Met Council Application - 6651 Galpin BoulevardLAND USE TABLE IN 10-YEAR STAGES
Existing and Planned Land Use Table (in acres)
Minimum Maximum
Residential Land Uses
Low Density Residential (developed)1.2 4 3,829 3,900 4,454 4,722 893
Low Density Residential (vacant)988 917 273 -
Medium Density Residential (developed)4 8 300 313 387 499 199
Medium Density Residential (vacant)115 102 112 -
High Density Residential (developed)8 16 68 99 151 250 182
High Density Residential (vacant)155 124 89 -
Mixed Use Primarily Residential* (developed)8 20 27 39 54 58 31
Mixed Use Primarily Residential* (vacant)15 3 4 -
Commercial (developed - redeveloped residential) 1.16 12 6 (16)
Commercial (vacant - lifestyle residential) 2.24 9 -
Office (vacant - lifestyle residential) 3.24 9 -
C/I Land Uses
Commercial (developed)190 203 284 328 138
Commercial (vacant)62 29 29 -
Industrial (developed)646 752 781 843 197
Industrial (vacant)259 153 62 -
Office (developed)238 242 266 281 43
Office (vacant)167 139 3 -
Mixed Use Primarily C/I* (developed)30 38 67 86 56
Mixed Use Primarily C/I* (vacant)13 5 19 -
Extractive -
Public/Semi Public Land Uses
Institutional 1,204 1,204 1,204 1,204 -
Parks and Recreation 438 438 478 480 42
Open Space 856 856 941 1,301 445
Roadway Rights of Way 1,244 1,244 1,244 1,244 -
Utility -
Railroad -
Airport -
Subtotal Sewered 10,860 10,860 10,926 11,296 2,210
Outside Urban Service Area Minimum
lot size
Maximum
lot size 2015 2020 2030 2040 Change 2015-2040
Large Lot Residential 2.5 na 950 950 930 928 (23)
Agriculture land use 891 891 880 512 (379)
Subtotal Unsewered 1,841 1,841 1,810 1,440 (402)
Undeveloped
Wetlands (within land use designations)----2,089 2,089 2,089 2,090 1
Open Water, Rivers and Streams ----2,059 2,059 2,059 2,059 -
Total 14,760 14,760 14,795 14,794 35
Figure 2 - 6 Land Use Tabe In 10 - Year Stages, Existing and Planned Land Use
1/400
Allowed Density Range
Housing Units/Acre
Est. Employees/Bldg.
Sq. Ft.
Within Urban Service Area
1/500-1/750
1/300
1/400
16 - 30 units per acre
16 - 30 units per acre
16 - 30 units per acre
Change 2015-20402015 2020 2030 2040
G:\PLAN\_Planning Studies\COMPREHENSIVE PLANS\2040 comp Plan\Amendments\6651 Galpin Blvd\Land Use 10 year Revised 6651 Galpin
FIGURE 2 - 8 2020 - 2040 Land Use Comparisons2020 - 2040 Land Use Comparison2020 2030Change 2020-2040Land Use Acres Percent Acres Percent Acres Percent AcresCommercial 268 1.8% 328 2.2% 328 2.2% 60 Office/Industrial 905 6.1% 843 5.7% 843 5.7% (62) Office 405 2.7% 278 1.9% 281 1.9% (124) Parks & Open Space 1,294 8.8% 1,419 9.6% 1,781 12.0% 487 Public/Semi-Public 1,204 8.2% 1,204 8.1% 1,204 8.1% - Residential Large Lot 950 6.4% 930 6.3% 928 6.3% (23) Residential Low Density 4,817 32.6% 4,727 31.9% 4,722 31.9% (95) Residential Medium Density 415 2.8% 499 3.4% 499 3.4% 84 Residential High Density 223 1.5% 240 1.6% 250 1.7% 27 Mixed Use 85 0.6% 144 1.0% 144 1.0% 59 Undevelopable 4,194 28.4% 4,183 28.3% 3,816 25.8%(378) TOTAL 14,760 14,795 14,795 35 UndevelopableLakes, Floodplain, Rivers, Streams 2,089 2,059 2,059 Road Right-of-Way 1244 1,244 1,244 Agriculture 891 880512TOTAL4,194 4,183 3,815 2040Land Use Plan Land Use Plan Land Use PlanG:\PLAN\_Planning Studies\COMPREHENSIVE PLANS\2040 comp Plan\Amendments\6651 Galpin Blvd\land use comparison 2020 - 2040 Revised 6651 Galpin Blvd3/25/2025
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Document Path: K:\Wall Maps\LandUse2040_PLN\LandUse2040_PLN.aprxDate Created: 3/12/2025
Created By: City of Chanhassen - Engineering Department µ0 3,000
Feet
0 0.5
Mile
2040 Land Use Map - Proposed Amendment
City of Chanhassen
2040 Land Use
kj Potential Support Commercial
Bluff Creek Corridor
Agriculture
Commercial
Mixed
Office
Office Industrial
Parks - Open Space
Public Semi-Public
Residential High Density
(Net Density 8 - 16 u/ Acre)
Residential Large Lot
(2.5 Acre Minimum 1/10 u/ Acre)
Residential Low Density
(Net Density 1.2 - 4 u/ Acre)
Residential Medium Density
(Net Density 4 - 8 u / Acre)
Planning 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
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division - 7700 Market Boulevard
Mailing Address - P.O. Box 147, Chanhassen, MN 55317
Phone: (952) 227-1100 I Fax'. (952).227-1110 *crTYorcrrattrrassrl
APPLICATION FOR DEVELOPMENT REVIEW
submrttarDare: 1-3O-L5 rcon,3-Ll ccoil,,:3'L1
Section 'l: Application Type (check all that apply)
(Refer to the awqidte A$balion Ch@klist fot rcquiBd subminal intonnaliql that must ae..onpany this awlication)
[l Comprehensive Plan Amendment............-............$7OO E Subdivision (SUB)
E Plat 3lots or less..............E Conditional Use Permit (CUP)
n Singlo-Family Residence .
I Alt ortrers.......
n lnterim Use Permit (lUP)
fl Plat over 3 lots
E Metes & Bounds (2 lots).......
n Consolidate Lots
E ln conjunaion with Single-Family Residence.. $400
E All Otners.-..... ..................... $600
Rezoning (REz)
n Planned Unit Development (PUD) .................. $750
! Minor Amendment to existing PUD................. $100
! A[ Orhers....... ..................... $600
E Vacation oI EasementvRight-ot-way (VAC)
(Additional recording lees may apply)
$300
! Variance (VAR).......$200
! Sign Plan Review..........
E Site Plan Review (SPR)
. $150 ! att others
.......'.. $150
.......... $27s
E Appeal ot Administrative Decision......
E Administrative .................... $100
! Residential/Commercial/lndustrial Oistricts.. $750't n Zoning Ordinance Amendment (ZOA)...
........... $400
-.......... $600
.. $soo
$1250
.. $300
.. $150
.. $150
$700.
D Administrative Subd. (Line Adjustment)
fl Final P|at.......
E Wetland Alteration Permit (WAP)
E Single-Family Residence.................
. $200
. $s00
E Notification Sign (city to instatt and remove)..... $200
I Escrow for Recording Documents (check allthat apply)......................... ............"....... $ per document
E Conditional Use Permit - $50 E lnterim Use Permit - $50 fl Site Plan Agreement - $85
E wetland Atteration Permit - $50 D Easements (- easements) - $85 ! vacation - $85
I Variance - $50 E Metes & Bounds Sub (2 deeds) - $250 n De€ds - $1OO 7 oo.aTOTAL FEE:-lncludes $450 escrow for attorney costs..'Additional escrow may be required for other applications through the development contract.
Section 2: Required lnformation
Descdption ot Proposal
Property Address or Location:
Parcel #:
Total Acreage:
Present Zoning
1.5
Lar e. 1"*
t65l Gc,l 6tvA.
Legal Description
Wetlands Present?
1g5 ident i 11\
tr\
l-ot 2 Block I Lqk<- Ltc
I ves ! tto
Requested Zoning
Requested Land Use Designation:
r<-s i.t e na,
Hi C+
Reside.'a]ria-\ lo w der,sitqoPresent Land Use Designation:t (. br.,..
Existing Use ot Property:Pri mr^rta hurn,e
E Check box if separate narrative is a;M
60-Day Review Oato:
Ll-l
l,l r lvtvt
Section 3: Property Owner and Applicant lnformation
APPLICANT OTHER THAN PROPERTY OWNER: ln signing this application, l, as applicant, represent to have obtained
authorizatlon from the property owner to file this application. I agree to be bound by conditions of approval, subject only to
the right to object at the hearings on lhe applicalion or dudng tho appeal period. lf this application has not b6en signed by
the property owner, I have attached separate documentalion of full legal capacity to file the application. This application
should be processed in my name and lam the party whom the Clty should contact regardlng any matter pertaining to thls
application. I will keep myself informed of the d€adlines for submlssion of matsrial and the progress of this application. I
further understand that additional fees may be charged for consulting fees, feasibilily studies, etc. with an estimate prior to
any authorization to proceed with the study. I certify that the informalion and exhibits submitted are true and correct.
Name
City/State/Zip
Email:
Contact:
Phone:
Cell:
Fax:
DateSignature
PROPERry OWNER: ln signing this applicalion, l, as property owner, have full legal capacity to, and hereby do,
authorize the filing of this application. I understand that condilions of approval are binding and agree to be bound by those
conditions, subject only to the right to object at th6 hearings or during the appeal periods. I will keep myself informed of
the deadlines for submission of material and the progress of this application. lfurther understand that additional fees may
be charged for consulting fees, feasibillty studies, etc. with an eslimate prior to any authorization to proceed with the
study.
Name:
Li vl
Address: b b 5l C>,ol pi,,r BlvA.
the information and exhibits itted arefrus{l-24-zo true
r8)
I and conect.
B46lln,u". s e ure
Phone: /, I 7- - C1 n -l"#3-ir
City/State/Zip:
Email:@
Cell:
Fax:
Cell:
Fax.
.cI
Signature
PROJECT ENGINEER (if applicable)
Name:
Date:l-io-zo L5
Address:
Contact:
Phone:
City/State/zip:
Email:
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all
information and plans required by applicable City Ordinance provisions. Beforo flling this appllcation, refer to the
appropriate Application Checklisl and confer wilh the Planning Department to determine lhe specilic ordlnance and
applicable procedural requirements.
A determination of completaness of tho application shall be made within 15 business days of applicalion submittal. A
written notice of applicalion dericiencies shall be mailed to the applicanl within 15 business days of application.
Who should receive coples of staff reports?
I Properry owner emaitshvtre<h 6q yna', I . Co ]n
L_l Applicant Email U
'Olher Contact lnformallon :
Name:
Address:
E Engineer
E other'
Email City/Statezip
Email:Email
INSTRUCTIoNS TO APPLICANT: Complete all necessary form fislds, then select SAVE FORM to save a copy to your
device. PRINT FORM and deliver to city along with required documents and payment. SUBMIT FORM to send a digital
copy to the city for processing.
Address:
Section 4: Notification lnformation
Proposed amendment for Lot 2, Block 1, Lake Lucy Highlands
Address: 5551 Galpin Boulevard
Excelsior, Minnesota 55331
Ownerc: Steven W. Buresh and Wendy Lam Buresh
Held in the Buresh Living Trust
With the completion of the active sanitary sewer and city water connections on
Galpin Boulevard north from Lake Lucy Road in 2024 and the two separate city
connections created on the above property, we would like to propose the
following amendments.
1) Rezone our property from large lot residential to residential low density.
2) Subdivide our 2.5-acre lot into two 1.25 acre lots. The current 2.5-acre lot is
235 feet on the east and west (facing Galpin Boulevard) sides. The proposed
amendment would produce two lots 117.5 feet on the east and west sides
and would remain 350 feet on the north and south sides.
The existing home at 6551 Galpin Boulevard would remain on the new northern
1.25-acre lot.
ln regards to the new southern 1.25-acre lot, our proposal is to build a new single
level residential home after the sale of our existing home at 6651 Galpin
Boulevard on the northern lot.
This proposed change seems to fit with staff's future desire for the area and fits
with the sanitary sewer and city water work that was done as part of the 2024
portion of the Galpin Boulevard project.
Thank you for your consideration in this proposal.
Steven W. Buresh and Wendy Lam Buresh
5651 Galpin Boulevard
Excelsior, Minnesota 55331
Phone: 612-570-5983
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-MinnesotaNotaryPublic
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
CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
MINUTES
MARCH 4, 2025
CALL TO ORDER:
Chairman Noyes called the meeting to order at 6:00 p.m.
MEMBERS PRESENT: Chairman Eric Noyes, Edward Goff, Steve Jobe, Jeremy Rosengren,
Perry Schwartz, Ryan Soller, and Katie Trevena.
MEMBERS ABSENT: None.
STAFF PRESENT: Rachel Arsenault, Associate Planner; Eric Maass, Community
Development Director; and Joe Seidl, Water Resource Engineer.
PUBLIC PRESENT:
Ed Szalapski Jr. 850 Pleasant View Road
Paul Haik 261 Hidden Lane
Paul Robinson Rachel LLC Development Director
Christine Haissig 6370 Pleasant View Cove
Tony Fricano 980 Lake Lucy Road
Sarah Zaccarine 6431 Pleasant Park Drive
Thomas Kraker 801 Pleasant View Road
Alexander Westlind 825 Pleasant View Road
Eric Anderson 6580 Troendle Circle
Martha Noll 7214 Frontier Trail
PUBLIC HEARINGS:
1. CONSIDER COMPREHENSIVE PLAN AMENDMENT FOR PID 25-4070020,
GENERAL GAPLIN BLVD (PLANNING CASE #25-03)
Rachel Arsenault, Associate Planner, presented the proposed Comprehensive Plan Amendment
for 6651 Galpin Boulevard. She stated that the proposal was scheduled to go before City Council
on March 24. She shared that the Planning Commission's scope for Comprehensive Plan
amendments was large because they act in its legislative or policy-making capacity.
She explained information on the lot, including that the lot is currently zoned rural residential
and that the Comprehensive Plan Guidance is for a residential large lot. The lot size is 2.50 acres
with a net density of 2.22 unit per acres. Mrs. Arsenault explained the 2040 Comprehensive Plan
Future Land Use. She stated that the applicant wanted to go to a residential low-density
designation, which was like neighboring properties outside of a pocket of four properties. She
reviewed the Comprehensive Plan Guidance, which allowed for appropriate re-guiding of
property upon the availability of city utilities. She explained that the current home was on well
Planning Commission Minutes – March 4, 2025
2
and septic but did not have to connect until a large-scale repair was required. She stated that two
sewer and water stubs were added to the property with the 2024 Galpin Boulevard
reconstruction. She said that the applicant was looking to subdivide and build a new house on the
subdivided portion of the property in the future.
Chairman Noyes asked if it was a common occurrence to change the designation of a property to
take advantage of the city’s utilities. Mrs. Arsenault answered that a lot of people inquire about
lot splits, and when utilities are newly introduced to an area it is not uncommon for the city to
receive a request for an amendment to land use designations for newly serviced properties.
Commissioner Soller asked if the Comprehensive Plan is the strategic vision only set every so
often and rarely changed. He said that this change would just change the specific lot, but the
other lots would be guided in a different way. He said normally the Comprehensive Plan would
not be changed, so he asked if the request was normal. Eric Maass, Community Development
Director, answered that the request was normal as the current designation of the lot was
residential large lot which was appropriate as they did not previously have access to sewer and
water but the request to reguide to residential lot density was now the appropriate designation
because of the availability of public water and sewer utilities to the property. He stated that the
Comprehensive Plan allowed for a Comprehensive Plan Amendment to re-guide for a denser
designation when sewer and water were available.
Vice Chair Jobe asked if the other lots guided residential large lot along Galpin Boulevard would
be able to reguide as well with the new utilities installed. Mr. Maass confirmed the information.
Chairman Noyes opened the public hearing. There were no public comments.
Chairman Noyes closed the public hearing.
Commissioner Goff moved, Commissioner Schwartz seconded that 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. All voted in favor
and the motion carried unanimously with a vote of 7 to 0.
2. CONSIDER PRELIMINARY PLAT WITH VARIANCE TO CUL-DE-SAC LENGTH
AND WETLAND ALTERATION PERMIT FOR PLEASANT VIEW POINTE
(PROJECT 25-02).
Eric Maass, Community Development Director, said that the presentation would be
collaborative. The applicant also had a presentation.
Mrs. Arsenault introduced the project to be discussed. She reviewed the location of the property
at approximately 6535 Peaceful Lane. She stated that the 13.65-acre property was a combination
of six properties and is zoned with a single residential family. The Comprehensive Plan
Guidance is Residential Low Density. She reviewed the different steps for community
engagement, including the public hearing notice postcards and public hearing notice in the Sun
11:
Ij,
City Council Item
March 24, 2025
Item
Adopt Resolution 2025-XX: Approve a Comprehensive Plan Amendment for
6651 Galpin Blvd (Planning Case#25-03).
File No. Planning Case#25-03 Item No: D.13
Agenda Section CONSENT AGENDA
Prepared By Rachel Arsenault, Associate Planner
Reviewed By Eric Maass
SUGGESTED ACTION
The Chanhassen City Council adopts the resolution approving the Comprehensive Plan Amendment
for 6651 Galpin Blvd (Planning Case#25-03)."
Motion Type Simple Majority Vote of members present
Strategic
Development & Redevelopment
Priority
SUMMARY
The Applicant is 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.
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
233
assigned as Residential Large Lot. Properties on all four sides of the Lake Lucy Highlands plat are
guided Residential Low Density.
DISCUSSION
BUDGET
RECOMMENDATION
Planning Commission recommended approval of the requested Comprehensive Plan Amendment
reguiding the subject property from Residential Large Lot to Residential Low Density.
ATTACHMENTS
Proposed Resolution
Development Application
25-03 Staff Report
2040 Future Land Use- Current Designations
2040 Future Land Use-Proposed Designations
234
Page 1 of 4
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES,MINNESOTA
DATE: March 24,2025 RESOLUTION NO: 2025-XX
A RESOLUTION APPROVING AMENDMENTS TO
THE CITY OF CHANHASSEN 2040 COMPREHENSIVE PLAN
LAND USE CHAPTER
LAND USE AMENDMENT FOR 6651 GALPIN BOULEVARD
WHEREAS, the City of Chanhassen adopted the 2040 Comprehensive Plan on
February 10, 2020;
WHEREAS, the Planning Commission held a public hearing on March 4, 2025, to
review amendments to the 2040 Comprehensive Plan to amend the land use map for the property
generally located at 6651 Galpin Boulevard;
WHEREAS, the Planning Commission voted on March 4, 2025,to recommend that the
City Council adopt the amendments to the 2040 Comprehensive Plan, Land Use Map, to revise
the land use for Lot 2, Block 1, Lake Lucy Highlands, Carver County, Minnesota, from
Residential Large Lot to Residential Low Density;
WHEREAS, the proposed amendments have been waived of jurisdictional review due to
meeting the requirements as established by the Metropolitan Council; and
WHEREAS, the proposed amendments are minor in nature and re-guide 2.5 acres of
land from Residential Large Lot to Residential Low Density.
NOW, THEREFORE, BE IT RESOLVED that the Chanhassen City Council approves
the amendments to Chapter 2, Land Use, Figures 2- 6, Land Use in 10 Year increments, Figure
2-8, 2020—2040 Land Use Comparison, and Figure 2-10, 2040 Land Use Map, of the 2040
Comprehensive Plan contingent upon Metropolitan Council review.
PASSED AND ADOPTED by the Chanhassen City Council this 2e day of March 2025.
ATTEST:
Jenny Potter, City Clerk Elise Ryan, Mayor
YES NO ABSENT
235
Page 2 of 4
Figure 2 - 6 Land Use 'rabe In 10 - Year Stages, LA sting and Ilanned I
LAND USE I ABIT,IN 10-YEARSTMAS
Whbin IJ eimmi Servict Are a 2015 2020 210.410 2,1040 Change 2015-2040,
RvildvwWl 1401141NO,
LOW Dom R vsi&'l l6ol doN Ok"putl 1 4 1,vq "mo 4"154 4,72, w'l
Low Dcnsitw kc.,i del 6ml vacuill l 9", W 7 273
NIVdiall DcrusiLy Residemillal idn"dolled'i 47 300 3 113 3 87
1 1112 W
6 51 192IligDC11511%,R,sidr—nlm
1!ilh Densliv R"Aidcnrllul("'acant) 5 5-4 Slj
9 20 27 39 54 .18
hlk,dUl Q primaril",P ia P,lvj"mrl 15 4
1, 16 ,Y)un i6 Iva wix,16 d2, 16)
2, 16 vui i 1,xi,wiv, 7ri 9
09lice I vacaro hft-,lldc imsidnil ial) 3. 16 .30 unks 1wr jav
Est Emplqy 0,vA U97CAtAndU"s
CullyllicTual(dc"'duL"d) 140U 203 284 V2,8 118
Ilucwu
T—11,171 (Vac"arll)
1 5(4)-1'7541 44' 75 21 781 841 197
25 113 6." -1 ...............
Office I`300 K,J 2 W,N 4.'
C67 I W,
Nliw j I Prkrv,,wily,C 10-iilovlup"li 1 400 310 38 b 7 X6 56
N4 i w d U"'o F11 j nuw i I y C"I
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TN I—IL I R I tol a i—Al 1,20 1,211"
I. ----I—!-,- I'l-
lq4,
Parks aml Recrumon 439 43 47X 4Wj 4
r c 856 956 441 R m1V 44'.;
6-o'N"w Rl'-Ms O"Wil 044 1 J44 L
Smbutml SovL riTf 296
OUNW,ue6ml scirvite Arell 21015 20210, 2'#,M 24,1411 Ownge 21115-2040,
lot N IW:Nize
Larp,,Uol M 950 d5 0 t131k 9 Z8 3)
AgriCUIRUC BNld WIX k('l i R9) X-M 512 379)
Sull'unal'Cusewerec LKI 1 [,94 1 i's 1 C1' VA'llj m
Und'evc10
21081) 2X)8 p 2'0') 20A
1417!Ml K760 14,725, 14,794 L------------------------------15J
GARLAW-I'Mii lilliillj FAACLOSK:OMPHL,HLNS1 lot I ILAWi%2A 1)Camp Mul'A I UWfAfl BIA)L21m us#. '10 y Eaf R.evisi'd b65 I Gavvn
236
Page 3 of 4
FIGURE 2 -8 2020-2040 Land Use Comparisons
N'.0 2040 Land UJ Copllqnri on
2020 201311 2040
Land Use Pllan Land Use Plan Land Use P'Wan Change 2020-2040
Land Use Acres Percent Acres Percent Acres Percent.Ages
Cornmerciat 268 1 8%1 328 2.2% 328 2 2% 60
Oltncellndustrial 905 61%843 5.7'%¢ 843 5.7% 62)
Office 405 2 7%278 1.9% 2811 1 91%124(
Parks 8 Open Space 1,294 8 8% 1,419 9.6%1,781 12 0% 487
Puibhc/Semi-Pubiic 1,204 82%i 1,204 8.1'°Jm 1,204 811%
Residential Lamle Loaf 950 6 4'Jm 930 6.3% 928 6 3% 23)
Residential Low Density 4,817 32.6% 4,727 31.9%4,722 31.9% 95)
Residential Med6un7 Density 415 2 8%i 499 3.4% 49:9 3 4% 84
Residential High Density 223 1 5%240 1 6% 250 1 7% 27
Mixed Use 85 4 S%i 1144 1 f0% 144 1.0% 69
Undevelopabie 4,194 284% 4,183, 2.8-3'%3,816 258%378)
TOTAL 14,760 14,795 14,795 35
Undevelopable
Lakes,Fbodplain,Rivers„streams 2„089 2,059 2,059
Road Right-of-Way 1244 1,244 1,244
AgricuVture 891 880 512
TOTAL _4,194 4,1183 3,815
r;;.'rY IAN, II,.I.N:.'7,A@ Q'Opl kln+Au vl"NII 0!l"-,l',,M,' )'W')F"M'.l N"10'Mpl,bb'v
237
Page 4 of 4
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41
2040 Land Use
Potential Support Commercial V ,
qF l
Bluff Creek Corridor ii
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Net Density&'-16 of Acre)
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Mintial Low Density/
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W
r
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JJ131rCreated: /G22p2
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238
d
CITY OF C HANHASSE N
Chanhassen is a Community for Life-Providin forTodayand Plan nin forl rnorro
Pe
Application: Comprehensive Plan Amendment
Planning Case #2025-03)
Staff Report Date: March 19, 2025
Drafted By: Rachel Arsenault, Associate Planner
Planning Commission Review Date: March 4, 2025
City Council Review Date: March 24, 2025
PROPOSED MOTION:
Motion to approve the Comprehensive Plan Amendment for 6651 Galpin Blvd (Planning Case
25-03)."
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 l;
Buresh U.
r
PRESENT ZONING: Rural Residential, RR
2040 LAND USE PLAN: Residential Large Lot y
w
ACREAGE: 2.50 acres
1
CURRENT DENSITY: 1.11 net units/acre
PH 952.227.1100® . °. h sse .0 . s 952.227.1110
7700 MARKET BOULEVARD m PO BOX 147 - CHANHASSEN - MINNESOTA 55317 245
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
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 % 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.
Page 2 of 6
246
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
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.
Page 3 of 6
247
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.
Page 4 of 6
248
11gure 2 - 6 Land use'rabe In 10 - "dear Stages, Existing and Planned Land
I,AND USIFTARLE IN 10—'V'F All S'rA(,VS
F,k*,,->—1 Ph aM L.ndl U.1.44,flh a—
Me, ens tv ange
Within Urban Service Area 410,5100 WIN( Cre 2015 2020 2030 2040 (Change 2015-2040
kow Densfty R"idenfial(dc'velo[wd) 1.2 4 3,829 3,900 4,454 4-.420 4 721117 893
Low Densmy Rogidiniond Nocow) 19XX 417 273
klc&Nin Dcmitly RQm&ntial fkyek)pcd) 4 9 I(H) 1 3 1.1 387 499 199
Mcdium Demitiky Rcsidential(vaca ntD Lt 5 1!)2 112
1 cd) I 15 250.9
High Denmt ReskkiNtial(wcanl) 155 124 89
MmJ Usc ProinarRy RojdmwW(dQvolopcO 8 20 27 39 54 31
Nfixcd Usv Pnutnann0KRoidCnfiaV(vacant) 15 3 4
dcveltwud- 'CLICvClMcd uc,',idcr tial)L 16 pqourc t 6 12 6
ComixinercOi vaeiint-Blew( Ierow dcntjkd) 2, 16-30unutsperacrc 24
Office(vacant-lifestliv residolowd) 3. 16-30 unns po'acre 24
E st.Emp layees?13-11,g7
C11 Land Uses I,I,
SiTmMkLos elun:taad') LA-00 2J 8d 12's Ox
onlnler6a ivacaw)Q
Induqrjal idevek)pcd) 5(00-Lt 7 S) 646 7S2 7M 943 197
fildu"Mnal(k"acarifl, 1 251) 1.53 62
Office(dcvEjMd 1 300 238 242 266 291 43
OMCC(V=Wallt)
M
I 10 7 9
ii x ed U se Pri ma ri 1w C/11 d ove 11(j)ed)1/400 3(), 5 4,7 86 36
NT u Ked 1)sc Pfi Inan y C/I 0,a canO 13 5 110
Extraclivo
Publie(Scmi Public Laind UNes
fiWilution.al fw l
r^
C14 1,104 11204
twaol S and 43X i 15 45 480 42
Open swtce 856 856 941 I'M 445
Roadw•q RiShis ofWay 244 1,244 1,244 1,244
Airpori
Subtotal Scwered I 018M), 110£iCr0 14,926 114,9194 11,296 2,210
utsid Uerbn2015aServiceArea
Minimum MaKhmuffl,
O 2020 2 030 Ch uge 20 t 5-2040
fast Size lat size
tar L o RAAdenwfl 2,5 111
Acaaealltaaire!aInd uw 891 X9 1 990 512
ubtotal U MOnsewercif8411,R41 I 1.4 0
2
S 2)
Undeveloped
I Wellari&(vw utlrut I uraci eitio AIC Eq!601M) 08 0 1wl71om) t
Ogcim'Vaqer,Rik,arwLorna]Snearns 2'1h ) 2,051) 2,059 2,059
Total 14,701, 14,760 14,795 +-7(9 5 14,794 35
G.'PLAM2025 Rinning C9FAM.25-03 Gfr,1l G@tlpm Blvd camp plan imendmentApprovW Doc;umonts%F1qUreMLand Use 10 year Revisod 6651 Gq pin
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FIGURE 8 2020 2p4O Land Use Comparisons
2020
Land Use Plan Land Use Plan Land Use Plan Change 2020-2040
Land Use Acres Percent Acres Percent Acres Percent Acres
UndevelopabIle
1--~ -1~111111
RECOMMENDATION
Planning Commission recommends approval of the land use map amendment from Residential
LargeLottoReaidentia| - LovvDenaityforP|DZ5-4O7OOZO, genera||y |ooatedat6651Ga|pin
Boulevard.
APPLICATION REVIEW STAFF COMMENTS
None at this time.
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