06-21-2022 Agenda and Packet
A.7:00 P.M. - CALL TO ORDER
B.PUBLIC HEARINGS
B.1 Hackamore Brewing Code Amendment Request
B.2 915 Pleasant View Road Replat
B.3 Santa Vera Residential Development Concept PUD Amendment
C.APPROVAL OF MINUTES
C.1 Approve Planning Commission Meeting Minutes dated May 17, 2022
D.ADMINISTRATIVE PRESENTATIONS
D.1 City Council Action Update
E.ADJOURNMENT
AGENDA
CHANHASSEN PLANNING COMMISSION
TUESDAY, JUNE 21, 2022
CITY COUNCIL CHAMBERS
NOTE: Planning Commission meetings are scheduled to end by 10:30 p.m. as outlined in the official by-laws. We will
make every attempt to complete the hearing for each item on the agenda. If, however, this does not appear to be possible,
the Chairperson will notify those present and offer rescheduling options. Items thus pulled from consideration will be
listed first on the agenda at the next Commission meeting.
If a constituent or resident sends an email to staff or the Planning Commission, it must be made part of the public record
based on State Statute. If a constituent or resident sends an email to the Mayor and City Council, it is up to each individual
City Council member and Mayor if they want it to be made part of the public record or not. There is no State Statute that
forces the Mayor or City Council to share that information with the public or be made part of the public record. Under
State Statute, staff cannot remove comments or letters provided as part of the public input process.
1
Planning Commission Item
June 21, 2022
Item Hackamore Brewing Code Amendment Request
File No.Item No: B.1
Agenda Section PUBLIC HEARINGS
Prepared By MacKenzie Young-Walters, Associate Planner
Applicant
Hackamore Brewing Company, LLC
Zac Gleason
10242 Mooer Lane
Eden Prairie, MN 55347
Present Zoning Industrial Office Park District (IOP)
Land Use Office/Industrial
Acerage 7.06
Density NA
Applicable
Regulations
Chapter 1 - General Provisions, Sec. 1-2. - Rules of construction and
definitions: Contains definitions for various terms relating to alcohol
production.
Chapter 20 - Zoning, Article XXII. - “IOP” Industrial office park district.
Breweries with taprooms and microdistilleries with cocktail rooms permitted.
Breweries producing over 3,500 barrels per year require a CUP.
Chapter 20 - Zoning, Article XXIII. - General Supplemental Regulations,
Division 2. - Performance Standards: Standards for breweries with taprooms
producing less than 3,500 barrels per year and for microdistilleries.
2
SUGGESTED ACTION
“The Planning Commission recommends that the City Council adopt the attached ordinance
amending Chapter 20 of the City Code concerning permitted accessory uses in the Industrial Office
Park District (IOP).”
SUMMARY
Hackamore Brewing Company is requesting that the City Code be amended to permit them to operate a
commercial kitchen as part of their brewery taproom in in the City's IOP district.
BACKGROUND
On June 11, 2018, the City passed Ordinance Number 632 which permitted taprooms, cocktail rooms,
and brew pubs in the City’s commercial districts and cocktail rooms and taprooms within the City’s IOP
district.
DISCUSSION
Hackamore Brewing Company is in the process of leasing space at 18671 Lake Drive E. This site is
zoned Industrial Office Park District (IOP). While the IOP District allows breweries and taprooms as a
permitted use, it does not allow restaurants. Hackamore Brewing Company would like to serve food in
their taproom and is requesting that the City Code be amended to permit them to operate a commercial
kitchen as part of the business.
The owner has stated that they do not intend to pursue an intoxicating liquor license and that they intend
to offer a limited menu. They noted that it can be hard to line up food trucks and that having food
present encourages people to stay longer and is an important part of the business. They have indicated
that they will be licensed as a brewery rather than a brew pub, which emphasizes that the food service
element of the business is secondary to the brewery and taproom.
A full discussion can be found in the attached issue paper.
RECOMMENDATION
Staff recommends that the ordinance be amended to permit the use of a commercial kitchen in
conjunction with a taproom or cocktail room, subject to performance standards.
ATTACHMENTS
Taproom Kitchen Issue Paper
Draft Ordinance
3
CITY OT CHANHASSII'I
MEMORANDUM
TO:
FROM:
DATE:
Planning Commission
MacKenzie Young-Walters, Associate Planner
Ilur:re21,2022
SUBJ: Request to Amend Industrial Offrce Park District to Permit Brewery Kitchen
PROPOSED MOTION:
"The Planning Commission recommends that the City Council adopt the attached ordinance
amending Chapter 20 ofthe City Code, conceming permitted accessory uses in the Industrial
Office Park District (lOP)."
REOUEST:
Hackamore Brewing Company is in the process ofleasing space at 18671 Lake Drive E. This
site is zoned Industrial Office Park District (lOP). While the IOP District allows breweries and
taprooms as a permitted use, it does not allow restaurants. Hackamore Brewing Company would
like to serve food in their taproom and is requesting that the City Code be amended to permit
them to operate a commercial kitchen as part ofthe business.
The owner has stated that they do not intend to pursue an intoxicating liquor license and that they
intend to offer a limited menu. They noted that it can be hard to line up food trucks and that
having food present encourages people to stay longer and is an important part ofthe business.
They have indicated that they will be licensed as a brewery rather than a brew pub, which
emphasizes that the food service element ofthe business is secondary to the brewery and
taproom.
BACKGROUN D
On June I 1, 201 8, the City passed Ordinance Number 632 which permitted taprooms, cocktail
rooms, and brew pubs in the City's commercial districts and cocktail rooms and taprooms within
the City's IOP district.
PH 952.227.1100. www.ci.chanhassen.mn.us. Fx 952.227.1110
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Chanhassen is a Community for Life - Providing for Today and planning for Tomorrow
RELEVANT STATE LAWS
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IOP District to Permit Brewery Kitchen
lullLe2l,2022
Page 2
Minn. Stat. 340A.26-Brewer Taprooms: Lets Cities grant a brewer taproom license to qualifoing
breweries. It also allows for Sunday on-sale, if authorized by the City. States that a brewer
taproom license does not preclude the operation of a restaurant at the brewery.
RELEVANT CITY CODE
Chapter l-General Provisions, Sec. l-2. - Rules of construction and definitions: Contains
definitions for various terms relating to alcohol production.
Chapter 20 - Zoning, Article II/. - Conditional, Division 4. - Standards for business, ffice,
institutional and industrial districls: Standards for breweries producing over 3,500 barrels per
yeaL
Chapter 20 - Zoning, Article WII. - "BH" Highway and business services dislrict. Breweries
with taprooms, microdistilleries with cocktail rooms, and brew pubs permitted. Breweries with
taprooms producing over 3,500 barrels per year require a Conditional Use Permit (CUP).
Chapter 20 Zoning, Article XVIII. - "CBD" Central Business district. Breweries with
taprooms, microdistilleries with cocktail rooms, and brew pubs permiued. Breweries with
taprooms producing over 3,500 barrels per year require a CUP.
Chapter 20 - Zoning, Article XIX. - "BG" General business district. Breweies with taprooms,
microdistilleries with cocktail rooms, and brew pubs permitted. Breweries with taprooms
producing over 3,500 barrels per year require a CUP.
Chapter 20 - Zoning, Article XXII. - "IOP" Industrial ffice park disrria. Breweries with
taprooms and microdistilleries with cocktail rooms permitted. Breweries producing over 3,500
banels per year require a CUP.
Chapter 20- Zoning, Article XflII. - General Supplemental Regulations, Division 2.-
Performance Standards: Stardards for breweries with taprooms producing less than 3,500
barrels per year and for microdistilleries.
Chapter 20 - Zoning, Article XXIV. - Off-Street parking and loading, Divtsion 2. - Porking and
loading, Sec. 20-1124. - Required number ofon-site parking spaces: Parking requirements for
breweries and microdistilleries.
ANALYSIS
The City Code does not currently allow for a brewery taproom located in the IOP District to
operate a restaurant (i.e. have a commercial kitchen); however, brewery taprooms in the other
permitted districts are allowed to have a restauant as part ofthe business. The rationale for not
allowing breweries in the IOP district to have a restaurant component was that restaurants are not
permitted in the IOP district whereas they are in commercial districts. Generally speaking, the
5
IOP District to Permit Brewery Kitchen
Jlul:,e21,2022
Page 3
goal ofprohibiting restaurants and dedicated commercial uses from locating in industrial districts
is to ensure the compatibility ofuses, prevent the displacement of industrial users from
industrially-zoned properties by retail uses, and encourage the concentration of commercial uses
in a community's downtown or other commercial corridors.
When the City adopted the craft alcohol ordinance in 2018, it envisioned breweries in the IOP
district as production spaces with a commercial component and breweries in the commercial
districts as being more commercially oriented businesses with on-site production. This vision
was primarily expressed by not listing brew pubs, breweries without a distribution component, as
a permitted use in the IOP district. ln practice, commercial zones push breweries to be more
commercially oriented due to higher prices limiting the financial viability of large
production/warehousing facilities and industrial zones push breweries to be more production
oriented due to parking limitations.
The distinction between how breweries operate in IOP versus Commercial districts is much
clearer in theory than in practice. Every brewery's business plan and goals are different and there
are many different models. For example, some breweries are production and distribution focused
with most of the square footage devoted to brewing and warehousing with only a small taproom;
others feature a large taproom with just enough production space to keep the onsite taps flowing'
On the food front, some breweries adopt a beer garden approach where patrons are encouraged to
bring their own snacks or picnics; others rely on food trucks or partnerships with nearby
restaurants; and, still others choose to have an in-house kitchen or sell foods that do not require a
kitchen (i.e. pre-packaged foods).
While there are good reasons not to allow restaurants and dedicated retail businesses in the
City's IOP district, the presence or absence ofa kitchen as part ofa brewery's taproom operation
does not in and of itself alter the brewery's impact on the district. From a zoning perspective,
there is not a lot of difference between a brewery that heats up pizzas, hot dogs, and similar items
in microwaves and pizza ovens behind the counter, currently permiued, and a brewery with a
commercial kitchen, currently not permitted. Arguably, a brewery with its own kitchen would
likely have less impact on surrounding businesses than a brewery that relied on the continual
presence offood trucks or a constant stream ofdelivered food.
Staffbelieves, that the requested amendment is compatible with the City's IOP district so long as
the following conditions are imposed:
1) The property is not eligible for an on-sale intoxicating liquor license.
2) The kitchen must be clearly accessory to the taproom.
3) The brewery may not be licensed as a brew pub.
The rationale for these requirements is that allowing commercial kitchens could theoretically
allow for restaurants to locate in the IOP district so long as they had a small on-site production
component. All three ofthe conditions serve to ensure that the beer brewed on site is the
business's principal draw. The first, prevents the sale ofhard liquor or drinks produced by other
6
IOP District to Permit Brewery Kitchen
hne21,2022
Page 4
entities. The second, ensures that that food component of the business will be secondary to the
taproom. The third, prevents breweries that do not have at least the potential for distribution from
operating in the district.
Since the requested zoning amendment and proposed business are both compatible v/ith the
City's goals for the IOP district and the intent of the initial craft alcohol district, staff supports
the proposed amendment.
l. Deny requested Code amendment. The brewery and taproom would still be permitted but
they would not be able to have a commercial kitchen.
2. Approve the requested Code amendment. This would allow the commercial kitchens as
an accessory use for brewery taprooms.
RECOMMENDATION
Staff recommends that that ordinance be amended to permit the use of a commercial kitchen in
conjunction with a laproom or cocktail room, subject to performance standards. The proposed
ordinance would read as follows:
Sec 20-812 Permitted Uses
The following uses are permitted in an "lOP" District:
a) Adult day care, subject to the requirements of section 20-966.
b) Antennas as regulated by article XXX ofthis chapter.
c) Automotive repair shops.
d) Brewery operated in conjunction with a taproom producing less than 3,500 barrels per
year, subject to the requirements of section 20-969.
e) Conference/convention centers.
f; Health services.
g) Indoor health and recreation clubs.
h) Lightindustial.
i) Microdistillery operated in conjunction with a cocktail room, subject to the requirements
of section 20-967.j) Offrces.
k) Off-premises parking lots.
l) Print shops.
m) Recording studios.
n) Utility services.
o) Vocational school.
p) Warehouses.
ALTERNATIVES
7
IOP District to Permit Brewery Kitchen
J.ur:,e21,2022
Page 5
Sec 20-813 Pe rmitted Accessorv Uses
The following are permitted accessory uses in an "lOP" District
a) Automotive repair shops.
b) Daycare centers.
c) Parking lots and ramps.
d) Signs.
e) Temporary outdoor sales and events (subject to the requirements of section 20-964).
f) Accessory solar energy systems (subject to the requirements of section 20- 1093).
g) Retail sales ofproducts stored or manufactured on the site provided no more than 20
percent ofthe floor space is used for retail sales.
h) Commercial kitchen operated in conjunction with a brewery taproom or
microdistillery cocktail room, subject to the requirements of section 20-971.
The following applies to all commercial kitchens operated in conjunction with a brewery
taproom or microdistillery cocktail room:
a) The brewery or microdistillery may not apply for or be issued an on-sale
intoxicating liquor license.
b) The commercial kitchen must be clearly accessory to the taproom or cocktail room,
c) May not be licensed as a brew pub.
glplan\city code\2022\2022-05 iop district zoa\taproom kilchen issue paper.docx
Sec 20-971 Commercial Kitchen Ooerated in Coniunction with a taoroom or cocktail room
8
Page 1
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
ORDINANCE NO. XXX
AN ORDINANCE AMENDING CHAPTER 20, ZONING, OF THE CHANHASSEN CITY
CODE
THE CITY COUNCIL OF THE CITY OF CHANHASSEN, MINNESOTA
ORDIANS:
Section 1.Section 20-813 of the Chanhassen City Code is amended to read as follows:
Sec 20-813 Permitted Accessory Uses
The following are permitted accessory uses in an "IOP" District:
a) Accessory solar energy systems (subject to the requirements of section 20-1093).
b) Automotive repair shops.
c) Commercial kitchen operated in conjunction with a brewery taproom or microdistillery
cocktail room, subject to the requirements of section 20-971.
d) Daycare centers.
e) Parking lots and ramps.
f) Retail sales of products stored or manufactured on the site provided no more than 20
percent of the floor space is used for retail sales.
g) Signs.
h) Temporary outdoor sales and events (subject to the requirements of section 20-964).
Section 2. Section 20-971 of the Chanhassen City Code is amended to read as follows:
Sec 20-971 Commercial Kitchen Operated in Conjunction with a taproom or cocktail room
The following applies to all commercial kitchens operated in conjunction with a brewery taproom
or microdistillery cocktail room.
a) The brewery or microdistillerymay not apply for or be issued an on-sale intoxicating liquor
license.
b) The commercial kitchen must be clearly accessory to the taproom or cocktail room.
c) May not be licensed as a brew pub.
Section 3. This ordinance shall be effective immediately upon its passage and
publication.
PASSED AND ADOPTED this 11th day of July, 2022 by the City Council of the City of
Chanhassen, Minnesota
Kim Meuwissen, City Clerk Elise Ryan, Mayor
9
Page 2
(Ordinance XXX published in the Chanhassen Villager on [Insert Date])
10
Planning Commission Item
June 21, 2022
Item 915 Pleasant View Road Replat
File No.Planning Case No. 2022-08 Item No: B.2
Agenda Section PUBLIC HEARINGS
Prepared By Bob Generous, Senior Planner
Applicant
John Goodman
915 Pleasant View Road
Chanhassen, MN 55317
Present Zoning Single Family Residential District (RSF)
Land Use Residential Low Density
Acerage 1.38
Density 0.725 units per net acre
Applicable
Regulations
Chapter 18, Subdivisions
Chapter 20, Article XII, “RSF” Single-Family Residential District
SUGGESTED ACTION
"The Chanhassen Planning Commission recommends that City Council approve the replat for
Goodman Homestead, subject to the conditions of approval, and adopts the Findings of Fact and
Recommendation."
SUMMARY
The applicant is replatting the property to create one building site including the existing lot and the
adjacent outlot for Goodman Homestead.
BACKGROUND
11
Edwards Vogel Addition was approved on March 9, 1992 and Vinewood Addition was approved on
June 14, 1993.
DISCUSSION
Normally, lot consolidations would be handled administratively b ut to eliminate the outlot, the property
must be replatted to create one lot. No additional residential building sites are being proposed as part of
the development.
RECOMMENDATION
Staff recommends that the Planning Commission approve the replat of Lot 1, Block 1, Edwards Vogel
Addition and Outlot A, Vinewood Addition subject to the conditions of the staff report, and adopt the
Findings of Fact and Recommendation.
ATTACHMENTS
Staff Report
Findings of Fact and Recommendation
Development Review Application
Plat Map
Existing Conditions Survey
Affidavit of Mailing
12
CITY OF CHANHASSEN
PC DATE: June 21, 2021
CC DATE: July 11, 2021
REVIEW DEADLINE: July 19, 2022
CASE #: 2022-08
BY: RG, EH, ET
SUMMARY OF REQUEST
Consider a request to replat property to expand building site. Additionally, the applicant is
requesting the vacation of the drainage and utility easement along the eastern property line of Lot
1.
LOCATION: 915 Pleasant View Road
Lot 1, Block 1, Edwards Vogel Addition and Outlot A, Vinewood Addition
APPLICANT: John Goodman
915 Pleasant View Road
Chanhassen, MN 55317
PRESENT ZONING: Single-Family Residential District (RSF)
2020 LAND USE PLAN: Residential Low Density
ACREAGE: 1.38 acres DENSITY: 0.725 units per acre
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
PROPOSED MOTION:
“The Chanhassen Planning Commission recommends approval of the replat for Goodman
Homestead, subject to the conditions of approval, and adopts the Findings of Fact and
Recommendation.”
13
915 Pleasant View Road Replat
June 21, 2022
Page 2
The City’s discretion in approving or denying a Preliminary Plat is limited to whether or not the
proposed plat meets the standards outlined in the Subdivision Regulations and Zoning
Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a
quasi-judicial decision.
Notice of this public hearing has been mailed to all property owners within 500 feet.
PROPOSAL/SUMMARY
The applicant is replatting the property to create one building site including the existing lot and
the adjacent outlot for Goodman Homestead. Building permits may not be issued over outlots.
No new building lots are being created with the plat.
APPLICABLE REGULATIONS
Chapter 18, Subdivisions
Chapter 20, Article XII, “RSF” Single-Family Residential District
BACKGROUND
Edwards Vogel Addition was approved on March 9, 1992 (Subdivision #92-2)
Vinewood Addition was approved on June 14, 1993 (Subdivision #92-13)
EXISTING CONDITIONS
The site contains an existing single-family home and a pool. The applicant would like to
construct an accessory building within 10 feet of the eastern lot line of the current Outlot, which
is 16 feet wide.
SITE CONSTRAINTS
Bluff Creek Corridor
This property is not located within the Bluff Creek Overlay District.
Wetland Protection
There are no wetlands located on the site.
Bluff Protection
There are no bluffs on the property.
Shoreland Management
14
915 Pleasant View Road Replat
June 21, 2022
Page 3
The property is located within a shoreland protection district of Christmas Lake.
Floodplain Overlay
This property is not within a federally designated floodplain.
DISCUSSION
Normally, lot consolidations would be handled administratively. However, Sec 20-970 Outlots of
the Chanhassen City Code states: Outlots are intended to be preserved either as open space, used
for a designated use, or reserved for future development through replatting. To this end, no
building permit, zoning permit, or sign permit maybe issued to allow the construction of a
structure on an outlot.
SUBDIVISION REVIEW
The applicant is requesting subdivision approval to create
one lot.
DRAINAGE AND UTILITY EASEMENTS
The applicant is proposing the combination of Outlot A of
the Vinewood Addition plat with Lot 1, Block 1, of the
Edwards Vogel Addition plat. As such, the existing 6-foot
public drainage and utility easement (DUE) located on the
eastern property line of Lot 1, Block 1 will be vacated and
a 6-foot DUE will be required to be platted on the newly
established eastern property line, as depicted on the
proposed Goodman Homestead final plat. All other DUEs
depicted on the proposed Goodman Homestead plat
illustrate typical public DUEs for the surrounding area and
are acceptable.
STREETS
The proposed subdivision abuts Pleasant View Road to
the north. No changes to the existing access are being
proposed. The proposed final plat illustrates proper right-of-way widths associated with Pleasant
View Road and no additional right-of-way will be required.
SANITARY SEWER AND WATER MAIN
15
915 Pleasant View Road Replat
June 21, 2022
Page 4
The proposed subdivision is currently serviced by public sanitary sewer and water facilities
within Pleasant View Road right-of-way. No changes to the existing municipal services are
being proposed.
STORMWATER UTILITY CONNECTION CHARGES
City Ordinance sets out the fees associated with surface water management. A water quality and
water quantity fee are collected with a subdivision for all developable areas. These fees are
based on land use type and are intended to reflect the fact that the more intense the development
type, the greater the degradation of surface water. Neither Lot 1, Block 1 of the Edwards Vogel
Addition (or its predecessors) or Outlot A of the Vinewood Addition paid surface water
management fees. At the time of these subdivisions, the City had not yet adopted fees associated
with water quality and quantity. As such, the proposed subdivision would be assessed at the rate
in effect at that time; the 2022 rate for low-density residential is $8,830.00 per acre of
developable land. With the additional acreage from Outlot A combined with Lot 1, Block 1, the
total developable acreage for the proposed Goodman Homestead plat would be 1.38 acres, which
is a calculated fee of $12,185.40.
However, as the proposed Goodman Homestead subdivision is not creating additional lots, nor
substantially intensifying hard cover or impervious area, staff finds it reasonable and prudent to
defer development fees associated with surface water management until the Goodman
Homestead plat further subdivides (i.e. more lots are created intensifying surface water
degradation). Fees would be required to be paid at the time of future subdivision at the rate in
effect at that time.
Fees
Based on the proposal, the following fees would be collected with the Development Contract:
a) Surface Water Management fee @ $8,830.00/acre of developable land: Deferred until
further subdivision of the Goodman Homestead plat at the rate in effect at that time.
b) GIS fees @ $100 for the plat plus $30 per parcel: $130.00
COMPLIANCE TABLE
Area (sq.
ft.)
Width
(ft.)
Depth
(ft.)
Hard Cover
% / sq. ft.
Notes
Code 15,000 90 125 25 / 3,750
Lot 1 60,113 185 327 25 / 16,528
Total 60,113 1.38 acres
Setbacks and Hardcover: 30-foot front and rear, 10-foot sides, 25 percent hardcover
RECOMMENDATION
16
915 Pleasant View Road Replat
June 21, 2022
Page 5
Staff recommends that the Planning Commission approve the replat of Lot 1, Block 1, Edwards
Vogel Addition and Outlot A, Vinewood Addition subject to the following conditions, and adopt
the Findings of Fact and Recommendation:
Building
1. If any construction is to occur on site, a building permit must be obtained prior to
construction.
Engineering
1. The eastern 6-foot drainage and utility easement of Lot 1, Block 1, Edward Vogel
Addition, shall be vacated and recorded concurrently with the recording of the final plat.
2. The applicant shall pay all applicable fees prior to recording of the final plat.
3. Upon further subdivision of the Goodman Homestead plat, all applicable Surface Water
Management development fees shall be paid at the rate in effect at the time.
ATTACHMENTS
1. Findings of Fact and Recommendation
2. Development Review Application
3. Goodman Homestead Plat
4. Edwards Vogel and Vinewood Plats
5. Public Hearing Notice and Mailing List
g:\plan\2022 planning cases\22-08 915 pleasant view rd\staff report goodman homestead.docx
17
1
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of John Goodman for Subdivision approval to one lot from a lot and outlot.
On June 21, 2022, the Chanhassen Planning Commission met at its regularly scheduled meeting to
consider the application of John Goodman for subdivision approval to one lot. The Planning
Commission conducted a public hearing on the proposed subdivision preceded by published and
mailed notice. The Planning Commission heard testimony from all interested persons wishing to
speak and now makes the following:
FINDINGS OF FACT
1. The property is currently zoned Single-Family Residential District, RSF.
2. The property is guided in the Land Use Plan for Residential Low Density uses.
3. The legal description of the property is:
Lot 1, Block 1, Edwards Vogel Addition and Outlot A, Vinewood Addition
4. The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse
affects of the proposed subdivision. The seven (7) affects and our findings regarding them are:
a. The proposed subdivision is consistent with the zoning ordinance including the Single-
Family Residential district regulations;
b. The proposed subdivision is consistent with all applicable City, County and regional plans
including but not limited to the City's Comprehensive Plan and implements the following
policies and goals: is consistent with the land use goal for low density development,
preserves site features, provides adequate infrastructure for the development;
c. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater
drainage are suitable for the proposed development;
d. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by the
subdivision ordinance, Chapter 18, and Water, Sewers and Sewage Disposal, Chapter 19;
e. The proposed subdivision will not cause environmental damage and reduces the potential
amount of surface water runoff by reducing excess paving;
18
2
f. The proposed subdivision will not conflict with easements of record but will provide all
required and necessary easements; and
g. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
1) Lack of adequate stormwater drainage.
2) Lack of adequate roads.
3) Lack of adequate sanitary sewer systems.
4) Lack of adequate off-site public improvements or support systems.
5.The planning report #2022-08 dated June 21, 2022, prepared by Robert Generous, et al, is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the Preliminary Plat
subject to the conditions of the staff report.
ADOPTED by the Chanhassen Planning Commission this 21st day of June, 2022.
CHANHASSEN PLANNING COMMISSION
BY:
Mark von Oven, Chairman
19
pc l-z>s;-o?
CITY OT CIIAI{IIASSII'I
6GDay aevewoae:?ltql:-a.-'
APPLICATION FOR DEVELOPMENT REVIEW
I
Subrnittal ;]()PC )l Oa"' ?u
Section 1: Application Type (check all that apply)
(Refv to the apptuliate Apdication Checldid tor rcquiod subriftal inlomaliol that mul acnmpany tlis apf,ication)
! Comprehensive Plan Amendment.... $600 E subdivision (SUB)
E Minor MUSA line for tuiling on-site sewers.....$100 E Create 3lots or less ........-..$300
f] Conditional Use Permit (CUP)
E Single-Family Residence ..............n Al otrers........
E Residential Disticts.............................
Plus $5 per dwelling unit ( units)
.........$600 + $'15 per lot
lots)
.$300
n Lot Line Adjustment...........................$1s0
........$700E Final Plat..
(lncludes $450 escrow for attorney cosb)'
'Addfional escrcw may be required fur other applilations
throwh the devebFnert contrad.
n Vacation of Easements/Right-of-way (VAC)........ $300
(Additional recording fees may apply)
n Variance (VAR)........... $200
n Wedand Alteration Permit (WAP)
E Single-Family Residence..$150
$275E rut omers............
n Zoning fupeal $100
I Zoning Ordinance Amendmenl (ZOA).......... $s00
NqIE: Urhen multiple applications are process€d coocurrenty,
the appmp.iale ,ee shall be chargcd for each appficatioo.
$200
. $3 per address
L_ addresses)
...........$50 per document
E Create over 3 |ots.............
(
E Metes & Bounds (2 lots)...
E Consolidate Lob...............
.................. $325
.................. $42s
.............. $425
$'r 50
......... $s00
............'.....'............$1 s0
E lnterim Use Permit (lUP)
E ln conjunction with Single-Family Residence..$325n Al otrers........
fl Rezoning (REZ)
E Ptanneo Unit Development (PUD) .
E Minor Amendment to existing PUD
$750
$100
$500E atl otners.
E Sign Plan Review..............................
E Site Plan Review (SPR)
E Administative $100
$s00n Commercial/lndusfial DisficE*
Plus $10 per 1 ,000 square feet of building area:
thousand square feet)
'lndude number of gli!!49 employees:*lndude number ofAgE employees:
E Notification Sign (city to irEtall and remove)
I Property Owners' List within 500' (city to generate afrer pre-application meeting) ........
n Escrow for Recording Documents (check all that apply)-...........
! Conditional Use Permit n lnterim Use Permit
E Vacation E Variance
E Metes & Bounds Subdivision (3 docs.) fl Easements l- easements)
n Site Plan Agreement
U Wetland Alteration Permitfl Deedsi6ral reer $1,200.00
Section 2: Required lnformation
Property Address or Location:915 Pleasant View Road, Chanhassen, MN 55317
p"r""1 g. 25280fi)10 and 258730030 Legal Description . Lot 1, Block t, Edwards Vogel Addition, and Outlot A, Vinewood Add
Total Acreage:
Present Zoning
1 .38 Wetands Present?E Yes Zruo
. Single-Family Residential Dishict (RSF)Requested Zoning Single-Family Residential District (RSF)
Present Land Use Designation Residential Low Density Requested Land Use Design aton. Residential Low Density
Eristing Use of Property Single family home
COMIUUNITY DEVELOPMENT DEPARTIU ENT
Planning Division - 7700 Market Boulevard
Mailing Address - P.O. Box 147, Chanhassen, MN 55317
Phone: (9521227-1 '100 / Fax: (952) 227-1110
Description of Proposal: Replatting Property
ECheck box if separate narralive is attacted.
20
Section 3: Property Owner and Applicant lnformation
APPLICANT OTHER THAN PROPERTY OU,NER: ln signing lhis application, l, as applicant, represent to have obtained
authorizalion tom 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 the application or during the appeal period. lf this application has not been signed by
the property owner, I have attached separate documentation of full legal capacity to file the application. This application
should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this
application. lwill keep myself informed of the deadlines for submission of material andthe progress of this application. I
further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to
any authorization to proceed with the study. I certify that the information and exhibits submitted are tue and corect.
Name
Address
Contact
Phone:
Cell:
Fax:
Cell
Fax
Cell:
Fax:
PROPERW OylrNER: ln signing this application, I, as property owner, have full legal capacity to, and hereby do,
authorize the filing of this applicalion. I understand tiat condilions of approval are binding and agree to be bound by those
conditions, subject only to the right to object at the hearings or during the appeal periods. I will keep m),self informed of
the deadlines for submission of material and the progress of this application. I further understand that additional fees may
be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the
study. I certify that the information and exhlbits submitted are true and conect.
Name John Goodman Contact:
Phone:Address:9'15 Pleasant View Road
City/S1ate/Zip:
Email:
Chanhassen/MN/55317
man99@gmail.com
Signature
PROJECT ENGINEER (if applicable)
Name:Gontact:
Phone:
be completed in full and must be accompanied by all information and plans required by
applicable City Ordinance provisions. Before filing this application, refer to the appropriate Application Checldist
and confer with lhe Planning Department to determine the specifc ordinance and applicable procedural
requirements and fees.
A determination of completeness of lhe application shall be made within 15 business days of application submital. A
written notice of application defciencies shall be mailed to lhe applicant within 15 business days of application.
This application
lAllto should r€ceive copies of staff reports?
@ Property Owner Via: E Email
'Other Contact lnformation:
Namefl npptcant
trtr
Ma:
Va:
trtr Email
Email
I Mailed Paper copy
! Mailed Paper Copy
! Mailed Paper Copy
E Mailed Paper Copy
Engineer
Other'Ma: ! Email
INSTRUCTIONS TO APPLICANT: Complete all necessary form felds, then select SAVE FORM to save a copy to your
device. PRINT FORM and deliver to city along with required doclrmenb and payment. SUBMIT FoRlll to send a digital
copy to the city for processing.
SAVE FORII PRINT FORfl SUB['IT FORTI
City/Slate/Zip:
Email:
Signature:
Address:
City/Statezip:
Email:
Date:
Date: 5120122
Section 4: Notification lnformation
Ad&ess: _
City/Statezip: _
Email:
21
The property owners list of 31 names was paid for with the associated Vacation of Easement
Application.
Attachment to Subdivision Application
22
23
Pleasant View Road#LICENSE NO.DATES1NOVEMBER 16, 2021Minnetonka, Minnesota 55345Phone (952) 474-796417917 Highway 7Web: www.advsur.comAdvanceSurveying & Engineering, Co.CLIENT NAME / JOB ADDRESSSHEET TITLEEXISTING CONDITIONSSURVEYSHEET NO.SHEET 1 OF 1DRAWING ORIENTATION & SCALE40200212259 TBREV 5 - 18 - 22DRAWING NUMBERDATE DRAFTED:DATE SURVEYED:NOVEMBER 15, 2021NOVEMBER 16, 2021# 42379Thomas M. BloomSHEET SIZE22 X 34SCALE - 1" = 20'LEGENDLEGAL DESCRIPTION:Lot 1, Block 1, EDWARDS VOGEL ADDITION, Carver County, Minnesota,ANDOutlot A, VINEWOOD ADDITION, Carver County, Minnesota.SCOPE OF WORK & LIMITATIONS:1.Showing the length and direction of boundary lines of the legal description listed above. The scope of ourservices does not include determining what you own, which is a legal matter. Please check the legaldescription with your records or consult with competent legal counsel, if necessary, to make sure that it iscorrect and that any matters of record, such as easements, that you wish to be included on the survey have beenshown.2.Showing the location of observed existing improvements we deem necessary for the survey.3.Setting survey markers or verifying existing survey markers to establish the corners of the property.4.This survey has been completed without the benefit of a current title commitment. There may be existingeasements or other encumbrances that would be revealed by a current title commitment. Therefore, this surveydoes not purport to show any easements or encumbrances other than the ones shown hereon.5.Note that all building dimensions and building tie dimensions to the property lines, are taken from the sidingand or stucco of the building.6.Showing and tabulating impervious surface coverage of the lot for your review and for the review of suchgovernmental agencies that may have jurisdiction over these requirements to verify they are correctly shownbefore proceeding with construction.7.Showing elevations on the site at selected locations to give some indication of the topography of the site. Wehave also provided a benchmark for your use in determining elevations for construction on this site. Theelevations shown relate only to the benchmark provided on this survey. Use that benchmark and check at leastone other feature shown on the survey when determining other elevations for use on this site or beforebeginning construction.8.All landscaping on site appeared to have mesh underlayment.9.The zoning designation for the site is RSF District and the building setback lines are shown, per city direction.STANDARD SYMBOLS & CONVENTIONS:"●" Denotes iron survey marker, set, unless otherwise noted.M. A. PETERSON DESIGNBUILD915 PLEASANT VIEW ROADCHANHASSEN, MNEXISTING HARDCOVERHouse 4,450 Sq. Ft.Conc. Drive 4,978 Sq. Ft.Conc. Pool Deck 2,561 Sq. Ft.Pavers 356 Sq. Ft.Stone Areas 263 Sq. Ft.Wall 33 Sq. Ft.Concrete 21 Sq. Ft.TOTAL EXISTING HARDCOVER 12,662 Sq. Ft.AREA OF LOT 60,272 Sq. Ft.PERCENTAGE OF HARDCOVER TO LOT 21.0%LEGAL DESCRIPTION OF EASEMENT TO BE VACATED:The East 6.00 feet of Lot 1, Block 1, EDWARDS VOGEL ADDITION, Carver County, Minnesota,PER OUR CLIENT, THE RETAINING WALLS ARE NOTTO BE COUNTED IN HARDCOVER CALCULATIONS.Ret. Walls 238 Sq. Ft.24
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTYOFCARVER )
I, Kim T. Meuwissen, being first duly swom, on oath deposes that she is and was on
Jtn,e 9,2022, the duly qualified and acting City Clerk ofthe City of Chanhassen, Minnesota;
that on said date she caused to be mailed a copy of the attached notice ofConsider a request to
replat property located at 915 Pleasant View Road, Planning Case No.2022-08. Zoned
Singte-Famity Residential (RSF). Property Owner: John Goodman 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 thereon; that the names and addresses ofsuch owners were those appearing as such
by the records ofthe County Treasurer, Carver County, Minnesota, and by other appropriate
records.
Kim T Ciry C
JEAII M SIECKLIN G
NoE Y nnl.c.fffrt€GotB
L, O..rlct Bdta lt J, A'
Subscribe
thist6
dands m to before me
day of 2022.
-.'4 Notary
25
Subject
Parcel
Obclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used
asone. mis map is a compilation of recods, Inlormation and dala located in various city,
county, state and federalom@s and other sour@s regarding the area shown, and is to
be used tor reference puQoses only. The Cily does not $arant that the Geographic
lnformation System (GlS) Data used to prepare this map are e.ror free, and the City do€s
not epresent that the GIS Data can be used for navigational, tracking or any other
purpose requidng exacting measuremeni of distance or direction or preclsion in the
depaction of geographic featu@s. The preceding disdaimer is p.ovided pursuant to
Minnesota Statutes 5466.03, 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 hamless the City from any and elldaims brought
by User, its employees or agents, or third partjes which arise out of the use/s acaess or
use of data provided.
ITAX_NAMET
<TAX_ADD_LIr
<TAX ADD L2r
(Next RecordxTAX_NAME)t
(TAX_ADD_L1E
(TAX_ADO_L2D
Oisclaimer
This map is neither a legally recorded map nor e survey and is not intended to be used
as one, This map is a compilatlon ot recofds, infomation and data localed in various city,
county, state and federal offices and other sources regarding the area shown, and is to
be used ior reference puryoses only The City does nol wanant thal the Geographic
lnformation System (GlS) Data used to preparc this map are enor free, and the City does
not represenl that the GIS Data can be used for navigatlonal, tracking or any othe.
purpose requidng exacting measurement of distance or diaection or precision in the
depiction of geographic features. The preceding disdaimer is provaded pursuant to
Minnesota Statutes Si466.03, Subd. 2'l (2000), and the user of this map acknowedges
that the City shall not be liable for any damages, and expressly waives all claims, and
agrees to defend, indemniry, and hold hamless the City ftom any and all claims brought
by user, its employees or agents, or third parties which arise out of the use/s a@ess or
us€ of data Provided.
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28
Planning Commission Item
June 21, 2022
Item Santa Vera Residential Development Concept PUD Amendment
File No.Planning Case No. 2022-09 Item No: B.3
Agenda Section PUBLIC HEARINGS
Prepared By Bob Generous, Senior Planner
Applicant
Hansen HomeTech
7920 Kerber Boulevard
Chanhassen, MN 55317
Present Zoning Planned Unit Development District (PUD)
Land Use Residential High Density
Acerage 3.82
Density 18.32 units per acre
Applicable
Regulations Sec 20-517 General Concept Plan
SUGGESTED ACTION
"The Chanhassen Planning Commission recommends the City Council approve the direction and
issues for the concept approval of PUD #2022-09, Hanson Homes 2022 Development Project, as
outlined in the staff report."
SUMMARY
The general concept plan for a PUD provides an opportunity for the applicant to submit a plan to the
City showing the basic intent and the general nature of the entire development without incurring
substantial costs. The applicant has submitted a plan that includes 30-35 apartment units in a three-story
building, five single-family homes, six townhomes, and an additional eight units added to the existing
18 units on the site.
29
BACKGROUND
In 1998, the City of Chanhassen purchased the western 2.75 acres of the 6.6 +/- acre parcel for City
Center Park. This 2.75 acre parcel was rezoned to OI, Office Institutional. The remaining 3.85 was
rezoned to PUD-R. This parcel was approved for development with up to 30 multi-family residential
units. (#98-2 PUD, #98-3 Rezoning, and #98-7 Subdivision)
In 1977, Saratoga 1st and 2nd Additions were approved. The subject parcel was platted as Outlot B. In
the next year, a PUD was approved for the Santa Vera Apartments which are located on the northwest
portion of the parcel.
DISCUSSION
Planned unit developments offer enhanced flexibility to develop a site through the relaxation of most
normal zoning district standards. The use of the PUD in this instance is to permit a variety of housing
types within the development. The use of the PUD zoning also allows for a mixing of the housing styles
within the development and to permit a private street system. In exchange for this enhanced flexibility,
the City has the expectation that the development plan will result in a significantly higher quality and
more sensitive proposal than would have been the case with the other more standard zoning districts.
City review attempts to provide direction and guidance to allow the applicant to determine the process
they need to follow and what needs to be addressed if they decide to proceed.
RECOMMENDATION
Staff recommends the Planning Commission recommend the City Council approve the direction and
issues for the concept approval of PUD #2022-09, Hanson Homes 2022 Development Project, as
outlined in the staff report.
ATTACHMENTS
Staff Report
Development Review Application
Hansen Homes Concept Plan
Saratoga 3rd Add PUD
Affidavit of Mailing
Email - Comment
30
CITY OF CHANHASSEN
PC DATE:June 21, 2022
CC DATE: July 11, 2022
REVIEW DEADLINE: July 19, 2022
CASE #: 2022-09
BY: RG, EH, JR, JS, JS, ET
SUMMARY OF REQUEST:
The general concept plan for a PUD provides an opportunity for the applicant to submit a plan to
the City showing the basic intent and the general nature of the entire development without
incurring substantial costs. The applicant has submitted a plan that includes 30-35 apartment
units in a three-story building, five single-family homes, six townhomes, and an additional eight
units added to the existing 18 units on the site.
LOCATION:621 Santa Vera Drive
Lot 2, Block 1, Saratoga 3rd Addition
APPLICANT:Hanson Hometech
7920 Kerber Boulevard
Chanhassen, MN 55317
(612) 369-1910
PROPOSED MOTION:
“The Chanhassen Planning Commission recommends City Council approve the direction and
issues for the concept approval of PUD #2022-09, Hanson Homes 2022 Development Project as
outlined in the staff report.”
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612 Santa Vera Drive Concept Approval
June 21, 2022
Page 2
PRESENT ZONING:Planned Unit Development – Residential, PUD-R
2040 LAND USE PLAN:High Density Residential (8 - 16 units per acre)
ACREAGE:3.82 acres DENSITY:18.85
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a relatively high level of discretion in approving amendments to PUD’s because the
City is acting in its legislative or policy making capacity. An amendment to a PUD must be
consistent with the City’s Comprehensive Plan.
Notice of this public hearing has been mailed to all property owners within 500 feet.
PROPOSAL/SUMMARY
The purpose of the conceptual review of a PUD is to establish the parameters for the
development to proceed through the next phase of the PUD process. Specifically, the City needs
to evaluate the types and distribution of land uses within the proposed development and provide
the applicant with direction as to the issues and concerns which the City has with the proposal.
APPLICABLE REGULATIONS
Sec 20-517 General Concept Plan
https://chanhassen.municipalcodeonline.com/book?type=ordinances#name=Sec_20-
517_General_Concept_Plan
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612 Santa Vera Drive Concept Approval
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Page 3
BACKGROUND
In 1998, the City of Chanhassen purchased the western 2.75 acres of the 6.6 +/- acre parcel for
City Center Park. This 2.75 acre parcel was rezoned to OI, Office Institutional. The remaining
3.85 was rezoned to PUD-R. This parcel was approved for development with up to 30 multi-
family residential units. (#98-2 PUD, #98-3 Rezoning, and #98-7 Subdivision)
In 1977, Saratoga 1st and 2nd Additions were approved. The subject parcel was platted as Outlot
B. In the next year, a PUD was approved for the Santa Vera Apartments, which are located on
the northwest portion of the parcel.
DISCUSSION
Planned unit developments offer enhanced flexibility to develop a site through the relaxation of
most normal zoning district standards. The use of the PUD in this instance is to permit a variety
of housing types within the development. The use of the PUD zoning also allows for a mix of the
housing styles within the development and to permit a private street system. In exchange for this
enhanced flexibility, the City has the expectation that the development plan will result in a
significantly higher quality and more sensitive proposal than would have been the case with the
other more standard zoning districts.
Comprehensive Plan
The property is guided for High Density Residential use, which permits densities of 8-16 units
per acre. With a total of 70 units being proposed on 3.82 acres, the density is 18.32 units per
acre. This is inconsistent with the Comprehensive Plan. The maximum number of units given
this land use designation is 61. The City may increase the permitted net density of a project by
25 percent. The “bonus” density must meet affordable housing criteria as defined by the City.
Developers shall be required to enter into an agreement ensuring the affordability of the units.
Landscaping
The site is a mix of maintained and unmaintained green space including maintained landscape
area in the generally north half of the site and unmaintained natural area in the south half.
Landscaping requirements for the site include:
Foundation plantings around apartment buildings
Front yard landscape for townhouses and single-family
Buffer yard landscaping along park borders. Preservation of existing trees could qualify
to meet buffer yard requirements depending on the amount preserved.
Parking lot landscaping depending on whether the lot size exceeds 6,000 square feet.
Other landscaping issues to consider include treating or removing and replacing any ash trees on
site as well as preservation of existing significant trees.
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612 Santa Vera Drive Concept Approval
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Page 4
Streets
The existing apartment complex’s at-grade parking area gains accesses via two driveways
located off Laredo Drive to its east and Santa Vera Drive to its west. The proposed
development, located south of the existing apartment complex, also abuts Laredo Drive to its
east. Based on the initial concept plans provided, Public Works/Engineering does not find it
appropriate to construct a public through-street that would connect Laredo Drive and Santa Vera
Drive. Access is sufficiently provided between the two streets via Saratoga Drive just north of
the existing apartment complex. Furthermore, the proximity of the intersections where a public
street would meet Santa Vera Drive in relation to the intersection of Saratoga Drive and Santa
Vera Drive would be out of conformance with standard access management guidelines and City
Ordinances. City Ordinance requires that local streets have a centerline offset of not less than
300 feet (Sec 18-57(i)). Additionally, an intersection at this location would add more conflict
points based on the proximity of the intersection of Saratoga Drive and Santa Vera Drive, which
is further exacerbated by the western driveway access to the existing apartment complex located
approximately 70 feet south of said intersection. Lastly, a street extension through this parcel is
not identified in the Comprehensive Plan which identifies areas where street network
connectivity is lacking. As such, staff would recommend approval of a private street to provide
access into the site and that the private street be located at the existing intersection of Laredo
Drive and Del Rio Drive. The private street will be required to use traffic control that is
consistent with the current version of the Minnesota Manual on Uniform Traffic Control
Devices, along with meeting the criteria listed in Sec. 18-57.n, o., and p. Sec. 18-57.p.2 includes
the requirement that covenants concerning maintenance and snowplowing operations shall be
filed against all benefit properties
Based on the proposed density of the conceptual development it is expected that new trips to the
adjacent street network during the peak hour will generate the need for a traffic impact study. In
order to assess impacts such as traffic safety, access management, current street capacity, etc., a
traffic impact study performed by a licensed engineer is recommended to accompany the
preliminary construction plans. The study will describe: key traffic issues; the characteristics of
the surrounding transportation system including operations of key intersections including but not
limited to Kerber Boulevard and Santa Vera Drive and W. 78
th Street and Laredo Drive; existing
and background conditions; site-generated conditions; as well as on-site circulation as a through-
connection is not recommended (i.e., an adequate turnaround within the development meeting
City Ordinances).
Staff agrees with the conceptual proposal that pedestrian connectivity is warranted along
Saratoga Drive and Santa Vera Drive to connect existing trail and sidewalk pedestrian routes.
However, based on recommendations previously discussed in this section, the proposal to have
public pedestrian routes through the private development, as indicated on the last page of the
concept plans, is not recommended.
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612 Santa Vera Drive Concept Approval
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Page 5
Wetlands
City GIS records indicate the presence of two small wetlands within the project site located on
the southern portion of the property. The preliminary plans submitted with the Conceptual PUD
show grading and structures in conflict with the wetlands in the City’s GIS database. The
applicant will need to confirm the existence and limits of all existing wetlands onsite as outlined
by the Wetland Conservation Act (WCA). A wetland delineation report will be required with the
preliminary plat submittal.
The applicant has provided a letter dated May 1, 2000, which states that the Water Resources
Coordinator at that time determined that there were no wetlands on the property; however, no
wetland delineation or decision was found. Furthermore, the letter appears to be in reference to
681, not 621 Santa Vera Drive. WCA wetland delineations and decisions expire after 5 years, as
such a new report will be required with the preliminary plat submittal. Recent aerial images and
topography support the GIS wetland database showing two small wetlands on the property.
The existing wetlands have been classified as a Manage 3 wetland in the City’s Surface Water
Management Plan. Article VI, Chapter 20 of City Ordinance describes buffer strip and setback
requirements. A Manage 3 wetland requires a 16.5-foot permanent buffer and a 30-foot setback
from the buffer strip for principal structures. The Riley Purgatory Bluff Creek Watershed
District (RPBCWD) also has rules that regulate wetlands and wetland buffers. The applicant will
need to meet both City and Watershed wetland rules.
Grading and Drainage
In the existing condition, stormwater runoff generally flows from west to the east. City Center
Park which boarders the property to the west is located on a high point, with stormwater leaving
the park in all directions. Stormwater is transferred downstream through the site primarily by
overland flow via a conveyance channel that routes runoff to three catch basins located at a low
point along Laredo Drive. Stormwater from the site is collected and conveyed by public
infrastructure including storm sewer and wet ponds before discharging to Lotus Lake. There are
no public or private stormwater best management practices (BMPs) located on the site. As such,
stormwater pollutants generated by the property are removed by public infrastructure
downstream.
The conceptual plans did not include any grading or stormwater design. The applicant shall
include stormwater routing and grading as part of the preliminary plat submittal. The design will
need to account for all existing stormwater generated by the site and upstream properties to
perpetuate existing flow patterns. Based on the impervious area in the preliminary plans
permanent stormwater BMPs will be required to treat stormwater and reduce runoff rates.
The project site is in an older part of the city developed in the 1960’s and 1970’s. Rules and
regulations governing stormwater conveyance and pollutant removals have evolved significant
since that time. As a result, by today’s standards this area of Chanhassen is deficient in
35
612 Santa Vera Drive Concept Approval
June 21, 2022
Page 6
stormwater BMPs which creates higher pollutant loading to Lotus Lake. The development of the
Santa Vera property is an opportunity to help correct this problem through the construction of
stormwater treatment in excess to the limits outlined by existing regulations. The property is
currently zoned as PUD for 12 units per acre, however the preliminary plans show an increased
density of 18 units per acre. As such, the applicant is seeking relief from the City on the zoning
for the project site. To offset this increase in use, it is recommended that the applicant provide
increased levels of water quality treatment to alleviate the stress on downstream stormwater
infrastructure. It is therefore proposed that the applicant oversize water quality treatment BMPs
by 50% to allow treatment of stormwater from public ROW. An alternate approach would be for
outlot areas on the property to be used for public stormwater treatment. In both cases, the City
would adjust stormwater fees to help fund the improvements.
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612 Santa Vera Drive Concept Approval
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Page 7
Erosion Prevention and Sediment Control
The proposed development will exceed one (1) acre of disturbance and will, therefore, be subject
to the General Permit Authorization to Discharge Stormwater Associated with Construction
Activity Under the National Pollution Discharge Elimination/State Disposal System (NPDES
Construction Permit). The SWPPP is a required submittal element for preliminary plat review.
No earth disturbing activities may occur until an approved SWPPP is developed. This SWPPP
shall be a standalone document consistent with the NPDES Construction Permit and shall
contain all required elements as listed in Parts III and IV of the permit. The SWPPP will need to
be updated as the plans are finalized.
Sanitary Sewer and Water Main
Currently, municipal sanitary sewer and potable water services are available and extend into the
site to service the needs of the conceptual plans. However, these public mains will be required to
be relocated by the developer to accommodate the layout of the future development. Upon
receipt of preliminary construction plans the locations, depths, alignments, material, and type of
all sanitary sewer and water mains will need to conform to the most recent edition of the City of
Chanhassen’s Standard Specifications and Detail Plates. Additionally, as these mains will be
located within a private street, as recommended under “Streets” of this report, public drainage
and utility easements will be required over the public utilities in order to adequately perform
maintenance and repairs. These easement widths can be determined upon receipt of preliminary
construction plans. Lastly, the development will be assessed and required to pay all appropriate
sanitary sewer and water fees as outlined in the City of Chanhassen’s Fee Schedule at the rate in
effect at the time of final plat and/or site plan approval.
Stormwater Management
Article VII, Chapter 19 of City Code describes the required stormwater management
development standards. Section 19-141 states that “these development standards shall be
reflected in plans prepared by developers and/or project proposers in the design and layout of site
plans, subdivisions and water management features.” These standards include water quality
treatment resulting in the removal of 90% total suspended solids (TSS) and 60% total
phosphorous (TP), and runoff rate control for the 2-, 10-, and 100-year storm events. The
proposed development appears to exceed the one (1) acre of new impervious area and will
therefore require permanent stormwater BMPs to be constructed as part of this project to be
owned and maintained by the owner. A stormwater maintenance agreement and associated
operations and maintenance plan is required for all private stormwater BMPs.
The proposed development is located within the RPBCWD and is therefore subject to the
Watershed’s rules and regulations which include water quality, water volume abstraction, and
rate control. RPBCWD rules require 1.1 inches of stormwater abstraction for all impervious area
(new and existing) for the entire project area when over 50% of the project area is being
37
612 Santa Vera Drive Concept Approval
June 21, 2022
Page 8
disturbed. The project will require permits from the Watershed District. Early coordination with
the Watershed is encouraged by the City to ensure the applicant understands the rules and
procedures.
A stormwater management plan is required for preliminary plat review. The stormwater
management plan outlines the governing rules and regulations along with the design calculations
associated stormwater infrastructure. A typical stormwater management plan includes the
following:
Project narrative
Impervious area calculations
Governing stormwater rules and regulations
Hydrologic and Hydraulic (H&H) modeling reports
Water quality modeling
Peak runoff rate analysis
Water quality analysis
Operations and Maintenance plan for permanent stormwater BMPs
Geotechnical report
Infiltration rate testing
Stormwater Management Fees
City Ordinance sets out the fees associated with surface water management. A water quality and
water quantity fee are collected with a subdivision. These fees are based on land use type and
are intended to reflect the fact that the more intense the development type, the greater the
degradation of surface water.
This fee will be applied to the new lots of record being created. It is assessed at the rate in effect
at that time; the 2022 rate for high density residential is $15,870.00 per acre of developable land.
Miscellaneous
Building:
1. Building permits must be obtained before beginning any construction.
2. Building plans must be prepared and signed by design professionals licensed in the State
of Minnesota.
3. Building plans must provide sufficient information to verify that proposed building meets
all requirements of the Minnesota State Building Code; additional comments or
requirements may be required after plan review.
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612 Santa Vera Drive Concept Approval
June 21, 2022
Page 9
4. The apartment building is required to have automatic fire extinguishing systems.
5. Structure proximity to property lines (and other buildings) will have an impact on the
Code requirements for the proposed buildings, including but not limited to: allowable
size, protected openings and fire-resistive construction. These requirements will be
addressed when complete building and site plans are submitted.
6. Apartment building plans must include a Code analysis that contains the following
information: Key plan, Occupancy group, Type of construction, Allowable height and
area, Fire sprinklers, Separated or non-separated, Fire resistive elements (Ext. walls,
Bearing walls - exterior or interior, Shaft, Incidental use), Occupant load, Exits required
(Common path, Travel distance), Minimum plumbing fixture count.
7. Retaining walls (if present) more than four feet high must be designed by a professional
engineer and a building permit must be obtained prior to construction.
8. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
Fire:
1. Road widths, parking lots, and entrances will need to be within fire apparatus access road
minimum widths, which could lead to no parking on either side of the road if done to
only minimum standards.
2. Multiple hydrants will need to be put into the development.
3. If the current existing apartment building does not have a fire sprinkler system, it will
need to have one installed when adding the 3rd level.
4. New apartment building will need full fire sprinkler system.
5. If only two townhomes are side by side, a fire sprinkler system is not required. Three or
more will need fire sprinklers.
Parks:
As mentioned in the General Notes of the Concept Plan, the applicant is requesting the existing
trail be removed near on the southwest side of the proposed development. The City believes this
is a vital link for our public trail system and, at this time, lacks the desire to remove this section.
Park Dedication fees will be collected in full at the rate in force upon final plat submission and
approval.
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612 Santa Vera Drive Concept Approval
June 21, 2022
Page 10
Development
To proceed with the development of the site as proposed, the applicant would need to complete
the preliminary PUD process and amend the PUD zoning for the site. The current PUD
specifically prohibits single-family homes, detached townhouses, also known as cottage homes,
and townhouses. This would include preparing the specific design standards to be included in the
PUD ordinance. The project would also require subdivision review and approval to create the
ability to sell off the various housing units and build dwellings on the parcels. Finally, site plan
approval would be required to approve development of the townhouse and apartment units, and
before any building construction could occur, building permits would need to be applied for and
issued.
Without a survey of the property, it is unclear whether the proposed uses and buildings on the
site would actually work. While small lot detached homes are a desired housing style, the plan
appears to require an inordinate amount of land to accommodate the houses. Single-family
homes with detached garages are not a desirable housing type. This design would also negatively
impact the preservation of trees along the southern property boundary. Cottage style homes may
be an alternative. A more efficient design may include townhouse units on both side of the
entrance off Laredo Drive.
If the existing apartment building is expanded, the apartment would need to meet the parking
requirements in City Code.
RECOMMENDATION
Staff recommends the Planning Commission recommend the City Council approve the direction
and issues for the concept approval of PUD #2022-09, Hanson Homes 2022 Development
Project as outlined:
1. The proposed development must address the Comprehensive Plan inconsistency.
2. The proposed development must prepare tree preservation and landscaping plans as
appropriate for subdivision and site plan review.
3. Recommend use of a private street to provide access into the site and that the private
street be located at the existing intersection of Laredo Drive and Del Rio Drive.
4. A traffic impact study performed by a licensed engineer is recommended to accompany
the preliminary construction plans. The study will describe; key traffic issues; the
characteristics of the surrounding transportation system including operations of key
intersections including but not limited to Kerber Boulevard and Santa Vera Drive and W.
78th Street and Laredo Drive; existing and background conditions; site-generated
40
612 Santa Vera Drive Concept Approval
June 21, 2022
Page 11
conditions; as well as on-site circulation as a through-connection is not recommended
(i.e., an adequate turnaround within the development meeting City Ordinances).
5. Pedestrian connectivity is warranted along Saratoga Drive and Santa Vera Drive to
connect existing trail and sidewalk pedestrian routes. Public pedestrian routes through
the private development, as indicated on the last page of the concept plans, is not
recommended.
6. The applicant will need to confirm the existence and limits of all existing wetlands onsite
as outlined by the Wetland Conservation Act (WCA). A wetland delineation report will
be required with the preliminary plat submittal.
7. The Riley Purgatory Bluff Creek Watershed District (RPBCWD) also has rules that
regulate wetlands and wetland buffers. The applicant will need to meet both City and
Watershed wetland rules.
8. The applicant shall include stormwater routing and grading as part of the preliminary plat
submittal. The design will need to account for all existing stormwater generated by the
site and upstream properties to perpetuate existing flow patterns. Based on the
impervious area in the preliminary plans, permanent stormwater BMPs will be required
to treat stormwater and reduce runoff rates.
9. It is recommended that the applicant provide increased levels of water quality treatment
to alleviate the stress on downstream stormwater infrastructure. The applicant shall
oversize water quality treatment BMPs by 50% to allow treatment of stormwater from
public ROW. An alternate approach would be to outlot areas on the property to be used
for public stormwater treatment. In both cases, the City would adjust stormwater fees to
help fund the improvements.
10. The proposed development will exceed one (1) acre of disturbance and will, therefore, be
subject to the General Permit Authorization to Discharge Stormwater Associated with
Construction Activity Under the National Pollution Discharge Elimination/State Disposal
System (NPDES Construction Permit). The Stormwater Pollution Prevention Plan,
SWPPP, is a required submittal element for preliminary plat review.
11. Municipal sanitary sewer and potable water services are available and extend into the site
to service the needs of the conceptual plans. However, these public mains will be
required to be relocated by the developer to accommodate the layout of the future
development.
12. Public drainage and utility easements will be required over the public utilities.
41
612 Santa Vera Drive Concept Approval
June 21, 2022
Page 12
13. The development will be assessed and required to pay all appropriate sanitary sewer and
water fees as outlined in the City of Chanhassen’s Fee Schedule at the rate in effect at the
time of final plat and/or site plan approval.
14. A stormwater management plan is required for preliminary plat review.
15. The proposed development appears to exceed the one (1) acre of new impervious area
and will therefore require permanent stormwater BMPs to be constructed as part of this
project to be owned and maintained by the owner. A stormwater maintenance agreement
and associated operations and maintenance plan is required for all private stormwater
BMPs.
16. The proposed development is located within the RPBCWD and is therefore subject to the
Watershed’s rules and regulations which include water quality, water volume abstraction,
and rate control. A permit from RPBCWD will be required.
17. City Ordinance sets out the fees associated with surface water management. Water
quality and water quantity fees will be collected with a subdivision.
18. Building permits must be obtained before beginning any construction.
19. Building plans must be prepared and signed by design professionals licensed in the State
of Minnesota.
20. Building plans must provide sufficient information to verify that proposed building meets
all requirements of the Minnesota State Building Code; additional comments or
requirements may be required after plan review.
21. The apartment building is required to have automatic fire extinguishing systems.
22. Structure proximity to property lines (and other buildings) will have an impact on the
Code requirements for the proposed buildings, including but not limited to: allowable
size, protected openings and fire-resistive construction. These requirements will be
addressed when complete building and site plans are submitted.
23. Apartment building plans must include a Code analysis that contains the following
information: Key plan, Occupancy group, Type of construction, Allowable height and
area, Fire sprinklers, Separated or non-separated, Fire resistive elements (Ext walls,
Bearing walls - exterior or interior, Shaft, Incidental use), Occupant load, Exits required
(Common path, Travel distance), Minimum plumbing fixture count.
24. Retaining walls (if present) more than four feet high must be designed by a professional
engineer and a building permit must be obtained prior to construction.
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612 Santa Vera Drive Concept Approval
June 21, 2022
Page 13
25. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
26. Road widths, parking lots, and entrances will need to be within fire apparatus access road
minimum widths which could lead to no parking on either side of the road if done to only
minimum standards.
27. Multiple hydrants will need to be put into the development.
28. If the current, existing apartment building does not have a fire sprinkler system, it will
need to have one installed when adding the 3rd level.
29. The new apartment building will need full fire sprinkler system.
30. If only two townhomes are side by side, a fire sprinkler system is not required. If adding
three or more, they will need fire sprinklers.
31. Meet all parking standards.
32. To proceed with the development of the site as proposed, the applicant would need to
complete the preliminary PUD process and amend the PUD zoning for the site. The
project would also require subdivision review and approval.
33. Site plan approval is required to approve development of the townhouse and apartment
units.
34. Park Dedication fees will be collected in full at the rate in force upon final plat
submission and approval.
ATTACHMENTS
Development Review Application
Hanson Homes 2022 Development Project
Saratoga 3rd Addition PUD
g:\plan\2022 planning cases\22-09 621 santa vera dr\staff report santa vera concept.docx
43
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division - 7700 Market Boulevard
Mailing Address - P.O. Box 147, Chanhassen, MN 55317
Phone: (952\ 227 -1 100 / Fax: (9521227-1110
5/*/ro*
PC oate: tD et
CITY OT CHAI{HASSII{
APPLICATION FOR DEVELOPMENT REVIEW
Submiftal Date
! Att ottrers.................
CC Date
...... $425 E Consolidate Lots...
6GDay Review Date 1 rl tI
n
tr
(Refer to the apqogiale Applicaton Checklist for requircd submittal infoinat:an that must ac.filpany this application)
Comprehensive Plan Amendment......................... $600 E Subdivision (SUB)
n Minor MUSA line for failing on-site sewers...-.$1OO E Create 3 lots or less .....................-.................. $300
E Create over 3 lots .......................$600 + $15 per lot
Conditional Use Permit (CUP) (_ lots)
E Single-Family Residence ...............................- $325 E Metes & Bounds (2 tots).................................. $300
n lnterim Use Permit (lUP)
E ln conjunction with Single-Family Residence.. $325
E Atl others....... .......-............ $425
F
n Sign Plan Review............................................-...... $150
E Site Plan Review (SPR)
n Administrative .................... $100
! Commercial/lndustrial Districts-...................... $500
Plus $10 per 1,000 square feet of building area:
(_ thousand square feet)
*lnclude number of e2!Sli4g employees:
*lnclude number ot4eq employees:
E Residential Districts......................................... $500
Plus $5 per dwelling unit (- units)
E Notification Sign (city to install and remove)
' '..... .... $1s0
Lot Line Adjustment......................................... $1 50
Final P|at.............. ............... $700
(lncludes $450 escrow for attorney costs)*
'Additional essow may be required for other applications
$300
Rezoning (REZ) through the development contract.
EL Ptanned Unit Development (PUD) .................. $750 E Vacation of Easements/Right-of-way (VAC)....
I Minor Amendment to existing PUD................_ $100 (Additional recording Iees mayapply)
E Att others...................$5oo E variance (vAR). $200
n Wefland Alteration Permit (WAP)
n Single-Family Residence.....-......-.................. $1 50
n All ottrers....... .................. $275
! Zoning Appea|................ $100
E zoning Ordinance Amendment (ZOA)................. $500
!qIE: When multiple applications are p,ocessed concufienlty,
the appropriate fee shall be charged tor each application.
$200
ffi Property Owners' List within 500' lcity to generate afte. pre'application meeting) -.............. -.. $3 per address
( 63 addresses)
! Escrow for Recording Documents (check all that apply)...................-... ........ . ....... $50 per document
E conditional Use Fermit E tnterim Use Permit ! Site Plan Agreement
n Vacation E Variance E Wetland Alteration Permit
n Uetes a Bounds Subdivision (3 docs.) n Easements (- easements) E OeeOs
TOTAL FEE:
Section 1: Application Type (check all that aPply)
Section 2: Required lnformation
6r\r (eZ\ aF\ h V EPR.
Property Address or Location:O ,'1 t-oT RS*lagzo. Atrr;rfroxi
p"r."1x, L6l z ?>I Legal Descdption E,l€.h-\oet^f*slrsror-l
Total Acreage:
Present Zoning
Wetlands Present?pves ! trto
Requested Zoning
3-,15
Select One PU D . Select One
Select One Select One
Existing Use of Prooertv: V f(^t.iT LpI
ECnecf box if separate nanalive is attached
Description of Proposal:
Requested Land Use Oesignation:Present Land Use Designation:
44
Section 3: Property Owner and Applicant lnformation
APPLICANT OTHER THAN PROPERTY OWNER: ln signing this applicalion, l, as applicant, represent to have obtained
authorization 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 the application or during the appeal period. lf this application has not been signed by
the property owner, I have attached separate documentation of full legal capacity to file the application. This application
should be processed in my name and I am the party whom the City should contact regarding any mafter pertaining to this
application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I
further understand that additional fees may be charged for consulting fees, feasibility sludies, etc. with an estimate prior to
any authorization to proceed with the study. I certify that the information and exhibits submitted are true and correct.
Name 5 +b contact: 6?AEY 1-\HntseU
Address: TfZD KreSR B.fED pnone: Glz'3L9.l1 tb
City/State/Zip ciJrr,-ii{ts@ Cell:
Fax:
Date
*r. E.
Email: 4AP ErJ
zo
PROPERW OWNER: ln signing this application, l, as property owner, have full legal capacity to, and hereby do,
authorize the filing of this applicalion. I understand that conditions of approval are binding and agree to be bound by those
conditions, subject only to the right to object at the hearings or during the appeal periods. I will keep myself informed of
the deadlines for submission of material and the progress of this application. I further understand that additional fees may
be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the
study. lcertify that the information and exhibits submitled are lrue and correcl.
ruame: Douquns H*lrs=-* contact: D,uQ f$-r-ised
nooress: i1969 N*H siLp-rDz phone:3ZD - 7a7 _l il B
city/state/zip gpIcEA r,".r./ 5G268 Cell
Fax
3zo4Y,-8<93
Email r-,Con,-
Signature Date:5.
This application must be completed in full and must be accompanied by all information and plans required by
applicable City Ordinance provisions. Before filing this application, refer to the appropriate Applicalion Checklisl
and confer with the Planning Department to determine the specific ordinance and applicable procedural
requirements and fees.
A determination of completeness of the application shall be made within '15 business days of application submittal. A
written notice of application deticiencies shall be mailed to the applicant within '15 business days of application.
PROJECT ENGINEER (if applicable)
Name:Contact:
Phone:Address
City/State/Zip
Email:
Who should receive copies of staff reports?*Other Contact lnformation:
# Prooertv owner Via: f'l Emart
Ei nppri".nt Via: Ei Email
! Engineer Via: E Email
E othef via: fl Emait
E[ Maiteo Paper Copy
E Maiteo Paper copy
E tr,,taiteO Paper Copy
E uaiteo Paper copy
Name
copy to the city for processing
SAVE FORM PRINT FORM SUBMIT FORM
Section4: Notificationlnformation
City/State/Zip
Email:
r*l
Signature:
Cell:
Fax:
Address:
INSTRUCTIONS TO APPLICANT: Complete all necessary form fields, 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
45
HANSEN HOMES
2022 DEVELOPMENT PROJECT
SITE PLAN CONCEPT - DESIGN ELEMENTS OMITTED
46
SITE PLAN
HIGH DENSITY - MIXED HOUSING
HANSEN HOMES
2022 DEVELOPMENT PROJECT
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^qm^kbhk';r]hbg`mabl%p^pbeeZ]]fhk^]^glbmrZg]Zelhni]Zm^bm[rnmbebsbg`g^pkhh_ebg^lZg]lb]bg`]^mZbelmh[e^g]pbmama^g^p]^o^e-
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47
SITE PLAN CONCEPT - DESIGN ELEMENTS OMITTED
NEW APARTMENT BUILDING
SINGLE FAMILY HOMES
TOWN HOUSES
UPDATED APARTMENTS
NEIGHBORHOOD PARK
SITE PLAN
HIGH DENSITY - MIXED HOUSING
48
SITE DETAILS
HIGH DENSITY - MIXED HOUSING
SITE PLAN CONCEPT - DESIGN ELEMENTS OMITTED
New apartment building
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bg\hffngbmr!b'^l\ahhe%iZkd%Zg]lnkkhng]bg`g^b`a-
[hkahh]"
Town houses
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&Bgm^kbhklk^ghoZm^]Zlm^gZgmlfho^hnm
Neighborhood Park
&<^gm^kh_g^b`a[hkahh]pbeeaZo^Z\hffngbmrZk^Z(
iZkdmhbg\k^Zl^\hffngbmrbgoheo^f^gm 49
SITE PLAN CONCEPT - DESIGN ELEMENTS OMITTED BIRDS EYE VIEW50
ONE WAY ROAD
BEVERLY LN.
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run off from property
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place on the property entrances
SITE PLAN CONCEPT - DESIGN ELEMENTS OMITTED
BUILDING STEPS
51
ONE WAY ROAD
BEVERLY LN.
SITE PREP
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BUILDING STEPS
SITE PLAN CONCEPT - DESIGN ELEMENTS OMITTED
52
DESIGN CONCEPTS
GENERAL AESTHETIC OF DEVELOPMENT
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DESIGN CONCEPT
POSSIBLE SINGLE HOME FAMILY DESIGN PLAN
53
DESIGN CONCEPT
POSSIBLE SINGLE HOME FAMILY EXTERIOR DESIGN
Single family homes will have
detached garages which will
allow narrower lots but still
adequate room between
homes.
This creates a better curb
appeal without a garage
dominant facade.
=>LB@G<HG<>IML&?BG:E=>LB@GLLMBEEMH;>?BG:EBS>=
DESIGN CONCEPT
TOWN HOMES EXTERIOR FLOOR PLAN IDEAS
54
DESIGN CONCEPT
TOWN HOMES DESIGN CONCEPTS/IDEAS
=>LB@G<HG<>IML&?BG:E=>LB@GLLMBEEMH;>?BG:EBS>=
DESIGN CONCEPT
APARTMENT BUILDING DESIGN CONCEPTS/IDEAS
55
DESIGN CONCEPT
APARTMENT BUILDING DESIGN CONCEPTS/IDEAS
56
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GENERAL NOTES
57
1
AN ORDINANCE AMENDING CHAPTER 20 OF THE
CHANHASSEN CITY CODE, THE CITY'S ZONING ORDINANCE,
BY REZONING CERTAIN PROPERTY
THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS:
Section 1. Chapter 20 of the Chanhassen City Code, the City's zoning ordinance, is hereby
amended by rezoning all property within Lot 2, Block 1, Saratoga 3rd Addition to Planned Unit
Development – Residential.
Section 2. The rezoning of this property incorporates the following development design
standards:
Saratoga 3rd Addition Zoning Standards
a. Intent
The purpose of this zone is to create a PUD high density residential development. The use of the
PUD zone is to allow for more flexible design standards while creating a higher quality and more
sensitive proposal. All utilities are required to be underground. The development shall proceed
through the site plan review based on the development standards outlined below. The PUD
requires that the development demonstrate a higher quality of architectural standards and site
design. Except as modified by the standards below, the development shall comply with the
requirements of the R-12, High Density Residential District.
b. Permitted Uses
The permitted uses in this zone shall be limited to multi-family residential uses. A total of 46
units are permitted on the site. (There are eight existing units.)
Multi-family Residential – This shall be defined as multi-storied apartments or condominium
units.
c. Prohibited uses
• Townhouses
• Detached Townhouses
• Detached Single-Family Homes
d. Setbacks
Street Frontage Minimum Setback Building/Parking (feet)
Laredo Drive 50/50
Saratoga Drive 50/50
Santa Vera Drive 50/50
Interior Lot Line 15/50
58
2
The PUD standard for hard surface coverage is 65%
e. Building Materials and Design
1. The PUD requires that the development demonstrate a higher quality of architectural
standards and site design. All mechanical equipment shall be screened with material
compatible to the building.
2. All material shall be of high quality and durable. Major exterior surfaces of all walls
shall be face brick, stucco with metal, wood, rock face block and stone accents. The
structure shall have a pitched roof.
3. Block shall have a weathered face or be polished, fluted or broken face.
4. All accessory structures shall be designed to be compatible with the primary
structure.
5. All roof mounted equipment shall be screened by walls of compatible appearing
material or camouflaged to blend into the building or background. Wood screen
fences are prohibited. All exterior process machinery, tanks, etc., are to be fully
screened by compatible materials.
6. Acceptable materials will incorporate textured surfaces, exposed aggregate and/or
other patterning. All walls shall be given added architectural interest through
building design or appropriate landscaping. The building(s) shall have varied and
interesting detailing. The use of a solid wall unrelieved by architectural detailing,
such as change in material, change in color, fenestrations, or other significant visual
relief provided in a manner or at intervals in keeping with the size, mass and scale of
the wall and its views from the public ways shall be prohibited.
7. Space for recycling shall be provided.
8. There shall be no underdeveloped sides of building. All elevations visible from the
street shall receive nearly equal treatment and visual qualities.
f. Site Landscaping and Screening
1. Landscaping along streets shall comply with buffer yard standard B. Interior lot lines
shall comply with buffer yard A, 10 feet in width. A landscape plan must be
presented for approval with the site plan review process.
2. Storage of materials outdoors is prohibited unless it has been approved under site plan
review.
g. Signage
1. Signage shall comply with the sign ordinance for residential districts.
2. All signs shall require a sign permit.
59
3
h. Lighting
1. All light fixtures shall be shielded. Light levels shall be no more than ½ candle at the
property line. Light fixtures shall not be more than 20 feet in height. This does not
apply to street lights.
i. Alternative Access
1. Separate pedestrian access shall be provided from the site to the public sidewalk and
trail system.
Section 3. The zoning map of the City of Chanhassen shall not be republished to show the
aforesaid zoning, but the Clerk shall appropriately mark the zoning map on file in the Clerk's Office
for the purpose of indicating the rezoning hereinabove provided for in this ordinance, and all of the
notations, references, and other information shown thereon are hereby incorporated by reference
and made a part of this ordinance.
Section 4. This ordinance shall be effective immediately upon its passage and publication.
PASSED AND ADOPTED this ___ day of _____, 20__, by the City Council of the City
of Chanhassen, Minnesota
Todd Gerhardt, City Manager Thomas A. Furlong, Mayor
(Published in the Chanhassen Villager on ______________________________)
60
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
)ss
COUNTYOFCARVER )
I, Kim T. Meuwissen, being first duly swom, on oath deposes that she is and was on
Jtre 9,2022, the duly qualified and acting City Clerk of the City of Chanhassen, Minnesota;
that on said date she caused to be mailed a copy of the attached notice ofConsider a request to
review a concept residential PUD for mixed density housing on property located at 621
Santa Vera, Planning Case N o.2022-09. Zoned Planned Unit Development (PUD).
Applicant: Hansen Hometech / Property Owner: Douglas Hansen to the persons named on
attached Exhibit "A", by enclosing a copy of said 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 thereon; that the names and addresses of such owners were those appearing as such
by the records of the County Treasurer, Carver County, Minnesota, and by oth$ appropriate
records.
T City Clerk
Subscribed and swom to before me
ttriff-dayo 2022.
JEAN M SIECKLII{G
i5i.ry tutlotUtrnccca
fry o{r -at E{a-b !t,2@aNotary Pub c
61
Subject
Parcel
DtsclaiarEa
ThE map is neither a legally recoded map nor a su ey and is not iniended to be used
as one. This map is a comFiilatjon of records, info.mation and data located in vadous cjty,
county, state and fedeGl ofices and other sounes regarding the area shown, and is to
b€ used for reference purposes only. The City does not uatrant that the Geographic
lnfomaton system (G,s) Data used to prepare this map ale eror free, and th€ cily does
not represent that the GIS Data can be used for navigatonal, trac*ing or any oiher
purpoGe requiring exacting measuement of distance or direction or pfecisioo an the
deFic-ton of ge€raphic ieatures. The preceding disdaimer i3 provaded pulsuant to
Minnesota StaMes S465.03. Subd. 21 (2000), and $e user of this map acknorvledges
that $e crty shall not be liable tor any damages, and e)Q.esst waives all dajms, and
agrees to deE.E, incbmnify, and hold hatmless the CiV ftom any and all claims brcught
by User, iE employees or agefits, o. thid pades wtlich adse out of the use/s ac.ess or
use oI data provided.
(TAX_NAME,t
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as one. This map is a compilatjon of rccods, information and data located in various city.
county, state and federaloffices and other sources regardlng the alea shown, and is to
be used for reference puQoses only. The City does nol wanant that the Geographic
Information System (GlS) Data used to prepare this map ale enor free, and the City does
not represent that the GIS Datia can be used for navigational, tracking or any olher
purpose requiring exacting measurement of c,istance or direction or precision jn the
depiction of geographic ieatures. The p.eceding disdajmer is provided puGuant to
Minnesota Statutes 5466.03, Subd. 21 (2000), and the user of this map acknowledges
that the City shall not be liable for any damages, and expressly waives all daims, and
agrees to defend, indemniry, and hold hamless the city f.om any and all claims bought
by user. its employees or agents, or third parties which aise out ol the useis access or
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66
From:Steckling, Jean
To:Steckling, Jean
Subject:Proposal for Santa Vera
Date:Tuesday, June 21, 2022 12:09:30 PM
From: Amy Anderson <anderamyk@gmail.com>
Sent: Monday, June 20, 2022 10:27 PM
To: Generous, Bob <bgenerous@ci.chanhassen.mn.us>
Subject: Proposal for Santa Vera
Good evening,
This is in regards to the concept plan on Santa Vera.
My first reservation is safety. Santa Vera is used frequently as a route for vehicles to bypass
the traffic lights and stop signs downtown to shortcut over to Kerber from Laredo. This stretch
doesn’t have sidewalks and the stop sign is often used as a “rolling” stop. To address this it
seems a sidewalk for all of Santa Vera and the stretch of Saratoga between Santa Vera and
Laredo would be a minimum safety step. Keep in mind this area is in the walk-zone for the
elementary school and is next to a busy park— it is frequently used by walkers and bikers.
Additionally, during games Santa Vera is often full of parked cars (even in no-parking zones).
To add essentially an entire neighborhood‘s worth of traffic in this mix seems a recipe for
accidents and/or injuries.
My second concern is the size and scope of this plan. The surrounding neighborhoods are full
of single family homes and a handful of twin homes with fairly spacious lots. To cram in such
a large scale development with two large apartment buildings, townhomes, and single family
homes would entirely change the character of these neighborhoods.
I am concerned about the hardcover percentage even with the use of permeable pavers given
the scale of the proposed development. Permeable paving is a start but it isn’t 100%
permeable.
I fear that the size of this plan is supersized for the lot. I believe it should be scaled down
significantly before proceeding again.
Thank you for your time.
Amy
67
Planning Commission Item
June 21, 2022
Item Approve Planning Commission Meeting Minutes dated May 17, 2022
File No.Item No: C.1
Agenda Section APPROVAL OF MINUTES
Prepared By Jean Steckling, Sr. Admin Support Specialist
Applicant
Present Zoning
Land Use
Acerage
Density
Applicable
Regulations
SUGGESTED ACTION
"The Chanhassen Planning Commission approves the minutes from its May 17, 2022 meeting."
SUMMARY
BACKGROUND
DISCUSSION
RECOMMENDATION
68
ATTACHMENTS
Planning Commission Meeting Minutes dated May 17, 2022
69
CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
MINUTES
MAY 17, 2022
CALL TO ORDER:
Chairman von Oven called the meeting to order at 7:00 p.m.
MEMBERS PRESENT: Eric Noyes, Mark von Oven, Kelsey Alto, Perry Schwartz, Ryan Soller,
and Edward Goff.
MEMBERS ABSENT: Erik Johnson.
STAFF PRESENT: MacKenzie Young-Walters, Associate Planner.
PUBLIC PRESENT: None.
PUBLIC HEARING:
AMENDMENT TO CHANHASSEN CITY CODE TO INCLUDE CANTILEVERS IN THE
LIST OF PERMITTED ENCROACHMENTS AND REMOVE CONDITIONAL USE
PERMIT FOR OTHER CANOPIES
Associate Planner Young-Walters gave a brief presentation on the item. Staff would like to formally
add cantilevers to the list of encroachments in the City Code. Currently, they are under the “other
encroachments” section which allows them to go up to 2.5 feet into the required yard setback. Staff
also want to clarify that encroachments cannot stack as several creative builders over the years have
tried. He noted the removal of another sentence that says other canopies require a Conditional Use
Permit (CUP) which should be a variance process.
Chairman von Oven opened the public hearing. There were no public comments.
Chairman von Oven closed the public hearing.
Commissioner Alto moved, Commissioner Schwartz seconded that the Chanhassen Planning
Commission recommends that the City Council adopt the proposed amendment to Chapter 20
of the City Code concerning yard regulations. All voted in favor and the motion carried
unanimously with a vote of 6 to 0.
PUBLIC HEARING:
AMENDMENT TO CHANHASSEN CITY CODE TO CLARIFY THE DIVISION
CONCERNING FENCES
Mr. Young-Walters gave a brief presentation on the item noting the addition of decorative fencing as
it is also regulated. He explained the City cannot be stricter than the State Building Code when
requiring building permits. The City Code states that fences 6 feet or higher need a building permit
which is incorrect as the State standard is 7 feet; Staff would like to bring the City into compliance.
He noted there have also been some issues with subdivision landscape buffers leading to some very
frustrated residents. The intent of the ordinance is that roads have vegetation along them rather than
a wall of fences and staff proposes amending the Code to say the fencing just needs to be on the
70
Planning Commission Minutes – May 17, 2022
2
inside of the vegetation rather than entirely outside of the buffer area so that homeowners will retain
more usable yard. Mr. Young-Walters also spoke about fences in the Shoreland setback and to Staff
on how fencing is defined as a structure which would not be in line with the intent of the Shoreland
Ordinance.
Commissioner Schwartz asked if this would affect invisible fences.
Mr. Young-Walters replied it would not.
Commissioner von Oven asked about shoreline fences and if they are now considered structures.
Mr. Young-Walters clarified fences have always been considered structures and that is the reason
Staff would like to clean up the Code as there is a conflict. City Code defines fences as structures
and says fences on the lakeside of riparian properties cannot be over 3.5 feet high. He noted two
ways to read that Code: first anything on the lakeside of a house cannot be over 3.5 feet and cannot
go in the structure setback; the problem with this is swimming pools are required to have 5 foot
fences. He stated situations where someone has a pool and cannot put a fence around it or cannot
legally put a pool where the Code says they must. Staff has reconciled that by adopting the policy
that the shoreland height restriction only applies to fences within the shoreland setback. Staff
discussed proposals regarding fences and the position they took in the end, as there are aesthetic
reasons for not wanting fences by the lakes, as well as environmental implications. The Code as
currently written, in theory, goes all the way to the ordinary high water level. He clarified that Staff
went with the stricter interpretation that would still allow pools in a yard.
Chairman von Oven opened the public hearing. There were no public comments.
Chairman von Oven closed the public hearing.
Commissioner Noyes moved, Commissioner Schwartz seconded that the Chanhassen Planning
Commission recommends that the City Council adopt the proposed amendment to Chapter 20
of the City Code concerning fences. All voted in favor and the motion carried unanimously
with a vote of 6 to 0.
PUBLIC HEARING:
AMENDMENT TO CHANHASSEN CITY CODE CONCERNING THE NUMBER OF
STORIES FOR ACCESSORY STRUCTURES IN THE SINGLE-FAMILY RESIDENTIAL
(RSF) DISTRICT
Mr. Young-Walters noted the City used to allow both primary and accessory structures in the RSF
district to be 40 feet height; the City changed that to 35 feet for single-family home primary
structures and 20 feet for accessory structures. He stated every other accessory structure within the
city has a story limit associated with the height limit but the RSF does not. He showed examples of a
two-story versus a one-story structure, noting the intent was to allow a garage door for RV’s with a
bonus room above, rather than a two-story structure. The City would be looking at stopping office
space, party space, and potential apartment space from going in, as well as, the visual bulk and
profile. He noted current structures will be grandfathered in.
71
Planning Commission Minutes – May 17, 2022
3
Chairman von Oven opened the public hearing. There were no public comments.
Chairman von Oven closed the public hearing.
Commissioner Noyes moved, Commissioner Alto seconded that the Chanhassen Planning
Commission recommends that the City Council adopt the proposed amendment to Chapter 20
of the City Code concerning accessory structure height in the RSF District. All voted in favor
and the motion carried unanimously with a vote of 6 to 0.
PUBLIC HEARING
AMENDMENT TO CHANHASSEN CITY CODE TO REMOVE THE PROHIBITION ON
PAINTING CONCRETE, BRICK AND BLOCK
Mr. Young-Walters noted this would amend the design standards for commercial, industrial, and
office institutional buildings. Current Code does not allow painting of brick, block, rock or concrete
unless it is used as an accent. He gave history on the Code noting 20 years ago the City had
problems with owners not repairing chipped, flaking paint so the City looked at design standards and
this provision was added. The goal is to allow flexibility and recognize improvements in paint
technology. Staff recommends removing those prohibitions from the City’s design standards.
The Commissioners discussed paint technology and quality of paint, as well as, clarifyed that paint is
considered an architectural material which is in Section 20-1065.
Mr. Young-Walters noted Staff would hang their hat on the language “weathering characteristics and
ease of maintenance” and consider paint an architectural material. If the Planning Commission
considers it of architectural importance, then Staff says it is, as well.
Chairman von Oven opened the public hearing. There were no public comments.
Chairman von Oven closed the public hearing.
Commissioner Soller moved, Commissioner Alto seconded that the Chanhassen Planning
Commission recommends that the City Council adopt the proposed amendment to Chapter 20
of the City Code concerning design standards for commercial, industrial, and office
institutional developments. All voted in favor and the motion carried unanimously with a vote
of 6 to 0.
PUBLIC HEARING:
AMENDMENT TO CHANHASSEN CITY CODE CONCERNING RESTAURANTS IN THE
NEIGHBORHOOD BUSINESS (BN) DISTRICT
Mr. Young-Walters gave a presentation on the item, stating there is one neighborhood business
district in the city. There are another five Planned Unit Developments (PUD) that have this as the
underlying zoning; however in all of these the City has only listed restaurants as permitted uses. He
pointed out the affected area, noting a daycare, the Legion, Bongards Creamery Headquarters, and
the old Marathon gas station site. Mr. Young-Walters clarified none of the PUD that allow
restaurants have generated a single complaint due to having a restaurant. He noted the Conditional
72
Planning Commission Minutes – May 17, 2022
4
Use Permit (CUP) requirement is just bureaucratic red tape for any restaurant looking to go in and is
an extra $500 fee as well as an appearance before the Planning Commission and City Council. Staff
recommends removing this and allowing restaurants to be permitted uses within this area as they do
not believe any restaurant would have any greater impact than the current businesses.
Commissioner Alto asked if a restaurant is separate from a bar.
Mr. Young-Walters replied the City of Chanhassen does not allow bars and does not give
intoxicating liquor licenses to exclusive liquor stores, which would be a bar. Therefore, they must
have food service from the City zoning standpoint.
Commissioner Alto asked about the brewery.
Mr. Young-Walters noted the brewery does not have food service and is operating under a taproom
license so they cannot serve intoxicating liquor. He noted a plain and simple bar could not go into
any District within the city.
Commissioner Soller would love to see that corner within the District be revitalized.
Mr. Young-Walters agreed and said Staff would also love to see that area redeveloped.
The Commissioners discussed the area impacted, differences between zoning districts, and options
for businesses in the area.
Chairman von Oven opened the public hearing. There were no public comments.
Chairman von Oven closed the public hearing.
Commissioner von Oven moved, Commissioner Noyes seconded that the Chanhassen Planning
Commission recommends that the City Council adopt the proposed amendment to Chapter 20
of the City Code concerning restaurants in the BN District. All voted in favor and the motion
carried unanimously with a vote of 6 to 0.
PUBLIC HEARING:
AMENDMENT TO CHANHASSEN CITY CODE CONCERNING RESIDENTIAL
DEVELOPMENT LANDSCAPE SCREENING
Mr. Young-Walters gave history, noting in 2004, the City made a change to the Zoning Code adding
the Residential Low- and Medium-Density (RLM) District and removed the old Agricultural
Preserve (A1) District. When the change was made, every reference to A1 was not removed and
RLM was not added to every section that it should have been within the Code. One in particular that
was missed was landscaping standards. As Mr. Young-Walters was looking, the R4 district seemed
out of place, which is a District that allows both detached single-family homes and twin homes and
falls within the category of a Low-Density District. City Code exempts single-family housing from
most of the landscaping provisions (except density-related ones), and in reading through the
provisions it says things like “x percentage of the total development value must be spent on
plantings, there must be foundation plantings, etc.” These are intended for things like apartment
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5
complexes, industrial building, and large townhome projects. The City does not look at a single-
family home and say they do not have $15,000 in hostas surrounding the house therefore are in
violation of landscape standards. Staff felt it appropriate to make it explicit that a duplex or twin
home would have the same exemptions as a standalone single-family home and not subject to those
planting standards. He showed a table that breaks out how landscape standards between different
zoning districts are treated. He explained the different densities of vegetation and landscape
requirements, noting higher density locations require higher density vegetation. Mr. Young-Walters
clarified what they are doing with this is saying those minimum planting and landscaping valuation
standards do not apply to single-family housing.
Commissioner Schwartz asked how the buffer yard examples factor in.
Mr. Young-Walters replied if one goes by a wider buffer the City multiplies the plat by .4 and
because the developer has granted more space between one development and another, they do not
need as much density of plantings.
Commissioner Schwartz asked if the City dictates the types of plantings.
Mr. Young-Walter replied yes and no. They have a list of approved plants and the standards that
require no more than 30% of the same family, 20% of the same genus, and 10% of the same species.
Commissioner Goff asked Mr. Young-Walters to speak to the three alternatives and differences
between them on Page 41.
Mr. Young-Walters noted the first would have created a break between attached and detached
housing types where duplexes would not be treated like detached single-family homes and instead
would be treated like an apartment building. Staff is proposing Option 2, which concerns multi-
family versus single-family. Attached units of three dwelling units or more will begin to be
considered a townhouse or row house and would get the higher screening requirements. Regarding
the Option 3, Mr. Young-Walters does not think it should be in here at all. This option would not
have looked at housing types at all and instead makes all landscaping entirely dependent upon land-
use guidance. He noted this is somewhat present anyways, because of the fact that none of these are
exempt from the four-unit break or threshold. Option 3 is basically keeping the current system with
no tweaking except cleaning up the Districts that do not exist.
Chairman von Oven opened the public hearing. There were no public comments.
Chairman von Oven closed the public hearing.
Commissioner Goff moved, Commissioner Alto seconded that the Chanhassen Planning
Commission recommends that the City Council adopt the proposed amendment to Chapter 20
of the City Code concerning residential development landscape screening. All voted in favor
and the motion carried unanimously with a vote of 6 to 0.
PUBLIC HEARING:
AMENDMENT TO CHANHASSEN CITY CODE TO ADD A 30-DAY TIME LIMIT FOR
COURT APPEALS OF ZONING DECISIONS
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Planning Commission Minutes – May 17, 2022
6
Mr. Young-Walters stated the City Attorney has recommended the City amend City Code regarding
this item. A district court case came down and another City had a premise saying if one disagrees
with a City Council decision on a variance they have 30 days to appeal at the district court or it is
final. He shared that someone tried to appeal a decision after that 30 days and the court said no and
dismissed the appeal. The reason Staff would recommend this amendment is to provide a clear
process, provide certainty for the developer or homeowner who requested the variance. This is
helpful for all parties and clarifies the Statute of Limitations. The City Attorney recommended this
for all of Chapter 20, not just for variances, as she believes the decision would hold for all zoning
decisions. Therefore Staff is adding it to cover any decision by the City Council under Chapter 20.
Chairman von Oven opened the public hearing. There were no public comments.
Chairman von Oven closed the public hearing.
Commissioner Alto moved, Commissioner Noyes seconded that the Chanhassen Planning
Commission recommends that the City Council adopt the proposed amendment to Chapter 20
of the City Code concerning district court appeal deadlines. All voted in favor and the motion
carried unanimously with a vote of 6 to 0.
APPROVAL OF MINUTES:
Commissioner Goff noted the summary minutes of the Planning Commission meeting dated April
19, 2022 as presented.
CITY COUNCIL ACTION UPDATE:
Mr. Young-Walters updated the Commissioners noting the City Council approved an amendment to
the Dakota Retail Site Plan Agreement at a work session. Staff was directed to investigate the
possibility of short-term rental licensing; the Erhart Farms subdivision was approved, as was the 855
Pleasant View Road subdivision. The City Council approved the Code amendment relating to
outdoor storage of water craft but the April 1 to October 1 timeframe was approved.
Mr. Young-Walters reminded the Commissioners that the next Planning Commission meeting has
been cancelled.
ADJOURNMENT:
Commissioner Schwartz moved to adjourn the meeting. All voted in favor and the motion
carried unanimously with a vote of 6 to 0. The Planning Commission meeting was adjourned
at 8:19 p.m.
Submitted by MacKenzie Young-Walters
Associate Planner
Prepared by Jean Steckling
Senior Admin. Support Specialist
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Planning Commission Item
June 21, 2022
Item City Council Action Update
File No.Item No: D.1
Agenda Section ADMINISTRATIVE PRESENTATIONS
Prepared By Jean Steckling, Sr. Admin Support Specialist
Applicant
Present Zoning
Land Use
Acerage
Density
Applicable
Regulations
SUGGESTED ACTION
SUMMARY
BACKGROUND
DISCUSSION
RECOMMENDATION
ATTACHMENTS
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City Council Action Update
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City Council Action Update
MONDAY, MAY 23, 2022
No discussion items.
MONDAY, JUNE 13, 2022
Ordinance XXX: Amendments to City Code Chapter 13, Nuisances, and Chapter 20, Zoning -Approved
Approve the Final Plat, Development Contract and Plans and Specifications for Erhart Farm and
Remove Property from the Rural Service District -Approved
Resolution 2022-XX: Adopt Resolution Vacating a Portion of Public Drainage & Utility Easements
within the Pat Cunningham Plat; Final Plat Approval, Development Contract Approval, and Approval of
the Plans and Specifications -Approved
Minutes for these meetings can be viewed and downloaded from the City’s website at
www.ci.chanhassen.mn.us, and click on “Agendas and Minutes” from the left-side links.
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