CC Staff ReportPage 1 of 8
Application: 2970 Water Tower Pl Site Plan Approval – Life Time Pickleball Facility (2023-
13)
Planning Commission Review Date: June 20, 2023
City Council Review Date: July 10, 2023
SUMMARY OF REQUEST:
The applicant is requesting site plan approval for the
construction of a 25,410sf building for the use of indoor
pickleball courts and associated amenities, as well as
the construction of outdoor pickleball courts.
LOCATION: 2970 Water Tower Pl (Subject
Property)
OWNER: LTF Real Estate Company Inc
2902 Corporate PL
Chanhassen MN 55317
CURRENT ZONING: “PUD” – Planned Unit
Development. The Office
Industrial Park District
regulations apply except as
modified by the PUD.
2040 LAND USE PLAN: Office Industrial (O/I)
ACREAGE: 2.68 acres
DENSITY: 0.22 FAR
PROPOSED MOTION:
The Chanhassen Planning Commission recommends approval of the Site Plan request for the
construction of an indoor and outdoor pickleball facility subject to the conditions of approval
and the attached Findings of Facts and Decision.”
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LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city’s discretion in
approving or denying a Site Plan is limited to whether or not the proposed project complies with
Zoning Ordinance requirements. If it meets these standards, the city must then approve the site
plan. This is a quasi-judicial decision.
Notice of this public hearing has been mailed to all property owners within 500 feet.
APPLICABLE REGULATIONS
Chapter 20, Article II, Division 6, Site Plan Review
Chapter 20, Article XXIII, Division 7, Design Standards for Commercial, Industrial and Office-
Institutional Developments
Chapter 20, Article XXVI, Signs
ZONING OVERVIEW
Zoning Designation
The property is zoned Planned Unit Development (PUD). The PUD ordinance was
originally adopted July 28, 1998 and has been amended eight times, most recently on
May 10, 2010. Aspects of development not established by the PUD ordinance are
regulated by the Office Industrial Park District regulations within city code.
The proposed pickleball facility is a permitted use by the PUD. The PUD ordinance
includes a development standards tabulation box which indicates Lot 1 Block 1 of the
development (Subject Property) was anticipated to be developed as a commercial use.
Information pertaining to the PUD standards can be found here: Arboretum Business
Park PUD.
Environmental Protection Districts
Bluff Creek Corridor - This is not encumbered by the Bluff Creek Overlay District.
Bluff Protection - The proposed project is located outside of the required bluff setback.
Floodplain Overlay - The proposed project is located outside of the floodplain.
Shoreland Management - The property is outside of the Shoreland Protection District.
Wetland Protection - There are no wetlands on the site.
SITE PLAN REVIEW
The developer is requesting site plan approval for a 25,410 square-foot building that would be
used as an indoor pickleball facility. There would also be an outdoor pickleball court area on the
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west side of the proposed building. The outdoor courts would be fenced and only accessible
through the building to control access.
The Arboretum Business Park PUD ordinance outlines specific setbacks for development that
occur within the geographic boundary of the PUD. A summary of the applicable setbacks and
design standards is provided below:
Design Standards/Metrics
Setback Requirements from Highway 41 Required (ft) Proposed (ft)
Minimum Parking Setback 50 N/A
Maximum Parking Setback 150 N/A
Minimum Building Setback 70 140.6
Maximum Building Setback 150 149.9
Building Height
Maximum Building Height 40 33’6”
Lot Coverage
Maximum Lot Coverage 70% 39.9%
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Parking
Recreational facilities require 20 spaces plus one space for each 500 square feet of floor area in
the principal structure or two spaces per court. The Applicant has proposed 8 indoor courts and
6 outdoor courts for a total of 14 courts and an additional 28 parking spots added to the base
requirement of 20 spaces for a grand total of 48 required parking spaces. There are 35 parking
spaces (3 handicapped) located along the shared property line between the pickleball facility and
the corporate office building and the additional 13 spaces required are available in the parking lot
to the north side of the existing office building.
The proposed site plan would utilize parking spaces on the adjacent parcel which is also owned
by Life Time Fitness. A recreational use that will have peak usage on nights and weekends and
an office building which would experience a majority of its parking demands during the day and
on the weekdays are a good match in terms of a shared parking arrangement. Additional parking
for pickleball participants would be available to the north in the main Life Time Fitness parking
lot.
Additionally, the Applicant has indicated that the office parking demand during the day is much
reduced following a shift in corporate workforce flexibility and remote working. As a result, a
shared parking arrangement between the two facilities is reasonable.
Required Architectural Standards
The PUD standards require that the development demonstrate a higher quality of architectural
standards and site design than what would be required by the base Industrial Office Park (IOP)
district.
Design Standards
1. All mechanical equipment shall be screened with material compatible to the building.
2. All materials shall be of high quality and durable. Masonry material shall be used. Color
shall be introduced through colored block or panels and not painted cinder block.
3. Brick may be used and must be approved to assure uniformity.
4. Block shall have a weathered face or be polished, fluted, or broken face.
5. Concrete may be poured in place, tilt-up or pre-cast, and shall be finished in stone,
textured, coated, or painted.
6. Metal siding will not be approved except as support material to one of the above
materials or curtain wall on office components or as trim or as HVAC screen.
7. All accessory structures shall be designed to be compatible with the primary structure.
8. 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.
9. The use of large unadorned, pre-stressed concrete panels and concrete block shall be
prohibited. 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 buildings shall have varied and
interesting detailing. The use of large unadorned, concrete panels and concrete block, or a
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solid wall unrelieved by architectural detailing, such as change in materials, 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 public ways shall
be prohibited. 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.
10. Space for recycling shall be provided in the interior of all principal structures or within an
enclosure for each lot developed in the Business Center.
11. Each building shall contain one or more pitched roof elements depending on scale and
type of building, or other architectural treatments such as towers, arches, vaults, entryway
projections, canopies and detailing to add additional interest and articulation to structures.
12. There shall be no underdeveloped sides of buildings visible from public right-of-ways.
All elevations visible from the street shall receive nearly equal treatment and visual
qualities.
Proposed Architectural Features
South Elevation (Facing Water Tower Pl) North Elevation (Facing Life Time Corp
Building 1)
West Elevation (Facing Hwy 41)
East Elevation (Facing Lifetime Corp Building 3)
Size portion and Placement
The proposed structure would be constructed on the eastern edge of the property to utilize an
existing parking lot as well as provide adequate access for emergency vehicles. The outdoor
pickleball courts would be constructed on the western half of the subject property and between
the proposed building and Highway 41.
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Material and Color
The primary building material is textured beige-colored concrete panels, which is located on all
sides of the building. Additionally, dark brown panels of textured concrete and dark brown brick
are proposed to comprise a majority of the structure. Two panels of faux green walls as well as a
bronze metal canopy are proposed by both building entrances for additional architectural interest.
The roofline is proposed to have varying parapets to break up the roofline.
Architectural Interest
The Applicant is proposing a pre-cast tilt up panel building. The building walls would include
three colors to provide variation as well as panels of faux green living wall and windows around
the entrances to provide further articulation of the wall faces. The proposed structure would have
parapet walls over each of the entrances, the north and south ends, as well as evenly spaced
along the west and east elevations between the center entrances. The proposed parapets would
also aid in screening of rooftop mechanical equipment.
Roof Design
The flat roof is articulated by the use of varying parapet heights of 30’0”, 32’8”, and 33’6.
Rooftop mechanical equipment shall be screened.
Façade Transparency
The proposed use of the facility as a pickleball facility does not readily allow for 50% of the first
floor that is viewable to the public which is typically required by city code. The 50%
requirement is able to be reduced in situations where interior activities are not conducive to
exterior windows, and due to the effect the sunlight would have on the playing experience inside
the facility, the Applicant has proposed alternative architectural features to offset the reduction in
windows/glazing. Additional architectural features include 3 different parapet heights, three
color tones on the wall faces and brick on all four sides of the structure.
Site Furnishing
The developer is providing a patio area with bathrooms, changing rooms, and a seating area
within the outdoor pickleball court area.
Loading and Refuse Areas
The pickleball facility will utilize an existing trash enclosure on the adjacent Life Time Fitness
corporate site in the northeast corner of that property.
Lighting
Submitted plans show that the Applicant is proposing lighting on the building as well as over the
outdoor pickleball courts. The monopole style lights for the outdoor courts would be 22 feet in
height and be lit with LED bulbs. City code limits pole height to 30 feet.
The wallpack lighting must be shielded with a total cutoff angle equal to or less than 90 degrees.
The lighting shown does not provide the required cut off angle and needs to be revised.
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Signage
Submitted plans show both wall signage as well as a ground monument sign.
Wall Signage – one wall business sign is permitted on the street frontage for each business
occupant within a building. Buildings whose entrances do not front on a public street are
permitted a wall sign on the entrance facade. Submitted plans show “Lifetime Pickleball”
signage on the east and west facades. The west façade faces a public roadway, and the east
façade is the primary entrance to the facility. As a result, their location adheres to city code. The
wall signage on the east and west sides of the building are limited to 275 square feet, where
approximately 260.5 square feet is proposed. The wall signage on the south side is limited to 207
square feet, where approximately 173.25 square feet is proposed.
Ground signage - ground signs may be no closer than 10 feet to any property line and be no
larger than 24 square feet of sign display area. The Applicant is showing an eight foot wide by
five foot tall monument with roughly the top ½ of that surface serving as a display area.
Applicant to modify ground sign or show additional dimensioning to establish that the sign
adheres to city code.
Wayfinding signage is proposed on the north side of the development site. Applicant shall
submit to staff drawings of that proposed signage for staff review for conformance with city
code.
Required Planning Department Comments/Corrections to Plan Set:
1. Update wall lighting sconces to include 90-degree cutoff fixtures.
2. Proposed signage will require separate sign permits.
3. Verify monument wayfinding sign does not have more than 24 square feet in signage
area.
Fire Department Notes:
1. Building will require fire suppression system and fire panel to monitor the system.
2. Additional hydrants may be required after final review of utility plans
3. If building stays under 30 feet, no additional fire apparatus entrance required.
4. Fire apparatus turnaround required, looks to be provided by N/E portion of parking lot
but cannot confirm spacing until more detailed plans provided.
Building Department Notes:
1. A building permit 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
4. The 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.
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6. 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, measured from the bottom of the
footing to the top of the wall, must be designed by a professional engineer and a building
permit must be obtained prior to construction. Retaining walls (if present) under four feet
in height require a zoning permit.
8. If any soil corrections are done on the property a final grading plan and soil report must
be submitted to the Inspections Division before permits will be issued.
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Memorandum
To: Eric Maass, Planning Director
From: Erik Henricksen, Project Engineer
Joe Seidl, Water Resources Engineer
CC: Charles Howley, Public Works Director/City Engineer
George Bender, Assistant City Engineer
Charlie Burke, Public Works Operations Manager
Date: 6/12/2023
Re: 2970 Water Tower Place (Life Time Pickleball) Site Plan Review - City Planning
Case No. 2023-13
ACCESS
Vehicular access to the proposed development is had via Water Tower Place, a public street.
Water Tower Place is serviced by Century Boulevard, a city collector street to the west. An
initial traffic review memorandum produced by Katie Schmidt, PE with SSTS and dated May 19,
2023, was provided by the applicant. The memo outlines the trip generation estimates
associated with the proposed development and a review of the parking demand. The
development’s AM and PM peak hour trip generation are 40 and 54 trips, respectively. As the
development will not be expected to generate a significant traffic volume staff does not have
concerns regarding the surrounding street network capacity or level of service associated with
the proposed development.
EASEMENTS
The property proposed for development at 2970 Water Tower Place was platted in 2003 (Block
1 Lot 1 of Arboretum Business Park 5th Addition). At that time typical public drainage and utility
easements were provided with the platting of the subdivision. No additional public easements
are necessary for site plan approval.
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Private cross access easement and declarations for parking with the abutting property (2932
Water Tower Place) must be recorded to benefit the development prior to or concurrently with
the recording of the Site Plan Agreement.
GRADING & DRAINAGE
The existing lot where the Lifetime pickleball expansion is proposed is currently a parking lot
with small accessory buildings and concrete pads. This area sheet flows from west to east
towards the adjacent existing parking lot where stormwater runoff is picked up in storm sewer
catch basins and conveyed south to the storm sewer system within Water Tower Place.
In the proposed condition drainage from the pickleball courts will sheet flow to the west and
south into two proposed filtration basins. Locations for the roof drains are required to confirm
which way the runoff from the proposed building will drain. However, it is assumed that this
will be directed to the southern filtration basin. Because some of the proposed impervious area
cannot be routed to the new filtration basins due to the site layout and grading, additional
storm sewer is proposed within the existing parking lot that will direct stormwater runoff to the
proposed filtration basin. The outlet for the filtration basin is proposed to connect into the
existing storm sewer system within the Lifetime Fitness parking lot and continue to convey flow
into the Water Tower Place storm sewer as it does in existing conditions. All onsite storm sewer
and Best Management Practices (BMPs) will be privately owned and maintained.
STORM WATER MANAGEMENT
Article VII, Chapter 19 of City Code describes the required storm water 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 abstraction
of runoff and water quality treatment resulting in the removal of 90% total suspended solids
TSS) and 60% total phosphorous (TP). The proposed project is located within the Riley
Purgatory Bluff Creek (RPBCWD) and is therefore subject to the watershed’s rules and
regulations. A Stormwater Management Report dated May 15, 2023 was submitted by the
applicant to the City and provided to the watershed district concurrently as part of the final plat
review. Comments provided by the RPBCWD must be addressed and a permit from RPBCWD is
required prior to construction.
The site is within RPBCWD and is required to meet all applicable watershed rules which includes
volume abstraction of 1.1 inches of runoff from all new or fully reconstructed impervious areas.
The required volume abstraction is 4,963 cubic feet based on the disturbed impervious area of
54,137 square feet provided. Soil borings were submitted dated July 3, 2013, which included
five soil borings within the Lifetime Fitness Pickleball project location. The soil borings showed
clayey sand throughout the lot. A double ring infiltrometer test was performed August 1, 2019
at the north end of the site, not at the proposed location of the filtration basins. The double
ring infiltrometer testing showed infiltration rates ranging from 0.0-0.04 in/hr within the inner
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ring indicating poor infiltration. Based on the soil borings and double ring infiltrometer, the
applicant noted this is a restricted site and that the full volume abstraction could not be
provided onsite due to the unsuitable soils. The applicant proposes going through sequencing
and providing the maximum extent practicable for volume control, in line with the RPBCWD
rules and meeting water quality requirements onsite. Volume abstraction is proposed below
the draintile outlets in the filtration basins, at a depth of 2.4 inches across the basin bottom.
The provided volume abstraction volume is 1,623 cubic feet. This infiltration area is shown to
draw down within 48 hours assuming an infiltration rate of 0.02 inches per hour based on the
double ring infiltrometer testing.
P8 modeling was provided and reviewed to confirm the site is providing the required 90% TSS
and 60% TP removal requirements. The modeling shows the site is meeting the required
treatment removals, however there are several updates to the model needed in order to make
it consistent with the plans. These updates should be made, and the water quality
requirements should be confirmed to still be met once the modeling has been updated.
Electronic copies of the updated P8 model should be included in future submittals.
The Stormwater Management Report and supporting Hydrologic and Hydraulic HydroCAD
models were reviewed. The HydroCAD modeling shows the site is meeting rate control for the
2-, 10-, and 100-year storm events. There are some comments on the modeling that should be
addressed to be consistent with the plans. Once those comments are addressed it should be
confirmed rate control requirements are still met. The applicant shall provide final versions of
all modeling (HydroCAD and P8) and SWMP report to address remaining comments and confirm
rate, volume and water quality requirements are still being met as part of the final site plan
approval.
As outlined in the City’s Surface Water Management Plan adopted in December 2018, the City
requires at least 3 feet of freeboard between a building elevation and adjacent ponding
features. The proposed building is not in compliance with the freeboard requirement with
respect to either of the two proposed filtration basins. The site design will need to be modified
in order to meet the City’s three foot freeboard requirement.
There are design concerns with the configuration of the proposed filtration basin. The design
has the inlet and outlet pipes located adjacent to each other which would cause short
circulating of the stormwater resulting in decreased performance. Additional infiltration tests
should be completed at the filtration basin location to determine the design and any necessary
soil remediation needed to increase abstraction. Pretreatment should be provided before
stormwater is introduced into the filtration basin to increase performance and minimize
maintenance. As such the applicant shall work with Staff to improve the proposed stormwater
design.
The proposed BMPs are to be privately owned and therefore will require an Operations and
Maintenance (O&M) Agreement and associated plan. The plan will need to identify the
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maintenance schedule, responsible party, and should include information on how the system
will be cleaned out. The proposed BMPs are located outside of drainage and utility easement.
EROSION CONTROL
The proposed development will impact 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 applicant has prepared and submitted a Surface Water
Pollution Prevention Plan (SWPPP) which was included in the submittal. The SWPPP is a
required submittal element for final site plan review along with the Erosion and Sediment
Control Plan (ESCP) in accordance with Section 19-145 of City Ordinance. No earth disturbing
activities may occur until an approved SWPPP is approved. The SWPPP and ESCP submitted
were generally consistent with City Ordinance, however some issues including the placement of
the construction entrance, topsoil specifications, and the use of erosion control blanket which
will need to be addressed. The SWPPP and ESCP shall be updated as the plans are finalized,
when the contractor and their sub-contractors are identified and as other conditions change.
All erosion control shall be installed and inspected prior to initiation of site grading activities.
UTILITIES
The site has access to sanitary sewer and water mains abutting the property to the south within
the existing public right-of-way (Water Tower Place). The applicant is proposing to connect off
an existing 6” gate valve for water service and 6” PVC sanitary sewer stub for sanitary service.
These utility service extensions will be privately owned and maintained. Final construction
plans, including the utility connections, will be subject to review and approval by staff prior to
recording of the Site Plan Agreement.
ENGINEERING RECOMMENDATIONS:
1. The developer shall enter into a site plan agreement with the City and provide necessary
financial security to guarantee compliance with the terms of site plan approval.
2. It is the developer’s responsibility to ensure that permits are received from all other
agencies with jurisdiction over the project (i.e. Carver County, RPBCWD, Board of Water
and Soil Resources, MnDOT, etc.) prior to the commencement of construction activities.
3. Private cross access easement and declarations for parking between Block 1 Lot 1 and
Lot 2 of the Arboretum Business Park 5th Addition must be recorded prior to or
concurrently with the recording of the Site Plan Agreement.
4. The developer and their Engineer shall work with City staff in amending the construction
plans, dated May 15, 2023 prepared by Kristina Elfering, PE with Elfering & Associates,
to fully satisfy construction plan comments and concerns. Final construction plans will
be subject to review and approval by staff prior to recording of the site plan agreement.
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WATER RESOURCES RECOMMENDATIONS:
1. The City requires at least 3 feet of freeboard between a building elevation and adjacent
ponding features. The proposed building is not in compliance with the freeboard
requirement with respect to either of the two proposed filtration basins. The site design
will need to be modified in order to meet the City’s three foot freeboard requirement.
2. The applicant shall provide a copy of conditional approval from the RPBCWD as part of
any future plan submittals.
3. Final SWPPP and ESCP plans will be subject to review and approval by staff prior to
recording of the site plan agreement.
4. The applicant shall update the models (HydroCAD, MIDS and P8) per City and any
watershed district comments and submit updated computations and models in their
native forms with the final site plan submittal and final construction plans.
5. The applicant shall work with staff to optimize the stormwater design.
6. The applicant shall enter into an Operations and Maintenance Agreement for any
proposed privately owned stormwater facilities which shall be recorded concurrently
with the final site plan agreement.
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1 | P a g e Life T ime Pickleball Development , Chanhassen, MN
May 19th, 2023
To: Kristie Elfering; Elfering & Associates
From: Katie Schmidt, PE
Re: Initial Traffic Review Memorandum – Life Time Pickleball –Chanhassen, MN
SSTS, LLC has conducted a trip generation and
parking review for the proposed Life Time
Pickleball Development in Chanhassen, MN. The
location of the Pickleball Development is in the
area of the temporary parking lot in the
southwest quadrant of the Life Time Corporate
Campus, as illustrated by Figure 1. The proposed
Pickleball Development consists of 14 total courts
with 8 indoor courts and 6 outdoor courts. It is
noted the indoor court building will house the 8
courts and restrooms with no other uses. Parking
for the Pickleball Development is proposed to be
accommodated by cross parking in the existing
parking lot for Life Time Corporate Office Building
3 directly to the east.
This memorandum discusses the trip generation
potential for the proposed pickleball use and the
parking demand.
Trip Generation
The volume of vehicle trips generated by the proposed Pickleball Development has been estimated for
the weekday AM and PM peak hours of adjacent street traffic and on a daily basis using the data
methodology described in the Institute of Transportation Engineers’ Trip Generation Manual 1, 11th
Edition. The ITE data does not have a specific Pickleball land use. Rather, the Tennis Court land use was
used as very similar operations are expected with the same number of players per court. Table 1
summarizes the trip generation estimate for the Proposed Pickleball Development.
Table 1 - Trip Generation for Apartments
Trip generation rate for AM is based on a correlation of AM/PM of generator for land use 491 (Tennis Club).
As shown in Table 1, the Pickleball Development is estimated to generate the following:
1 Trip Generation Manual, Institute of Transportation Engineers (ITE), 11th Edition
Trips Generated:
Enter Exit Enter Exit
Tennis Courts 490 14 courts 20 20 27 27 379
20 20 27 27
54Totals40 379
PM Peak Weekday
ADT
Land Use Land Use
Code Size AM Peak*
Figure 1 - Project Location
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2 | P a g e Life T ime Pickleball Development , Chanhassen, MN
40 trips (20 entering and 20 exiting) during the morning traffic peak,
54 trips (27 entering and 27 exiting) during afternoon traffic peak hour, and
379 trips per day.
These estimates could be conservative as no reductions were taken for shared trips from the Life Time
Campus. It is likely that some of the pickleball players could walk over from the health club and/or
employees could play before/during/after their work day. Additionally, site generated trips during the
winter would be reduced as the outdoor courts will not be open.
Parking Considerations
Per Chanhassen City Code, 48 parking stalls for the proposed Pickleball Development would be required.
The code states that a Recreational Facility shall have 20 spaces plus two spaces per court. Similar to the
trip generation estimates this requirement does not consider shared trips from the Life Time Campus.
Cross parking directly to the east with the Life Time Corporate Office Building #3 (2932 Water Tower Pl)
existing park lot is proposed. With the inclusion of some additional handicap parking spaces for the
proposed development this existing parking lot will have 117 spaces. Due to hybrid work policies at Life
Time Corporate this parking lot is underutilized.
To provide a current snapshot of parking use in Life Time Corporate Office Building #3 lot, a parking
inventory was taken on Monday, May 15th at 2 PM. During this timeframe 21 vehicles were parked in the
lot and 96 spaces we empty. It is likely that there will be available capacity for cross parking for the
Pickleball Development. Additionally, parking could be available in the southwest portion of the health
club lot with the pickleball courts accessible by the stairs and sidewalk. The parking inventory indicated
only 6 cars parked in this corner with 81 open spaces. On the weekends it is likely that the Life Time
Corporate Office Building #3 parking lot will be empty as no employees will be working and more than
ample space will be available for Pickleball parking.
Conclusion
The proposed Pickleball Development is estimated to generate 40 AM peak hour trips, 54 PM peak hour
trips and 379 daily trips. This estimate could be high as it does not consider shared trips with Life Time
Health Club guests or use by Life Time Corporate employees. Additionally, there is existing parking
capacity for cross parking operations in the Life Time Corporate Office Building #3 parking lot.
Please contact Katie Schmidt at katie@s2traffic.com or 952-212-7625 with any questions.
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CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of Life Time Fitness for Site Plan Review.
On June 20 , 2023, the Chanhassen Planning Commission met at its regularly schedule
meeting to consider the application of Life Time Fitness for a site plan review of Life Time
Pickleball Facility for the property located at 2970 Water Tower Place. The Planning
Commission conducted a public hearing on the proposed site plan was 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 Planned Unit Development (PUD).
2. The property is guided by the Land Use Plan for Office Industrial Use.
3. The legal description of the property is: Lot 1 Block 1 Arboretum Business Park 5th Addition
5. Site Plan:
1) Is consistent with the elements and objectives of the city's development guides,
including the comprehensive plan, official road mapping, and other plans that
may be adopted;
2) Is consistent with Chapter 20, Article II, Division 6.
3) Preserves the site in its natural state to the extent practicable by minimizing tree
and soil removal and designing grade changes to be in keeping with the general
appearance of the neighboring developed or developing or developing areas;
4) Creates a harmonious relationship of building and open space with natural site
features and with existing and future buildings having a visual relationship to the
development;
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5) Creates a functional and harmonious design for structures and site features, with
special attention to the following:
a. An internal sense of order for the buildings and use on the site and
provision of a desirable environment for occupants, visitors and general
community;
b. The amount and location of open space and landscaping;
c. Materials, textures, colors and details of construction as an expression of
the design concept and the compatibility of the same with adjacent and
neighboring structures and uses; and
d. Vehicular and pedestrian circulation, including walkways, interior drives
and parking in terms of location and number of access points to the public
streets, width of interior drives and access points, general interior
circulation, separation of pedestrian and vehicular traffic and arrangement
and amount of parking.
6) Protects adjacent and neighboring properties through reasonable provision for
surface water drainage, sound and sight buffers, preservation of views, light and
air and those aspects of design not adequately covered by other regulations which
may have substantial effects on neighboring land uses.
8. The planning report dated June 13, 2023, prepared by Eric Maass is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the site plan
review subject to the conditions of the staff report.
ADOPTED by the Chanhassen Planning Commission this _____ day of _____________,
202_.
CHANHASSEN PLANNING COMMISSION
BY:___________________________________
Its Chairman
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CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
ss.
COLINTY OF CARVER )
I, Kim T. Meuwissen, being first duly sworn, on oath deposes that she is and was on
June 8, 2023,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 to consider a request for
a Site PIan Review to build an indoor Pickleball facility and outdoor courts for property
located *2970 Water Tower Place. Property Owner: Lifetime Fitness, Applicant: Gage
Thompson 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 other appropriate records.
Meuwissen,City
to before me
2023
Public
553
Subiect
Parcel
Disclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used
as one. This map is a compilation of records, information and data located in various city,
county, state and federal offices and other sources regarding the area shown, and is to
be used for reference purposes only. The City does not warrant that the Geographic
lnformation System (GlS) Data used to prepare this map are error free, and the City does
not represent that the GIS Data can be used for navigational, tracking or any other
purpose requiring exacting measurement of distance or direction or precision in the
depiction of geographic features. The preceding disclaimer is provided pursuant to
Minnesota Statutes 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 harmless the City from any and all claims brought
by User, its employees or agents, or third parties which arise out of the user's access or
use of data provided.
Disclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used
as one. This map is a compilation of records, information and data located in various city,
county, state and federal offices and other sources regarding the area shown, and is to
be used for reference purposes only. The City does not warrant that the Geographic
lnformation System (GlS) Data used to prepare this map are error free, and the City does
not represent that the GIS Data can be used for navigational, tracking or any other
purpose requiring exacting measurement of distance or direction or precision in the
depiction of geographic features. The preceding disclaimer is provided pursuant to
Minnesota Statutes 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 harmless the City from any and all claims brought
by User, its employees or agents, or third parties which arise out of the user's access or
use of data provided.
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554
Notice of Public Hearing
Chanh assen Plan Commission Meetin
Date & Time:, June 20, 2023, at 6: 00 p.m. This hearing may not start
until later in the orderoftheon
Tuesday
Location:HallCouncil 7700 Market Blvd.
Proposal:Consider a request for a Site Plan Review to build an
indoor Pickleball facility and outdoor courts.
Owner:Lifetime Fitness
Property
Location
What Happens at
the Meeting:
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood
about this project. During the meeting, the Chair will lead the
public hearing through the following steps:
l. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the planning Commission
discusses the project.
Questions &
Comments:
To view project documents before the meeting, please visit the
city's proposed development webpage at:
lf you
wish to talk to someone about this project, please contact Bob
Generous by email at emaass@chanhassenmn.sov or by phone
at952-227-l139. If you choose to submit written comments,
please send one copy to staff in advance of the meeting. Staff
will provide copies to the Planning Commission. The staff
report for this item will be available online at the city,s
Agendas & Minutes webpage the Thursday prior to the
Planning Commission meeting.
Sign up to receive email updates about this or other projects. Go to
City Review
Notice of Pu
Chanhassen Plann
blic Hearing
Commission
Date & Time:uneJ 6at00Tuesday20,This notstartp.m.hearing may
lateruntil the the oforder the
Location Hall Council 7700 Market Blvd.C
Proposal:Consider a request for a Site Plan Review to build an
indoor Pickleball facility and outdoor courts.
Applicant:
Owner:Lifetime Fitness
Property
Location
2970 Water Tower Place
reverse side of
What Happens at
the Meeting:
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood
about this project. During the meeting, the Chair will lead the
public hearing through the following steps:
Staff will give an overview of the proposed project.
The applicant will present plans on the project.
Comments are received from the public.
Public hearing is closed and the planning
Commission discusses the project.
l.
2.
3.
4.
Questions &
Comments:
To view project documents before the meeting, please visit
the city's proposed development webpage at:
lf you
wish to talk to someone about this project, please contact Bob
Generous by email at emaass@chanhassenmn.gov or by
phone at952-227-l139. If you choose to submit written
comments, please send one copy to staff in advance of the
meeting. Staff will provide copies to the planning
Commission. The staff report for this item will be available
online at the city's Agendas &
Thursday prior to the Planning
Minutes webpage the
Commission meeting.
sign up to receive email updates about this or other projects. Go to
h ttps : //www. c h a n h asse n m n. q ov/i-wa nt-to/s u bsc ri be
Review
Applicant:@ge Thompson
2970 Water Tower Place
A location map is on the reverse side ofthis notice.
2023,
in
555
Tax name
BALL RANCH CO LLC
BOERGER BUILDING LLC
CENTURY 2OOO PARTNERS ttP
H ELSEN E PARTNERS LLC
KCP RE LLC
Tax add 11
6495 CITY WEST PKWY
2860 WATERTOWER PL
6495 CITY WEST PKWY
5685 GRANT LORENZ RD
5310 SAN VICENTE BLVD # 250
Tax add 12
EDEN PRAIRIE, MN 55344-
CHANHASSEN, MN 55317-8004
EDEN PRAIRIE, MN 55344-
EXCELSTOR, MN 55331-8363
LOS ANGELES, CA 90048.
REGENTS OF UNIV OF MINNESOTA
US BANK NA
319 15TH AVE SE
PO BOX 460169
MINNEAPOLIS, MN 55455.0199
HOUSTON, TX 77056.
LTF REAL ESTATE MP II LLC 2902 CORPORATE PLACE CHANHASSEN, MN 55317.4560
556