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.
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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.
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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