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PC Minutes RSI MarineCHANHASSEN PLANNING COMMISSION REGULAR MEETING MINUTES AUGUST 16, 2022 CALL TO ORDER: Chairman von Oven called the meeting to order at 7:00 p.m. MEMBERS PRESENT: Eric Noyes, Mark von Oven, Erik Johnson, Perry Schwartz, Edward Goff, Kelsey Alto. MEMBERS ABSENT: Ryan Soller. STAFF PRESENT: Kate Aanenson, Community Development Director; MacKenzie Young- Walters, Associate Planner; Erik Henricksen, Project Engineer. PUBLIC PRESENT: Mark Nordland Level 7 development PUBLIC HEARINGS: 1. RSI MARINE, 10500 AND 10520 GREAT PLAINS BOULEVARD: CONSIDER A REQUEST FOR REZONING TO PLANNED UNIT DEVELOPMENT WITH SITE PLAN, VACATION, CONSOLIDATION OF LOTS, AND VARIANCES Associate Planner Young-Walters gave a presentation on the item, noting in March the Planning Commission saw a concept PUD for this development and the applicant is now back for formal rezoning and site plan approval. This will go before the City Council on September 12, 2022. The area is zoned fringe business district and the applicant is requesting to be rezoned to planned unit development (PUD), guided in the 2040 land use plan as mixed, and is proposed to be used as warehousing in the short-term and mixed-use commercial development in the long-term. Mr. Young-Walters spoke about zoning in the area and said staff believes rezoning to PUD will allow a reasonable use of the warehousing until sewer and potable water is available to the site. Staff also believes it will serve as a good transition between Highway 101 and 61and the planned high density residential to the east. The applicant is proposing two 22,600 square foot buildings and two 20,000 square foot boat storage buildings. They are providing a fire turn around and retaining walls along the north and east side. Mr. Young-Walters spoke about colors and architectural details noting they will get further material boards before bringing it to the City Council. The applicant asked for a variance to the vehicular area landscaping standards as typically the City Code would require five islands or peninsulas and 3,000 square feet of landscaping. However, due to the nature of the business involving pulling boat trailers into the buildings there is no way to make it work while allowing efficient vehicle movements within that area. Mr. Young-Walters noted a condition that when this is redeveloped and parking spaces are added, the area would need to meet the landscaping standards at that time. Staff is recommending approval of the variance. Planning Commission Minutes – August 16, 2022 2 Project Engineer Henricksen spoke about public utilities noting sanitary and potable water services are not yet available to the site and due to the nature of use, the applicant is only proposing to connect to the water system. They will need to extend the water main to the eastern property line through the right-of-way on site for fire suppression. The property will be specially assessed for the cost to connect to sanitary sewer once it is available. Mr. Henricksen spoke about access to the site noting the surrounding right-of-way is under Carver County jurisdiction and preliminary comments are concerns about the left turn movement into the site while headed eastbound because of a median at that location. There are no wetlands delineated on the site but one wetland is located south of the project and plans will need to show vegetation and wetland buffer markers. He spoke about a steep slope on the property which is not considered a bluff and noted the Watershed District regulates steep slopes within their borders and the applicant will need to confirm if regulations apply. Mr. Henricksen spoke about grading and stormwater. Mr. Young-Walters showed a compliance table noting the applicant meets or exceeds all requirements with the exception of parking standards. City Code gives staff flexibility on parking when the business model does not require the parking that Code requires. Given the operation, staff is comfortable with the five parking stalls. Commissioner Schwartz asked what happens when a bunch of people show up for their boats and park their cars. Mr. Young-Walters replied a customer never brings a boat to this site. Rather, RSI staff brings the boat to the site and winterizes it. Commissioner Schwartz noted most of the business parks in Chanhassen are pleasantly hidden from street view by landscaping and asked about having more tree barriers between the structures and the street. Mr. Young-Walters showed the landscape plans and noted the business parks are subject to the same buffer yard and landscape standards as this development. Staff has a condition that the applicant must add numerous overstory and understory trees and shrubs to align with those standards. Commissioner Noyes asked if the City is limiting themselves when the applicant wants to hook up sewer and water for businesses or offices. Mr. Young-Walters replied by giving the applicant the entitlement they have the right to continue this operation as long as they find it desirable. They will be required to hook up to the sewer and water and extend it so it will not become a choke to further developments. The applicant has indicated eventual interest in redeveloping. Chair von Oven asked about a fence. Mr. Young-Walters noted if the applicant chooses to add a future fence it will need to be located behind the landscape buffer, would be subject to the 8 foot height minimum, and would need a building permit. Planning Commission Minutes – August 16, 2022 3 Rob Schatzle, owner of RSI Marine, noted customers will not be allowed at the site and this site is basically just for storage. He is open to redevelopment in the future noting this is a short-term solution for watercraft storage for his business. Chairman von Oven opened the public hearing. Mike Spiess, 470 Flying Cloud Drive, noted any mixed-use concerns him and he asked if the Commissioners have thought about the traffic implications. He noted the roundabout gets backed up now and with the location of the driveway and mixed-use, it is already difficult to get out onto the road. In putting more houses and people down there, he asked about the implications of more traffic trying to get onto Flying Cloud or Highway 61 because it is a concern for Mr. Spiess even right now. Chairman von Oven closed the public hearing. Commissioner Schwartz asked about the future with mixed-use and who is responsible for the traffic surveys that may dictate modification to the road or an increase in lanes. Mr. Henricksen replied looking at the site as presented they must provide reasonable access to someone’s property. On this location the County installed the driveway access to the furthest southeast corner of the property. There was no viable way to introduce access off Trunk Highway 101. He noted this is a County road and it is their purview to comment and have requirements when there is development on their right-of-ways so they can request certain traffic studies. Mr. Young-Walters stated any change to the buildings that would modify them more than 10% would trigger a site plan review before the Planning Commission and at that point traffic studies would be conducted and the County would have another look to determine concerns on access. Commissioner Noyes moved, Commissioner Alto seconded that the Chanhassen Planning Commission recommends the City Council approve Planned Unit Development rezoning, site plan, vacation, consolidation of lots, and variance, subject to the conditions of approval, and adopt the Findings of Fact and Recommendation. All voted in favor and the motion carried unanimously with a vote of 6 to 0. 2. AVIENDA: CONSIDER A REQUEST TO AMEND PLANNED UNIT DEVELOPMENT-RC Community Development Director Kate Aanenson gave a report on the item noting this is the amended PUD and is a revision to a PUD approved in 2020. The developer is requesting changes after meeting with neighbors including 1. Adding 53 row homes between the townhomes and the apartments 2. Increasing the number of apartments from 250 to 417 3. Combine the 150-unit senior housing development to one 300-unit building at the southwest corner