publication 2025-03
4
Application: Comprehensive Plan Amendment
(Planning Case #2025-03)
Staff Report Date: February 25, 2025
Drafted By: Rachel Arsenault, Associate Planner
Planning Commission Review Date: March 4, 2025
City Council Review Date: March 24, 2025
SUMMARY OF REQUEST: The Applicant is requesting a comprehensive plan amendment to
facilitate future rezoning and subdivision.
LOCATION: 6651 Galpin Boulevard, Excelsior MN 55331
PID: 254070020
APPLICANT/OWNER: Steve Buresh & Wendy Lam
Buresh
PRESENT ZONING: Rural Residential, RR
2040 LAND USE PLAN: Residential Large Lot
ACREAGE: 2.50 acres
CURRENT DENSITY: 1.11 net units/acre
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
PROPOSED MOTION:
“The Chanhassen Planning Commission recommends City Council approve amending the 2040
Comprehensive Plan Land Use Map from Residential - Large Lot to Residential - Low Density for
PID 25-4070020, generally located at 6651 Galpin Boulevard.”
5
Page 2 of 5
The city has a relatively high level of discretion in approving Comprehensive Plan Land Use
Map Amendments because the city is acting in its legislative or policy-making capacity.
Notice of this public hearing has been mailed to all property owners within 500 feet.
APPLICABLE REGULATIONS
The city has a relatively high level of discretion in approving Comprehensive Plan amendments
because the city is acting in its legislative or policy-making capacity.
Amendments to the City’s Comprehensive Plan are at times required to be reviewed and
commented on by adjacent adjoining jurisdictions. This adjacent review can be waived if the
proposed amendment involves less than 40 acres, does not change a communities growth
forecasts or Traffic Analysis Zone (TAZ) allocations; and is either more than ¼ mile from an
adjacent jurisdiction or beyond the distance the communities adopted ordinances require
notice to adjacent or affected property owners, whichever distance is less.
Staff has conferred with the City’s sector representative to the Metropolitan Council and the
city has received a waiver of jurisdictional notice due to meeting the requirements as
established by the Metropolitan Council.
PROPOSAL/SUMMARY
The Applicant is requesting a land use map amendment from Residential – Large Lot to
Residential – Low Density.
BACKGROUND
This property is located in the Lake Lucy Highlands development which was platted in 1986.
This large-lot subdivision is a part of many similar developments that occurred right before the
implementation of the current one unit per ten-acre limit came into effect.
In the 2020 Comprehensive Plan update and subsequent comprehensive plan updates, the
subject property and adjacent properties east of Galpin Blvd have been and continue to be
assigned as Residential Large Lot. Properties on all four sides of the Lake Lucy Highlands plat
are guided Residential Low Density.
EXISTING CONDITIONS
On the east end of the property there is a wetland that flows through the natural vegetation
areas within Lake Lucy Highlands. This wetland has not been delineated but is included in the
National Wetland Inventory (NWI) map by the Minnesota Department of Natural Resources.
Further delineation will be required if the property owner applies for the subdivision of the lot.
Based on current staff estimation 0.78 acres are considered undevelopable due to the wetland,
wetland buffer, and the required setbacks.
This property is heavily wooded, approximately 1.6 acres of the 2.5 total acres is forest that
interconnects with surrounding properties to form a natural passageway to Lake Lucy and the
6
Page 3 of 5
Lake Ann Park Preserve. The wooded area of this property provides a protective natural buffer
for the wetland. The city believes this is an integral chain of natural resources therefore
requires its protection from development through the city code section 18-61(d).
These existing conditions result in approximately 1.6 acres of the 2.5 total acres being
undevelopable. If the applicant decides to pursue a subdivision to create an additional lot, the
net density based on developable land will be approximately 2.22 dwelling units an acre, this is
within the requirements of the Residential Low-Density future land use which is 1.2-4 units per
acre.
ANALYSIS
The catalyst for the land use map amendment is the addition of sewer and water service access.
Section 2.13.2 of the 2040 Comprehensive Plan discusses the possible extension of urban
services to properties serviced by on-site sewage disposal systems. In these instances, it is the
city’s policy to review land use and zoning changes on an area-wide basis.
The existing zoning of the property, Rural Residential District, RR, is consistent with the current
land use designation of the property, Residential - Large Lot. Should the city approve the land
use amendment to Residential – Low Density, the comprehensive plan allows less intensive
land uses to remain in place. However, any approval by the city for subsequent development of
the property must be consistent with the comprehensive plan and would need to meet the
regulations in the city’s zoning and subdivision ordinance.
The proposed land use map amendment would permit the further subdivision of the property
into two lots. The property owners would like to sell their current house and build a retirement-
friendly home on the new lot they would create on the south half of the property.
MUNICIPAL SERVICES – SANITARY SEWER & WATER
The home on this property is currently serviced by well and septic, but the property has two
sanitary sewer and water stubs for the connection of the current home and a new home on the
South end of the property. These service stubs were added during the reconstruction of Galpin
Boulevard in the summer of 2024. The watermain predates the Galpin road project, however it
is located on the west side of the road and service lines didn’t span across the road for the
properties to access, with the reconstruction these extensions were added.
The City of Chanhassen engineering department evaluated with the planning department
ahead of this reconstruction the potential possibility of additional homes along this span of
Galpin Boulevard. The planning department and engineering department concluded that it was
a possibility and therefore the stubs were added to the scope of the project. The following
properties currently have two sets of utility stubs: 6621 Galpin Blvd, 6651 Galpin Blvd, 6681
Galpin Blvd, and 6691 Galpin Blvd.
7
Page 4 of 5
This additional scope to the road project ensures the newly constructed Galpin Boulevard will
not be torn through in the future for additional stubs, thus maintaining the longevity of the
road, free of issue road patches pose.
SURROUNDING LAND USE AND ZONING DESIGNATION
This grouping of properties with the land use designation of residential - large lot are all within
the Lake Lucy Highlands plat. This plat consists of 19 lots and one outlot with the land use
designation of parks – open space.
Outside of the Lake Lucy Highlands plat the surrounding properties are residential – low density
land use with some interspersed parks – open space land use.
LAND USE ZONING CONSISTENCY
The following zoning districts are consistent with Residential – Large Lot land use:
• Agricultural Estate District, A-2; and
• Rural Residential District, RR.
The following zoning districts are consistent with Residential - Low Density land use:
• Single-Family Residential District, RSF;
• Mixed Low Density Residential District, R-4;
• Residential Low and Medium Density Residential District, RLM; and
• Planned Unit Development – Residential, PUD-R.
COMPREHENSIVE PLAN GOALS AND POLICIES
The proposed amendment from Residential – Large Lot to Residential – Low density assists in
the furtherance of the following land use goals and policies of the City of Chanhassen
Comprehensive Plan:
Development will be encouraged within the MUSA line.
• The plan should seek to establish sufficient land to provide a full range of housing
opportunities.
• Development should be phased in accordance with the ability of the city to provide
services.
• Support low-density residential development in appropriate areas of the community in
such a manner as to maintain the aesthetics of existing single-family areas, and to create
new neighborhoods of similar character and quality.
• Designate sufficient land to provide for a wide spectrum of housing.
The proposed amendment assists in the furtherance of the following housing goals and policies
of the City of Chanhassen Comprehensive Plan:
• A balanced housing supply with housing available for people of all income levels.
• A variety of housing types for people in all stages of the life-cycle.
8
Page 5 of 5
RECOMMENDATION
Staff recommends the Planning Commission recommend approval of the land use map
amendment from Residential – Large Lot to Residential – Low Density for PID 25-4070020,
generally located at 6651 Galpin Boulevard.
APPLICATION REVIEW STAFF COMMENTS
None at this time.
9
Chanhassen, MetroGIS, Carver, Hennepin
Legend
Parcels
Landuse 2040
Residential Large Lot
Residential Low Density
Parks / Open Space
2040 Future Land Use - Current Designations
February 24, 2025
±
1 in = 263 Ft
10
Chanhassen, MetroGIS, Carver, Hennepin
Legend
Parcels
Landuse 2040
Residential Large Lot
Residential Low Density
Parks / Open Space
2040 Future Land Use - Current Designations
February 24, 2025
±
1 in = 263 Ft
11
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COLTNTYOFCARVER )
I, Jenny Potter, being first duly swom, on oath deposes that she is and was on
February 20,,2025, the duly qualified and acting City Clerk of the City of Chanhassen,
Minnesota; that on said date she caused to be mailed a copy ofthe attached notice consider
request for a comprehensive plan amendment at 6651 Galpin Boulevard.
Owner/Applicant: Buresh Living Trust to the persons named on attached Exhibit "A"' by
enclosing a copy ofsaid notice in an envelope addressed to such owner, and depositing the
envelopes addressed to all such owners in the United States mail with postage fully prepaid
thereonl that the names and addresses ofsuch owners were those appearing as such by the
records ofthe County Treasurer, Carver County, Minnesota. and by other appropriate records.
Jenny , City Clerk
Subscribed and swom to before me
,61, Z I day
A^
C
of R brva..n ,2025
(t 7flA-+---t AMY K. WEIDMAN
Notary Public-MinnesotaNotary Public Elpiros Jen 31, 2027
12
Disclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used
as one. This map is a compilation of records, information and data located in various city,
county, state and federal offices and other sources regarding the area shown, and is to
be used for reference purposes only. The City does not warrant that the Geographic
Information System (GIS) Data used to prepare this map are error free, and the City does
not represent that the GIS Data can be used for navigational, tracking or any other
purpose requiring exacting measurement of distance or direction or precision in the
depiction of geographic features. The preceding disclaimer is provided pursuant to
Minnesota Statutes §466.03, Subd. 21 (2000), and the user of this map acknowledges
that the City shall not be liable for any damages, and expressly waives all claims, and
agrees to defend, indemnify, and hold harmless the City from any and all claims brought
by User, its employees or agents, or third parties which arise out of the user's access or
use of data provided.
«Tax_name»
«Tax_add_l1»
«Tax_add_l2»
Disclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used
as one. This map is a compilation of records, information and data located in various city,
county, state and federal offices and other sources regarding the area shown, and is to
be used for reference purposes only. The City does not warrant that the Geographic
Information System (GIS) Data used to prepare this map are error free, and the City does
not represent that the GIS Data can be used for navigational, tracking or any other
purpose requiring exacting measurement of distance or direction or precision in the
depiction of geographic features. The preceding disclaimer is provided pursuant to
Minnesota Statutes §466.03, Subd. 21 (2000), and the user of this map acknowledges
that the City shall not be liable for any damages, and expressly waives all claims, and
agrees to defend, indemnify, and hold harmless the City from any and all claims brought
by User, its employees or agents, or third parties which arise out of the user's access or
use of data provided.
«Next Record»«Tax_name»
«Tax_add_l1»
«Tax_add_l2»
Subject
Parcel
Subject
Parcel
13
NOTICE OF PUBLIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
NOTICE OF PUBLIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
Date & Time:
Tuesday, March 4, 2025 at 6:00 p.m.
This hearing may not start until later in the evening,
depending on the order of the agenda.
Location: City Hall Council Chambers, 7700 Market Blvd.
Proposal: Consider request for a comprehensive plan
amendment at 6651 Galpin Boulevard
Applicant: Buresh Living Trust
Property
Location:
6651 Galpin Boulevard
A location map is on the reverse side of this notice.
What Happens at
the Meeting:
The purpose of this public hearing is to inform you
about the applicant's request and to obtain input
from the neighborhood about this project. During
the meeting, the Chair will lead the public hearing
through the following steps:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans for the project.
3. Planning Commission discusses the proposal.
4. Public hearing is opened taking comments from
the public.
5. Public hearing is closed and the Planning
Commission continues discussion on the project
prior to voting on the project.
Questions &
Comments:
To view project information
before the meeting, please
visit the city’s proposed
development webpage:
www.chanhassenmn.gov/proposeddevelopments
Sign up to receive email updates about this or other projects. Go
to https://www.chanhassenmn.gov/i-want-to/subscribe
Date & Time:
Tuesday, March 4, 2025 at 6:00 p.m.
This hearing may not start until later in the evening,
depending on the order of the agenda.
Location: City Hall Council Chambers, 7700 Market Blvd.
Proposal: Consider request for a comprehensive plan
amendment at 6651 Galpin Boulevard
Applicant: Buresh Living Trust
Property
Location:
6651 Galpin Boulevard
A location map is on the reverse side of this notice.
What Happens at
the Meeting:
The purpose of this public hearing is to inform you
about the applicant's request and to obtain input
from the neighborhood about this project. During
the meeting, the Chair will lead the public hearing
through the following steps:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans for the project.
3. Planning Commission discusses the proposal.
4. Public hearing is opened taking comments from
the public.
5. Public hearing is closed and the Planning
Commission continues discussion on the project
prior to voting on the project.
Questions &
Comments:
To view project information
before the meeting, please
visit the city’s proposed
development webpage:
www.chanhassenmn.gov/proposeddevelopments
Sign up to receive email updates about this or other projects. Go
to https://www.chanhassenmn.gov/i-want-to/subscribe
14
Tax name Tax add l1 Tax add l2
AARON J ALDRICH 2070 PINEHURST DR CHANHASSEN, MN 55317-4578
ALAN KEITH PETERSON 1831 LAKE LUCY LN EXCELSIOR, MN 55331-6504
BENJAMIN NYE 6451 FOX DR CHANHASSEN, MN 55317-
BRANDON MELZ 1900 LAKE LUCY RD EXCELSIOR, MN 55331-6505
BRECK O & MARLIESE JOHNSON 6621 GALPIN BLVD EXCELSIOR, MN 55331-8022
BRIAN CONNELLY 2021 EDGEWOOD CT CHANHASSEN, MN 55317-4577
BRIAN J COHEN 2060 PINEHURST DR CHANHASSEN, MN 55317-4578
BRIAN K SCHIMKE AND JOAN O SCHIMKE TRUST 2040 HIGHGATE CIR CHANHASSEN, MN 55317-
BURESH LIVING TRUST 6651 GALPIN BLVD EXCELSIOR, MN 55331-
CHARLES & VICKI SHERMAN HICKS REV TRUSTS 1941 CRESTVIEW CIR EXCELSIOR, MN 55331-8006
CHRISTIAN P & ELIZABETH PREUS 1851 LAKE LUCY LN EXCELSIOR, MN 55331-6504
DORIS L NIKOLAI TRUST PO BOX 1461 SHERWOOD, OR 97140-1461
ERIC NELSON 2030 EDGEWOOD CT CHANHASSEN, MN 55317-
ERIC W & GRETCHEN G LOPER 2076 HIGHGATE CIR CHANHASSEN, MN 55317-6704
GARY BARRETT 2020 EDGEWOOD CT CHANHASSEN, MN 55317-
GUANG YE 2051 HIGHGATE CIR CHANHASSEN, MN 55317-
JARED MOHR 2021 HIGHGATE CIR CHANHASSEN, MN 55317-
JASON A HEMP 2031 EDGEWOOD CT CHANHASSEN, MN 55317-
JENNA BENTLEY 6699 MANCHESTER DR CHANHASSEN, MN 55317-
JOHN M PRICE 1961 CRESTVIEW CIR EXCELSIOR, MN 55331-8006
JON PETERS 2050 PINEHURST DR CHANHASSEN, MN 55317-
JOSHUA KARLGAARD 821 SMITHTOWN TER EXCELSIOR, MN 55331-
KIRK AND CAMILLE SWANSON REV TRUSTS 1811 LAKE LUCY LN EXCELSIOR, MN 55331-
KREG Z & LISA J LEVINE 1850 LAKE LUCY RD EXCELSIOR, MN 55331-9078
MARK A & MICHELE K METTERT 2028 HIGHGATE CIR CHANHASSEN, MN 55317-6704
MARY TRIPPLER 1931 CRESTVIEW CIR EXCELSIOR, MN 55331-8006
MATTHEW D RIPLEY 6691 GALPIN BLVD EXCELSIOR, MN 55331-
MICHAEL J REMUCAL 2061 PINEHURST DR CHANHASSEN, MN 55317-4578
PAUL S TUNGSETH 2051 CRESTVIEW DR EXCELSIOR, MN 55331-8008
RENO LINDELL 10085 COTTONWOOD LN N MAPLE GROVE, MN 55369-3349
ROLAND UGARTE JR & TAYLOR UGARTE 2051 PINEHURST DR CHANHASSEN, MN 55317-
SCOTT D & SONYA B SCHROEDER 2081 PINEHURST DR CHANHASSEN, MN 55317-4578
15
YANIRA E BHATIA 2041 EDGEWOOD CT CHANHASSEN, MN 55317-4577
16
AFFIDAVN OF PUBLICATION
STATE OF MTNNESOTA )
COUNTY OF HENNEPIN
CITY OF CHANHASSEN
CARVER & HENNEPIN
COUNTIES
NOTICE OF PUBLlC
HEARING PLANNING
cAsE NO.202$03
NOTICE lS HEREBY GIVEN that
the Chanhassen Planning Commis-
sion will hold a public hoaring on
Tue.sday, March 4, 2025, at 6:00
p.m. in the Council Chambers in
Chanhassen City Hall, 7700 Market
Blvd. The purpose of this hearing is
to consider a requast for a compre.
hensive plan amendment at 6651
Galpin Boulevad. Owner/Appli-
cant: Buresh Living Trust
Project documents for this
request are available for public
rcview on the city's w6bsit6
at www.chanhassenmn.gov/
oroooseddevelopments or at City
Hall during regular business hours.
All interested persons are invited
to attend this public hearing and
expr€ss their opinions with r$poct
to this proposal.
Rachel Arsenauh
Associate Planner
Email:
rarsenault@chanhassen mn.gov
Phone'. 952-227-'1132
Published in the
Sun Sailor
February 20,2025
1451773
ss
I do solemly $wear that the notice, as per the
prooi was published in the edition of the
SS Mtka-Excelsior-Eden Prairie
with the known offrce of issue being located
in the county of:
HENNEPIN
with additional circulation in the counties of:
HENNEPIN
and has full knowledge of ttre facts stated
below:
(A) The newspaper has complied with all of
the requirements constituting qualifica-
tion as a qualified newspaper as provided
by Minn. Stat. $331A.02.
(B) This Public Notice was printed and pub-
lished in said newspaper(s) once each
week, for I successive week(s); the first
insertion being on 0A2012025 and the last
insertion being on 0212012025.
MORTGAGE FORECLOSURE NOTICE.S
Pursuant to Minnesota Stat. $580.033
relating to the publication of mortgage
foreclosure notices: The newspaper complies
with the conditions described in $580.033,
subd. 1, clause (l) or (2). If the newspaper's
known ollice of issue is located in a county
adjoining the county where the mortgaged
premises or some part of the mortgaged
premises described in the notice are located,
a substantial portion of the
circulation is in the
Agent
Subscribed and sworn to or afftrmed before
me o10212012025
Aoo
Notary Public
Rate lnformation:
(l) Lowest classified rate paid by commercial users
for comparable space:
$999.99 per column inch
By:
t/N
Ad ID 1451773
Darlene tyiarie MacPherson
PublicNiotary
Minnesota
Jan.31,2M
17