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09.05.2023 Planning CommissionCHANHASSEN PLANNING COMMISSION REGULAR MEETING MINUTES SEPTEMBER 5, 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: Eric Maass, Planning Director PUBLIC PRESENT: William John 7609 Kiowa Avenue Judy Harder West 78th Street PUBLIC HEARINGS: None. APPROVAL OF MINUTES: 1. APPROVAL OF PLANNING COMMISSION MINUTES DATED JULY 18, 2023 Commissioner Jobe moved, Commissioner Schwartz seconded the summary Minutes of the Planning Commission meeting dated July 18, 2023, as presented. COMMISSION PRESENTATIONS: None. ADMINISTRATIVE PRESENTATIONS: 1. DISCUSSION ON CENTRAL BUSINESS DISTRICT (CBD) ZONING ORDINANCE UPDATE Planning Director Maass updated the Commissioners about the Central Business District Zoning Ordinance. Mr. Maass shared there are 41 specified permitted uses in the Central Business District. This is a large number. Staff provided a color coded list of the proposed revisions to the permitted uses to streamline the process. The existing conditional uses that they propose to remove are drive-through facilities and convenience stores with gas pumps. They also hope to move day care facilities from permitted use to conditional use. Mr. Maass gave an overview of interim uses, such as the farmer’s market, and accessory uses, such as parking lots and ramps. Mr. Maass stated strong downtown models could be Excelsior, Hopkins, and Wayzata. He showed a comparison of the lot sizes and setbacks between the current standards in Chanhassen and the current standards in these three towns based on the zoning code. Based on this review, they proposed to eliminate minimum lot area and minimum lot frontage to 0. The minimum lot Planning Commission Minutes – September 5, 2023 2 depth is 0 as well. The lot coverage was proposed to be 100% and the roof type proposed is flat or parapet. Mr. Maass displayed a graphic to show the different downtown uses, including downtown core, highway commercial, and downtown west. The highway commercial areas are not zoned as Central Business District. He explained the proposed setbacks and heights and commented that the public felt the Venue should be the maximum number of stories allowed. He showed examples of the ordinance considerations with the different setback options and building height for the 0-foot setback and the 20-foot setback. There are certain areas where a build-to-zone could makes sense dependent on how close the city wants the buildings to the road. Mr. Maass noted this was not a public hearing but the Planning Commission allow for questions if desired. Commissioner Jobe asked about the opportunities for multi-story restaurants and rooftop seating. This would be permitted use and up to the user. Commissioner Jobe asked about the setbacks and zoning behind Lunds & Byerlys Mr. Maass noted it was proposed that the ordinance would require any development would need to match the setback requirements for the residential district it is adjacent to. Commissioner Schwartz asked why they did not consider cities like Chaska or Waconia as models, as the selected cities are in Hennepin County. Mr. Maass shared that residents referred to the cities mentioned earlier, but other downtown models could be included. Commissioner Schwartz asked if the vision required buy-in from business owners. Mr. Maass stated the goal is to consider public voice and he believes public engagement would most likely support what is being proposed based on public engagement. Commissioner Schwartz asked if there was any leeway in the proposed standards. Mr. Maass stated a business could pursue a variance if there is practical difficulty on the site, or a planned unit development, or a code amendment through the city. Vice-Chair Alto stated the proposed standards are understandable. She commented that any apartment buildings within the Central Business District should have businesses on the first level. Commissioner Soller mentioned there could be difficulties based on the market. Vice- Chair Alto stated the goal is to guide future goals based on current market conditions. Commissioner Goff asked if the difference between Downtown West and Downtown mixed use is the setbacks. Mr. Maass answered in the affirmative. Commissioner Goff suggested striking the antenna language as most individuals use cell phone technology. Mr. Maass asked if it was the towers he did not want to see or for more information. Commissioner Goff stated there are enough other technologies to use that antenna should not be used in this zone. Chair Noyes asked if there would be a required housing element in buildings on upper floors. Mr. Maass stated the private market would determine the amount of housing needed. The City’s Comprehensive Plan anticipates where new housing units will be added to the community. The new standards address more of the aesthetic changes rather than the specific policy. Planning Commission Minutes – September 5, 2023 3 Commissioner Schwartz asked what composed of the areas shaded as civic area. Mr. Maass stated it is the library, city hall, post office, fire department, and water treatment plan. Institutional includes the school. Commissioner Soller addressed the residential requirements and asked if it was too constrictive. He asked if it would be better to leave options for developers in certain spaces. Mr. Maass stated that West 78th and Market Boulevard are the main thoroughfares. He could understand how some of the offshoot roadways could benefit from certain variations. Commissioner Soller asked if there is too much restriction based on what is demanded by market expectations. Mr. Maass asked for a clarification, as the ordinance moves free-standing fast-food restaurants to a conditional use opportunity. Restaurants absent from a drive-through are permitted near the sidewalk. It would allow stand-alone restaurants. Commissioner Schwartz asked if current restaurants with drive-throughs would be grandfathered in as is. Mr. Maass stated as those businesses exist today, they would be permitted, but if the building were to be destroyed, they would not be able to build a drive-through. Commissioner Schwartz stated his concern is there are many parking lots in the Central Business District. He questioned if there were ways to address this concern in this vision. Mr. Maass stated the city does not own the property, but the city can adjust the policy to provide guidelines when property owners make changes. Vice-Chair Alto asked if the city adjusted parking lot requirements, which Mr. Maass confirmed to help address the vision. Vice-Chair Alto asked about the 20-foot setback versus the 0-foot setback. The 20-foot setback would be for those providing opportunities such as a patio. Mr. Maass stated a build-to-zone would allow the city to keep the parameters in place to allow for certain flow and necessities, such as bike racks. Commissioner Jobe asked if there would be allowed drive-throughs in one zone, such as in Downtown West until other zones are fully developed. Vice-Chair Alto stated additional drive- throughs could increase the burden of traffic and would not create a walkable downtown Chanhassen. Commissioner Jobe stated he was concerned about turning away potential developers. Commissioner Soller asked where the walkable downtown would be and questioned if a concentrated walkable downtown would be more beneficial. He referenced the Burnsville example and wondered if this area would be too big of space for a walkable downtown, but agreed the traffic flow needs to be addressed. He encouraged the city to consider what infrastructure could be changed. Commissioner Schwartz agreed drive-throughs can be concerning, but they are well-utilized, and mentioned citizens might be concerned if drive-through opportunities are limited. Chair Noyes mentioned drive-through restaurants could be built outside of the Central Business District. Vice- Chair Alto stated the example downtowns referred to do not have many drive-throughs. Often, drive-throughs are not a destination area. Commissioner Schwartz mentioned the referenced downtowns are landlocked, so there is no space for drive-throughs. He stated a business owner would not want to build their restaurant in an area where there is no foot traffic or car traffic. Planning Commission Minutes – September 5, 2023 4 Mr. Maass stated the highway commercial area is under different zoning requirements. As an example, if the Chick-fil-A in that area burned down, they would be allowed to rebuild with a drive-thru as the land it is built on is outside of the Central Business District zoning. Commissioner Soller stated as long as the Target and Lunds & Byerly are in the downtown west, there will be a separation in the downtown mixed-use space. Commissioner Johnson agreed with Commissioner Soller. He stated if there is a desire to make a walkable area, there should be a focused, central corridor to create a specific downtown feel. Mr. Maass asked if any of the public attendees had comments. William John, 7609 Kiowa Avenue, asked about the timeline of the development. Mr. Maass clarified this is a policy proposal, but it is not specific to any current development. Judy Harder, West 78th Street, mentioned there is no discussion about the trees, climate, and heat that can be addressed in the policy. She encouraged that there needs to be consideration of trees as we consider the future. Additionally, she would enjoy feeling safe biking down West 78th Street. Chair Noyes stated trees are a very important part of plans and ordinances and would be factored into any projects that come before the city. New projects are subject to our landscaping requirements. He mentioned the build-to area could allow space for trees or other greenery and natural space. Vice-Chair Alto mentioned the current city code could be updated to allow natural resource requirements, such as trees. Commissioner Soller asked if these changes go far enough to make the desired aesthetic or if there are other requirements that need to be implemented to achieve the aesthetic. He mentioned an example of the parking ratio. Mr. Maass clarified this would not be a part of this policy update but does relate to the plan. He would like to look into requirements such as roof coverings or other green options. Vice-Chair Alto mentioned the church in the institutional space is an old building and asked if there would be opportunities for other companies to purchase this space. It was indicated that this could be a consideration. ADJOURNMENT: Commissioner Schwartz moved to adjourn the meeting, Commissioner Jobe seconded. All voted in favor and the motion carried unanimously with a vote of 7 to 0. The Planning Commission meeting was adjourned at 7:06 p.m. Submitted by Eric Maass Planning Director Planning Commission Minutes – September 5, 2023 5