PC MinutesCHANHASSEN PLANNING COMMISSION
REGULAR MEETING
MINUTES
JUNE 6, 2023
CALL TO ORDER:
Chairman Noyes called the meeting to order at 6:00 p.m.
MEMBERS PRESENT: Chair Eric Noyes, Erik Johnson, Vice-Chair Kelsey Alto, Perry
Schwartz, Ryan Soller, Edward Goff, Steve Jobe.
MEMBERS ABSENT: None.
STAFF PRESENT: Bob Generous, Senior Planner; Eric Maass, Planning Director, and
MacKenzie Young-Walters, Associate Planner
PUBLIC PRESENT:
Chris Albright Superior Contracting, 22356 Aberdeen Avenue, Jordan
Edgar Cepuritis Vice President of Development, Café Zupa, 460 West Universal
Circle, Sandy, Utah
PUBLIC HEARINGS:
1. CONSIDER A REQUEST FOR A FRONT YARD SETBACK AND OTHER
VARIANCES TO BUILD A TWO-STORY HOME ON PROPERTY LOCATED
AT 3632 HICKORY ROAD
MacKenzie Young-Walters stated additional properties in the neighborhood have requested
variances in the past due to abnormal lot size. This current lot is larger than required by the
zoning district. The property is unique because it is a bisected parcel. The applicant’s proposal
would meet the zoning requirements aside from the front yard setback request at 20 feet. The
staff assessed the request and stated the proposal was reasonable and recommended approval.
Commissioner Goff noted the front setback was preferable to the back setback.
Chair Noyes questioned the water resource success due to the lot topography. Mr. Maass stated
the water resource engineer hopes to bring the lot closer to compliance with the code. The
engineer provided an option of a rain garden.
Chair Noyes invited the applicant to address the Planning Commission.
Chris Albright, General Contractor, opened the floor for questions. Chair Noyes asked how
confident Mr. Albright was on saving trees during the project. Mr. Albright stated he was
confident as there was not much tree coverage on the building site.
Planning Commission Minutes – June 6, 2023
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Chair Noyes opened the public hearing. There were no public comments.
Chair Noyes closed the public hearing.
Commissioner Schwartz moved, Commissioner Perry seconded that the Chanhassen Board
of Appeals and Adjustments, approves the requested 10-foot front yard setback variance,
subject to the conditions of approval, and adopts the attached Findings of Fact and
Decision. All voted in favor and the motion carried unanimously with a vote of 7 to 0.
2. CONSIDER A REQUEST FOR A SUBDIVISION, SITE PLAN REVIEW WITH
VARIANCES, AND A CONDITIONAL USE PERMIT FOR A DRIVE-THROUGH
RESTAURANT LOCATED AT 800 W. 78TH STREET
Senior Planner Generous gave a summary of the staff report, noting the applicant is Café Zupas
and West Village Station, LLC. The zoning for the property is commercial use and is at an
existing shopping center. The preliminary plat would create two lots, with the shopping center
located at Lot 1 and the drive-through restaurant at Lot 2. Lot 2 requests a drive-through which
requires a conditional use permit. The restaurant will provide pedestrian access, a patio area, and
two drive-through lanes. The lot already has access to utilities and there will be minor grading
changes for the new building. The project also meets drainage and stormwater management, but
the city has concerns about the placement of the catch basin near trash receptacles to ensure no
illicit dumping. The development does not meet the landscaping diversity requirements and need
additional tree types. The architecture was reoriented due to concerns of traffic with the drive-
through. The staff report encouraged the applicant to include spandrel windows to the south
elevation and to reorient the door from the southwest corner of the building. The materials are
stucco, brick, composite wood, and metal.
The conditional use permit is for the drive-through. All requirements for the city code have been
met. Café Zupas drive-through has a maximum of six vehicles and there will not be impact on
traffic circulation. The city recommends approval of the conditional use permit.
The city code does not accommodate literary artistic expression. The staff recommended
approval for the variance so the company can match brand identity.
Chair Noyes stated he received a letter from a resident about concerns with the signage. Chair
Noyes asked if the signage would be a distraction for drivers. Mr. Generous stated he did not
think this was a concern, and engineering did not see this as an issue. Chair Noyes asked about
the issue with crossing and accessibility. Mr. Generous stated they are addressing it, but the
shopping center is an issue.
Commissioner Schwartz asked if the trees would be over the proposed deck. Mr. Generous stated
the trees would be on the periphery.
Commissioner Goff asked Mr. Generous to address the letter writer’s concern about
underutilizing a primary location. Planning Director Maass stated the city approved a consultant