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1. Comprehensive Plan - Chapter 2 Land Use CITY OF CHANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone: 952.227.1100 Fax: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance Phone: 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.227.1110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site WWII.ci .chanhassen.mn. us MEMORANDUM [!] TO: Planning Commission FROM: Kate Aanenson AICP, Community Development Director DA TE: December 4, '2007 {J~. SUBJ: Public Hearing on the 2030 Comprehensive Plan: Chapter 2 - Land Use BACKGROUND This item is a continuation of the Comprehensive Plan Public Hearing process. Notice of the December 4th public hearing was published in the Chanhassen Villager on November 22, 2007. ANALYSIS Chapter 2 - Land Use is not attached to this report. Please bring your copy of the DRAFT 2030 Comprehensive Plan to the meeting. The draft plan can also be viewed on the City's web site at www.ci.chanhassen.mn.us/compplan.html. We will be continuing the presentation on the Land Use changes. The Planning Commission should also participate and direct discussion on the chapter being presented. Attached are the analyses of two subject properties. The first one is Property #14 located at 7750 West 78th Street. Staff is recommending a change on the southern portion to Office. The developer is requesting Retail land use and has included an analysis justifying their proposal. The second analysis is for Property #42, the Erhart/Wilson site. These property owners are requesting Office as the land use. Staff is recommending the site remain Residential. RECOMMENDA TION Staff recommends that following staff presentation of the chapter, the Planning Commission open the public hearing and receive comments, and then close the public hearing. Comments and responses will be compiled and presented at the January 15, 2007 Planning Commission meeting. At that time, the Planning Commission will forward their recommendation on the entire 2030 Comprehensive Plan to the City Council. ATTACHMENTS 1. Land Use Amendments Map. 2. Land Use Map Amendments December 4,2007 Narrative. 3. Galpin Crossing Response from Thibault Associates dated September 28, 200T regarding Discussion Parcel 14. 4. Memo from SRF dated August 20, 2007 regarding Discussion Parcel 42. 5. Public Hearing Notice Affidavit of Mailing (Discussion Parcel 14). 6. Public Hearing Notice Affidavit of Mailing (Discussion Parcel 42). 7. Public Hearing Notice Affidavit of Mailing (Discussion Parcel 44). 8. Location Maps (Discussion Parcels 4a, 14,24,33,34,36,42 & 44). 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Potential Support Commerical +1~' ~'l-/ .+, November 13. 2007 G:\Eng\Joleen\Planning\Bob\LU Issues\Map2 Planning Commission Hearings Land Use Amendments December 4, 2007 Properties Amending to Parks and Open Space: 38. Outlot C, North Bay. The City received this 1.48 acre site as part of the North Bay development for a park site. Amend from Residential - High Density to Parks and Open Space. 49. Outlot E, Settlers West. As part of the development, the City was deeded 20.94 acres of bluffs and open space. This area is currently guided Residential- Low Density. Amend from Residential - Low Density to Parks and Open Space. Properties Amending to Agriculture: 35. 8610 Lyman Boulevard, 58.96 acres guided Residential- Low Density. This entire site was purchased by MnDOT as part of the Highway 212 project. The property is split by Highway 212. The majority of the site contains wetlands. The portion of the site west of Highway 212 at Lake Susan Drive is a potential site for a satellite fire station. Amend the property from Residential - Low Density to Agriculture with a note that the site is a potential fire station location. 54. 486.29 acres south of Flying Cloud Drive and west of Highway 101, guided parks and open space and residential - large lot. The area outside the flood plain may be appropriate for re-guiding to more intensive uses if serviceable by City sewer. The flood plain area is proposed for an Agricultural land use. 57. East of 10 1 west of Rice Lake. This area containing 10 1 acres is guided for parks and open space and Residential - Large Lot. Amend to Agriculture. Properties Amending to Residential - Large Lot 51. 1425 Bluff Creek Drive. This parcel of 21.61 acres is guided parks and open space and residential -large lot. However, the City does not own or control the land. Amend to Residential- Large Lot only. 54. 486.29 acres south of Flying Cloud Drive and west of Highway 101, guided parks and open space and residential - large lot. The area outside the flood plain may be appropriate for re-guiding to more intensive uses if serviceable by City sewer. The non- flood plain areas west of Bluff Creek Drive are proposed for Residential - Large Lot. Planning Commission Hearings Land Use Amendments December 4, 2007 Page 2 Properties Amending to Residential - Low Density: 40. 1600 Pioneer Trail. Property within Pioneer Pass, north of Pioneer Trail and west of new TH 212. 17.16 acres within the Bluff Creek primary zone guided Parks and Open Space which should be guided Residential - Low Density since the City does not own or control the property. 43. 1560 Bluff Creek Drive. The area within the Bluff Creek primary zone is guided Parks and Open Space which should be guided Residential - Low Density since the City does not own or control the property, yet. Amend the Parks and Open Space to Residential - Low Density 44. Bluff Creek Golf Course and adjacent residential properties. 158.16 acres guided public/semi-public and residential-low density. Amend to Residential- Low Density only. 45. Halla Nursery, 24.28 acres guided residential -large lot. With the extension of urban services to this area, this area could develop with suburban type densities. Amend from Residential - Large Lot to Residential- Low Density. 46. Property south of Pioneer Trail and east of Highway 101, guided large lot residential, includes the golf short course and residences south of the golf. With the extension of urban services to this area, this area, 84.77 acres, could develop with suburban type densities. Amend from Residential - Large Lot to Residential- Low Density. 47. The properties on Mandan Circle. 40.94 acres guided large lot residential. These properties currently do not meet the minimum lot size for Residential- Large Lot development. Amend from Residential - Large Lot to Residential - Low Density. 48. Vogelsberg Trail, guided residential-large lot. With the extension of urban services to this area, this area could redevelop. These properties currently do not meet the minimum lot size for Residential- Large Lot development. Amend from Residential - Large Lot to Residential - Low Density. Properties Amending to Residential - Medium Density 32. The Preserve - Residential-low density and medium density and parks/open space (54.32 acres). Amend the parks and open space to those lands within the Bluff Creek overlay district primary zone and eliminate the Residential - low density land use. Planning Commission Hearings Land Use Amendments December 4, 2007 Page 3 Properties Amending to Residential - High Density 50. Moon Valley Gravel Mine and adjacent parcels south of the Hennepin County Regional Trail Corridor and north of Flying Cloud Drive. This 72.4 acre area is guided residential - medium and high density. Amend to Residential- High Density only. Properties Amending to Commercial 58 and 59. These to points represent areas where support commercial uses are appropriate to service the surrounding area. These sites will be limited in size and scope. As part of the development review for the sites, the final location will be determined. Properties Amending to Office: 14. 7750 West 78th Street. The City has previously reviewed this property for an office development, which was granted concept PUD approval. This 8.09 acre site serves as a transition from Highway 5 to the residential areas to the north. Amend from Residential - Low Density to Office. 40. 1600 Pioneer Trail. 25.11 acres adjacent to Pioneer Trail guided Residential- Medium Density and Office/Industrial which should be Office only. 41. 1371 Pioneer Trail. 9.18 acres guided Residential- Medium Density, Parks and Open Space and Office. Eliminate the Parks and Open Space designation since the City does not own or control the property, yet. Eliminate the Residential - Medium Density designation. The property will be guided Office similar to the balance of the site adjacent to TH 212. 42. East of Powers Blvd. and south of the Highway 312 interchange, guided for Residential- Low Density. This area is typographically and vegetatively separated from the remainder of the parcel to the east. Amend approximately 10 acres from Residential - Low Density to Office. 52. These parcels containing 18.93 acres are bounded by the Hennepin County Regional Trail Corridor, Flying Cloud Drive, Bluff Creek Drive and Highway 101 are guided residential - medium and high density. Amend from Residential - Medium and High Density to Office. 53. Seminary Fen. 82.86 acres guided parks and open space and office. The critical environmental areas of the site will be protected through City ordinance regulating wetlands. Eliminate the Parks and Open Space designation since the City does not own or control the property, yet. Planning Commission Hearings Land Use Amendments December 4,2007 Page 4 54. 486.29 acres south of Flying Cloud Drive and west of Highway 101, guided parks and open space and residential - large lot. The area outside the flood plain may be appropriate for re-guiding to more intensive uses if serviceable by City sewer. The non- flood plain areas east of Bluff Creek Drive are proposed for Office. Properties Amending to Office/Industrial: 31. 9111 Audubon Road- 64 2 acres guided parks/open space and office/industrial. Amend the parks and open space to only those lands within the Bluff Creek overlay district primary zone owned or controlled by the City. The Balance shall be Office/Industrial. 55. 575 and 615 Flying Cloud Drive, Automobile Dealership and Motel. These sites containing 3.1 acres are guided for Parks and Open Space and Residential - Large Lot. Amend to Office Industrial. 56. 285 Flying Cloud Drive, Salvage yard. 5.83 acres guided parks and open space and Residential - Large Lot. Amend to Office/Industrial. "'. Thibault I'lallllilll.: I>cnlulllllcnt ASSOCIATES '1..1..1. PRELIMINARY FOR REVIEW WITH KATE AANESON September 28, 2007 GALPIN CROSSING NW Corner of State Highway 5 and Galpin Boulevard Perry Ryan, Rich Ragatz and Gary Collyard Epic Development XVI, LLC Bill Thibault, AICP September 28, 2007 Response to Kate Aaneson's letter to Perry Ryan dated August 8,2007 To: From: Date: Re: I REQUEST You have asked for our comments to Kate's response to matters we covered in our report dated July 9,2007. Our comments are based on further research of City data, additional field inspections of the site and other areas (including the developments Kate refers to) and analysis of the conditions and sound land use practices. Attachment 1 Overview and Analysis,depicts many of the relevant factors and characteristics related to the analysis and responses. I REVIEW AND RESPONSE 1. ISLAND PLANNING CONSULTANT July 9. 2007 CITY- KATE AANESON August8,2007 PLANNING CONSULTANT September 28, 2007 1. Island- This site isan island (8 acres) located between State Highway 5, Galpin Boulevard and West 78th Street. 1. Island ~ The fact that the site is an island is moot in that directly across Highway 5 is a residential development (Autumn Ridge) adjacent to a state Highway and a collector road, and also Arboretum Village located on the northeast comer of Highways 5 and 41. 1. Island - This remains to be a critical consideration because of its size coupled with the way that West 78th Street wraps around it, creating the island. Autumn Ridge and Arboretum Village have relevant differences. Autumn Ridqe Autumn Ridge differs in several relevant respects. · Coulter Boulevard does' not wrap around it. · Chanhassen Nature Preserve abuts it to the west, a highly complimentary use to residential. · Shape and size- Autumn Ridge is slightly larger with more 1 ... .... usable space. · Road and traffic are more residential. · Bluff Creek Elementary School and Recreation Center Park are across the street to the east. These uses are significantly more favorable for residential on the south side of Highway 5 than are the uses on the north side of Highway 5 where, for example, the use is commercial on the east. Arboretum Village · Arboretum Village is 360% larger than Galpin Crossings, counting just that part south of 78th Street West. · University of Minnesota Landscape Arboretum is to the west and southwest. · Only a small percent of the units are relatively close to the highway and a large mature woods (over 5.6 acres) is reserved. 2. TRANSPORTATION PLAN PLANNING 2. Transportation Plan- This plan designates State Highway 5 as an CONSULTANT arterial and Galpin Boulevard and West 78th Street are designated as July 9, 2007 collectors, adding to the island and detachment characteristics of this area. 2. Transportation Plan - Same response as above. CITY- KATE AANESON August8,2007 PLANNING CONSULTANT September 28, 2007 2. Transportation Plan - Consider that: West 78th Street, a frontage road, is not the same as Coulter Blvd, the collector on the south which is more like a residential related collector. Substantial differences are: Street Len~ · West 78 Street extends from west of County Road 41 to east Highway 101 and runs through downtown Chanhassen. Length of continuity: More than 3.6 miles. · Coulter Boulevard extends from Century Boulevard to Audobon Road, passing through the Nature Center and going along the public school site.and public park. Length of continuity: 1.4 miles. Street Width · West 78th Street width of roadway at Galpin Crossings = 54 feet at median and 41 feet west of median. · Coulter Boulevard width of roadway at Autumn Ridge = 36 feet Street Character · West 78th Street - Very commercial look; flat road, broad concrete median extends 340 feet west of intersection. · Coulter Boulevard - Residential road, narrow, dips with topography. 2 ... ,... 3. WEST 78th STREET PLANNING 3. West 78th Street- This street functions as a frontage road. The south CONSULTANT parcel being a relatively small pocket of property located between the July 9, 2007 frontage road and a signalized intersection with State Highway 5 is more appropriate for a Neighborhood/Convenience Commercial use than it is for a Residential Low-Density use. CITY- KATE AANESON August8,2007 PLANNING CONSULTANT September 28, 2007 4. NOISE PLANNING CONSULTANT July 9,2007 CITY- KATEAANESON August8,2007 3. West 78th Street - While this is a collector road, there are other residential developments on this frontage road including Walnut Grove, Arboretum ViI/age, and Highlands on Bluff Creek. Also, Autumn Ridge is located on the southern frontage road on Highway 5 (Coulter Boulevard). 3. West 78th Street - a. Autumn Ridae - See response under item 1 above. b. Walnut Grove - · The frontage road does not wrap around it. · The entire development (over 30 acres) is located on the outside of the frontage road - not between the frontage road and Highway 5. · Site is about 10 feet higher than is Highway 5. · Landscape berm (about 40 feet) and a local road are located between the townhouses and West 78th Street, and Highway 5 is beyond the frontage road. · Doesn't have an overhead high voltage line. · Closest distance from townhouses to Highway 5 is about 150 feet. The average distance is over 800 feet. c. Arboretum Village - West 78th Street steps back a distance of about 1,200 feet from Highway 5 in one stretch compared to a maximum of about 800 feet for Galpin Crossing. The resultant land area is 360% larger. d. Highlands on Bluff Creek -- · The frontage road does not wrap around it. · The development is on a hill with many mature trees between the highway and the development. . · Although the development is small, it has residential and open space around it. It appears and functions much like bein a art of Arboretum Villa e. 4. Noise- Noise associated with traffic volumes and speeds of automobiles and trucks on Highway 5 support commercial use and rule against a residential use given the size and location of the site. 4. Noise - Construction techniques were used in all of the above projects to provide noise attenuation. 3 PLANNING CONSULTANT September 28, 2007 4. Noise- The City and developer have done a good job in using berms, landscaping, setbacks and in some case preserving existing mature trees to reduce noise impacts. Significant points and differences when comparing the developments in Kate's letter with Galpin Crossings are: Autumn Ridqe Only about 9% of the development units are close to Highway 5. No doubt noise is an issue for some of these units. Arboretum Villaqe · Only a small portion of the development is relatively close to the highway. · Closest units are about 150 feet from Highway 5. · Development is on a hill with many mature trees between the townhouses and Highway 5. I' . ld b dd d . PIcture cau e a e. Walnut Grove · Only a small proportion of the development is relatively close to the highway. · Closest units are about 150 feet from Highway 5. · Development is on a hill with a landscape berm which reduces noise. I Picture could be added. Hiqhlands on Bluff Creek · The 2006 MDT on Highway 41 is about half (17,000) of the volume on Highway 5 (32,000). To the east Highway 5 has a volume of 50,000 west of Highway 101. · Site on a hill with mature trees between the townhouse and the highway preserved. \~ ~ J" "~"~l~." ,.,~t..:;'" " "Q-L:~~~ , ""'c..1l"t .~; .~.~".. ' ...' .~ ,~:, ." .~. I . ,0 e:.,.d '~':' ,.j>-" rr-- " '1..1:.- . i ~ ....~~"'" , j"'-' /" ..... ,"'-..~~;..~r_' .. Galpin Crossing Galpin Crossing is a flat site, no stand of mature trees (a few trees exist), and, of course, it has all the other non-residential attributes identified in this report. Creating a similar hill and berm similar to the other sites would leave insufficient area for develo ment. 4 5. HIGH VOLTAGE UTILITY PLANNING 5. High Voltage Utility- The location and presence of above ground CONSULTANT high voltage electrical service lines along the south and west property July 9. 2007 lines tend to support a commercial use and rule against a residential use given the size and location of the site. CITY- KATE AANESON August 8, 2007 PLANNING CONSULTANT September 28, 2007 5. High Voltage Utility - There is high tension power line that runs throughout the city. There are numerous subdivisions that abut this line. 5. High Voltage Utility - The overhead high voltage line (about 70 feet high) runs along the entire west and south sides of the site. Commercial is not suggested everywhere there is high voltage. Perhaps setbacks and open space can ameliorate impacts in some locations. On the subject property, it's the cumulative impact of all the factors which support a non-residential use. Given its flatness, shape and small size, the space necessary to ameliorate impacts would result in insufficient remaining critical mass for establishing a viable residential or non- commercial use. T r- --, / / / / 1 ~ ~ . , -~ r 6. HISTORICAL USE PLANNING 6. Historical Use- Historically the site has had recreational/commercial CONSULTANT uses. A concept plan for a family activity center was approved in 2003. July 9,2007 In 2005, a concept plan for bank and office uses was approved. CITY- KATE AANESON August8,2007 PLANNING CONSULTANT Se tember 28, 2007 6. Historical Use - This site did have a driving range and a miniature golf course but that use no longer exists. The site was a given the. conditional use because it was agriculturally zoned and did not have municipal utilities. The land use designation has either been agricultural or residential. Commercial land use designation has never been approved on this site. 6. Historical Use - We realize only remnants of the former driving range and miniature golf course remain. During the time these two uses 5 operated as a commercial business, the then existing land use can fairly be described as commercial. Previously existing land use has some relevance and is a separate matter from the designation on the comprehensive plan and zoning ordinance. (As known, the approved Concept Plan includes bank and office uses.) 7. COMMERCIAL (BANK/OFFICE) CONCEPT PLAN PLANNING 7. Commercial (Bank/Office) Concept Plan- On November 15, 2005 CONSULTANT the Planning Commission conducted a hearing on the concept plan for July 9, 2007 bank and office uses and unanimously adopted Findings of Fact and Recommendation for approval. On December 12, 2005 the City Council approved (4-0 vote) the concept plan for bank and office uses. CITY- KATE AANESON August8,2007 PLANNING CONSULTANT September 28, 2007 7. Commercial (Bank/Office Plan) Concept Plan - Your conceptual approval in December of 2005 has no legal standing. As stated in the city code "Approval of the concept statement shall not obligate the city to approve the final plan or any part thereof or to zone the property to a planned unit development district". (See 20-517(c)). 7. Commercial (Bank/Office Plan) Concept Plan - We are aware of the wording in Section 20-517(c). The City Council's approval of the concept plan is what it is. We believe the City Council's approval was a rational action taken after: · Submission of an application and plan by EPIC Development XVI. · A public hearing by the Planning Commission. · Findings of Fact and a recommendation of approval by the Planning Commission · Consideration and approval (4-0) by the City Council. At the time the Council approved the Concept, it was known that submitting a PUD plan would involve a Comprehensive Plan Amendment and zoning change. 8. COMMERCIAL CENTER TO EAST PLANNING CONSULTANT July 9, 2007 8. Commercial Center to East- The conditions and rationale for the commercial area at the northeast corner (CVS Pharmacy, Kwik Trip service station, car wash and convenience store) mirrors the subject property. Thus, the subject property meets the applicable rationale for commercial use. In fact, the Market Study treats both sides of Galpin as a single shopping area. (Market Study: Map 1, page 4, Table 1, page 5, page 6, and last paragraph on page 52.) On page 52 of the Market Study it states: · "Retail development at the two retai/locations west of downtown along TH-5 are likely to fill in with either convenience or destination retail and services that cannot be accommodated in Downtown Chanhassen. The development opportunities in these two areas are limited by available land for retail or service uses." 6 CITY- KATE AANESON AugustB,2007 PLANNING CONSULTANT September 28, 2007 8. Commercial Center to the East - Since the conclusion of the market study, SRF Consulting was hired to review the city's commercial zoning. As part of the study it is clear that this city does not want to create strip highway commercial in the city. Specific sites were identified to provide for additional commercial zoning (Galpin and Arboretum). 8. Commercial Center to the East- · The SRF study results made available seem to be the commercial matrix of definitions and commercial examples. The map of various commercial areas revised June 25,2007 is from staff and not yet acted on or approved by the Planning Commission. (This is my understanding based on review and discussion with Kate Aanenson.) · The east and west sides of Galpin north of Highway 5 should be considered as a single neighborhood commercial area as outlined in the McComb report and as shown on Map 1 of the report. (An excerpt is on page 8 of this report.) · The commercial area can be contained to prevent strip commercial zoning along the north side of Highway 5 because of the already developed property and city/state owned land to the east and west. · The two sites at Galpin only amount to a total of 11.61 acres (3.76 acres on the east (Lot 1 = 1.86, Lot 2 = 1.9 acre), and 7.85 acres (Galpin Crossing) on the west). No additional commercial is likely or possible to the east because the city owns the property, nor to the west because of the public right-of-way, Arboretum Village and preserved open space, and the U of M property. · The total lineal distances from the east end of existing shopping area to the west end of Galpin Crossing including Galpin Boulevard is only 1,120 lineal feet - not enough in a suburban setting to be called strip commercial zoning when public property abutting the site to the east and west prevent any further commercial. In fact, between downtown and the west City limits, there is no other opportunity for commercial development between the north side of Highway 5 and the frontage road, except for Galpin Crossing. All other vacant property is right-of- way or publicly owned. 7 EXCERPT FROM CHANHASSEN COMMERCIAL LAND USE CATEGORIES MAP . A.. Central Business District . B - Neighborhood/Convenience Commercial . c- Community Commercial . 0 - Regional/Lifestyle Center EXCERPT FROM MAP 1 CHANHASSEN RETAIL, OFFICE AND RESIDENTIAL MARKET ANALYSIS AND DEVELOPMENT POTENTIAL McComb Group, Ltd. - June 2006 _!ji~ -&J~ ~ .;; 7)7 ,~ 'II ,I /Q~ &!( ~~ .::. ~-_"[' - '~ ~ 1., ,F .: J .~ ---x &.'- =- ~ [J ,..;... i t ~, - s I , - l,---, - '\ = ,,'.__ " T "" 1'... n - T"..".........r" ::t,.~! _ '-," ~ ~ . ~ ' _'....,:ttr.:~tr W 7~th :u. - )- -~lf. j--~ 3. ::a'pn , _ -~- ~ ~'" " l- -~..... I P ~ . J.... r il"-':--- . c-:.t'::l It' ..s~~ _ I', I:;OL:h Oo."r.lo<.'" I .JI,l '~ . If-'Y r~' '.. ))~~ ~~~ r . Shoppillg Ar~~s C O.S 1 : ~ f\ 0-:;;: e: 1P . 1.3: nll~i 9. MARKET STUDY PLANNING 9. Market Study- The Chanhassen Retail, Office and Residential CONSULTANT Market Analysis and Development Potential (Market Study) designates July 9, 2007 the intersection of Galpin Boulevard on the north side of Highway 5 as a commercial area (Map 1, page 4) and describes it on page 6 as copied below: · "TH-5 and Galpin, two miles west of Downtown Chanhassen, presently has only a Kwik Trip gas/convenience store and CVS Pharmacy in the northeast quadrant of the intersection. The northwest quadrant has 15 acres that is undeveloped. This area may attract future commercial development." (Emphasis added.) CITY- KATE AANESON August 8, 2007 9. Market Study - The McComb Study identified the other side of the street as commercial. The McComb study does recommend adding office development along the Highway 5 corridor. PLANNING CONSULTANT September 28, 2007 9. Market Study --' · The McComb study identifies the intersection of Galpin and Highway 5 as a single commercial area (See Map 1, Table 1, page 6). · McComb describes both sides of Galpin in their description (page 6). · The McComb Group makes the statement that "This area may attract future commercial development.". (Emphasis added.) KATE'S ADDITIONS CITY - I KATE'S ADDITIONS KATE AANESON 1. The Highway 5 Corridor Study Land Use recommendations have 8 August8,2007 PLANNING CONSULTANT September 28, 2007 CITY- KATEAANESON August 8, 2007 several guiding principals, one of which was that "the central business district should remain compact and well defined. Retail uses are to be largely confined to this part of the city." Development scenarios were created for those properties along the conidor. Attached is a scenario for this site. 1. Highway 5 Corridor Study Land Use Review of the principles on page 17 also includes the following: · "The physical and natural resource characteristics of each property are important considerations in determining its most suitable use. This last premise also figured heavily in the parcel site analysis found within this chapter." The above principle and statement are important because the scenario (Concept B) shows golf related or single family in a 10-acre space at Galpin Crossing. However, consider: · The private property is only 7.85 acres - not large enough for single family or residential use, given the site conditions. (The Concept shows 10 acres,) · The attached scenario Kate refers to is dated 1993. · If golf driving range and miniature golf with outdoor lighting is an option, then neighborhood commercial with a quality design is reasonable - especially given all the characteristics of the site. Sit d S't N rth S'd f H' h 5 F Th 1993 St d . eece les 0 leo Igl way rom e u I~ USE IN CONCEPT EXISTING lOCATION 1993 USE 2007 1. The northeast quadrant of Highway 5 A - Multifamily and Highway 41 B - Office Townhouses C - MFR/Office Max 2. Northwest quadrant of Century and A -- Office Highway 5 B -Institutional Ponding and C - Neighborhood Open Space Commercial 3. Northeast quadrant of Century and Concept A Highway 5 Office or Institutional - Conce'pf "8" " - - -""" - -" -- Retail A - low profile office B -Institutional 4. Subject property - Northwest Concept B quadrant of Highway 5 and Galpin A - Golf related No active use B - Single Family Residential . 2. As a part of the most recent commercial land use study by SRF Consulting, strip commercial was also recommend against along major transportation conidors. The city's goals should be to provide additional 9 ~" - p. PLANNING CONSULTANT September 28, 2007 CITY- KATEAANESON August8,2007 PLANNING CONSULTANT September 28, 2007 CITY- KATE AANESON August 8, 2007 PLANNING CONSULTANT September 28, 2007 CITY- KATE AANESON August 8, 2007 commercial in or adjacent to the central business district or the potential regional mal/I/ifestyle center. 2. A fair statement regarding strip commercial zoning. as a general matter to avoid. In discussing this with Kate today, there isn't a published study but there is the commercial matrix with definitions and examples. There is also a map showing commercial locations which I believe the staff provided but which has not been acted on and approved by the Planning Commission or City Council. The question here is the size and shape of a commercial area at Galpin. See comments under Commercial Center to the East. 3. To the west is a residential development. A commercial development on this site would have noise and visual impacts on these homes. The commercial on the east side dedicated the wooded area north of Highway 5 to create a natural buffer. That is why this site was selected for the commercial zoning. 3. Residential to west - · The existing neighborhood commercial at the northeast comer of Century Boulevard and West 78th Street already abuts the residential neighborhood. What about its noise and visual impacts? You have stated noise abatement provided for other developments. On the Galpin Crossing site, good site planning can address visual impacts. The noise from Hi hwa 5 willlikel trump the noise from the Galpin Crossing site. Picture could be inserted. 4. The two areas of commercial zoning along Highway 5 outside of the central business district were selected because they provide the opportunity for "neighborhood commercial." Neighborhood Commercial is defined in the city code as intended to provide limited low-intensity neighborhood retail and service establishments to meet the daily needs of the residents. 4. Generally agree - There is only one neighborhood commercial location on the north side of Highway 5 at the intersection of Galpin Boulevard - 11-acres with a length of only 1,165 feet including the width of Galpin Boulevard and no future extension possible to the east or west because the property is public. (See the maps on page 8.) Excerpt of City Staff commercial map could be inserted here. We could modifY the excerpt to show a . single neighborhood commercial centered at the intersection of Galpin - north side of Highway 5, like the McComb map. 5. The only access to the site is via wes ree I no 0 0 a pm boulevard. This makes it less desirable for commercial development. 10 4. Access - The site currently has: · Access currently provided by a 30-foot wide curb cut off Galpin Boulevard. · A 50-foot wide designated access, Mn/DOT Plat No. 10-14 (see sheet CP-1 Galpin Crossing). · The approved concept plan has a local road 30 feet wide intersecting with Galpin Boulevard at approximately the same location. KATE'S "HOWEVER" PARAGRAPH CITY - However, I would be willing to recommend office or medium density on KATE AANESON the land south of West 7Efh Street. I would further encourage you to use August 8, 2007 the area north of West 7Efh for pervious surface or for residential density transfer, similar to other projects in the area. I will present this recommendation as well as your request as a part of the land use element. These hearing will be held later this fall. PLANNING CONSULTANT September 28, 2007 PLANNING CONSULTANT September 28, 2007 Kate's "However" Paragraph - I believe a well-designed PUD for office and some neighborhood commercial can be developed with neighborhood commercial on the east side with exposure to Highway 5 and which provides a soft transitional screen along the northwest side of the property. I SUMMARY - CONCLUSION Field inspections, a review of City data including the approved concept for Galpin Crossing, analysis of the area, and applying sound planning principles support use of the site for neighborhood shopping and non-residential use. Its small size (7.85 acres), its island shape, ringing of the site by a combination of State Highway 5 (32,000 vehicles in 2006 and rising sharply to 50,000 to the east) and West 78th Street, a collector, the traffic signal, noise levels, the flatness of the site, absence of any significant on-site amenities, the 70-feet-tall overhead high voltage lines on the west and south sides of the site, adjacent neighborhood retail to the east, market factors, and the character of West 78th Street make this site suitable for office - neighborhood retail. This 7.85 acre island site constitutes the other half of the neighborhood commercial area at the north side of Highway 5 at Galpin Boulevard and as shown on Map 1 of the McComb report and as described on page 6 of the McComb report. A carefully thought-out PUD is recommended for the site - one with neighborhood retail on the east side with exposure to Highway 5 and Galpin Boulevard and which provides a soft transitional screen along the northwest side of the property. Zoning changes allowing neighborhood commercial on a portion of Galpin Crossing can be achieved while reducing the total lineal footage and total acres of neighborhood commercial. 11 William Thibault, AICP - --., '.~...... ~ ;" I' ; ..1 , ATTACHMENT 1 9 OVERVIEW AND ANALYSIS DofM ApplelPear Orchard Highlands on Bluff Creek R.O.W. Vacant Neighborhood Commercial Southwest Metro Transit Lake Ann Park Subject Property Galpin Crossing Gorra Eckankar Property By~rlys R.O.W. .,).". '\j. ,,;,>~,~"j! :A.,o:',.,''t:~.~,' "',' ~ 'OJ ":'l~,a~ :ilo. ;'~'tto{'." ,,~ ' '" Minnesota: Landscape Arboretum Chanhassen Nature Preserve Bluff Creek Elementary School Downtown Autumn Ridge Thibault PI:lnnin~ Ih,'Vl,.'lnpnu.'nt ASSOCIATES I_I..C 12 September 13, 2007 i ~ CONSULTING GROW', INC. SRF No. 0065978 MEMORANDUM TO: Kate Aanenson, Community Development Director City of Chanhassen FROM: Monique MacKenzie, AICP, Associate DA TE: August 20, 2007 SUBJECT: ERHART PROPERTY CONCEPTUAL SITE PLANS: PLANNING GUIDELINES The City of Chanhassen has asked SRF Consulting Group, Inc. to undertake a study of land use, density and infrastructure connections for the Erhart property and surrounding! adjacent properties in South Chanhassen. The city's intention is to use this study as the basis for recommendations for the land use elements of the Comprehensive Plan. The study scenario assumes that development within the Erhart parcel will eventually be connected to residential developments to the south (West 96th Street and Homestead Lane) by providing the opportunity to make future road connections. This memorandum outlines the planning guidelines that informed this conceptual site plan. The general land use pattern will be residential development with a small pocket of office use on the Powers Boulevard edge of the parcel. BRIEF DESCRIPTION The property is bounded by Powers Boulevard (CR 17) and new TH 212 on the west, Lyman Boulevard (CR 18) on the north, TH 101 on the east, and Pioneer Trail (CR 14) on the south. A portion of the property contains the Bluff Creek Overlay District primary and secondary boundaries, within which development options are limited. Some of the western portion of the parcel is proposed to be acquired for parkland, which is intended to be combined with the existing park preserve. This scenario assumes that development within the Erhart property will include connections both to the surrounding minor arterial roadways, and to the residential developments to its south (e.g., West 96th Street, Homestead Lane, Flintlock Trail). SRF Consulting Group, Inc. City of Chanhassen Erhart Property Conceptual Site Plans Page I of5 PLANNING GUIDELINES A number of planning guidelines were used in developing the site plans for the Erhart property that are assumed to be relevant for both conceptual plans. The planning guidelines that would guide scenarios are as follows: Transportation Infrastructure Assumptions Local street connections that will tie into the minor collector road are assumed to have 60- foot right-of-way. The city has defined maximum lengths for 'stub' streets as 800 feet, allowing for fire life safety vehicles to access property effectively. . . The main internal roadway shall function as a minor collector road, with 80-foot or 60-foot right-of-way, depending on the number of units ultimately platted for development. The minor collector route will not provide direct access to residences. . A pedestrian/ bicycle underpass to connect the development to Bandimere Park (east of the property) shall be constructed. . Off-street pedestrian and bicycle paths should be accommodated within the right of way. City standards recommend a 10 foot width and minimum 4 feet of boulevard for turf landscaping. . Carver County and MnDOT anticipate permitting a roadway connection to the western part of the development at Powers Boulevard as it meets minimum spacing criteria for future 212 accessl. · This roadway access should be located a minimum of 1,4-mile from the future 212 interchange at Powers Boulevard to allow for a signalized intersection. L I .I.......j--~--_. ..~,:--:}:~l--~-':_.,_-~r~-) .Ol (".l r.- i ({J'1 ......; .'01 00/ ",,' 00 "'&,J /,.----...,\ ; { Figure 1. Draft year 2030 traffic projections indicate that existing surrounding roads wiD have the capacity to handle new single- family residential development in the Erhart site. Source: Carver County Draft Transportation Plan (2030) . Roadway access should occur at a minimum of 800-foot spacing between intersections on TH 10 1. . The current access permit on TH 101 is very poor without significant improvements to TH 101. 1 Table 11 of the draft Carver County Transportation Plan indicates that a full movement intersection may be acceptable on an urbanizing collector route, such as Powers Boulevard. Carver County Access Spacing Guidelines, Table 11, p.46 SRF Consulting Group, Inc. City of Chanhassen Page 2 of5 Erhart Property Conceptual Site Plans . Concepts assume future realignment of TH 101, consistent with the approved design plan dated 2/8/07. This will result in straightening the roadway curve at the wetland in the southeast portion of property. Utility Infrastructure Assumptions . A future lift station is assumed to be located at southwest edge of the property (along Powers Boulevard). . Future sewer and water will be provided throughout the site as identified in the city's most recent Sanitary System and Proposed Distribution System maps. Recreational trails are anticipated to follow the easement of future sewer line and forcemain. These trails will meet at the southwest comer of Erhart property and bisect the area to the northeast portion of site. Neighborhood trail connectors need to be planned into the housing developments. Other Site Assumptions . No development will occur within the Bluff Creek Primary Overlay district (much of the western and northern edges of the property). . The development will not contain any new publicly owned "active" (e.g., playgrounds, athletic fields) recreation areas. . A future office development of approximately four acres is included in the western portion of the project, per comprehensive plan guidance. Both scenarios call for parking for this office development that could be shared with public parking for the new trail(s) that will be incorporated into the Erhart site. . Significant view corridors (three are identified within the property) should be preserved and visible from publicly controlled property to the greatest extent possible. . The preferred study scenario allows for the two residential lots across TH 101 from Bandimere Park (not included in the study scenario as 'developable land') to remain in place. It is anticipated that at some point in the future, these lots will be developed into smaller sized parcels. When this occurs, access to the new parcels will be gained from a local street that intersects the minor collector route. . Streetscape (boulevard planting) shall be included as part of the minor collector. SRF Consulting Group, Inc. City of Chanhassen Page 3 of5 Erhart Property Conceptl/al Site Plans T bI 1 R'd . I D D dT ffi VI Eft a e . eSI entia eve OJ ment ensltyan ra Ie oume sima es Site Area Low Density Estimated Low Density Estimated (acres) Historical Traffic options 1.2- Traffic RSF 1.9 Volumes. 4.0 Volumes. units/acre (trips) units/acre (trips) (RSF, RLM, R4, PUD R) Total (gross) 1,860-6,240 155.5 294 2,940 186-624 Outside Bluff 1,200-4,000 Creek Overlay (net) 99.5 190 1,900 120-400 Density IS determmed on a net basIs, excludmg , parks, bluffs, wetland and nght of way 2These volumes are calculated on a planning estimate of 10 trips/ day for each single family unit, consistent with ITE Trip Generation Estimates. SUMMARY Planning guidelines to inform development of the Erhart property as well as the Comprehensive Plan can be summarized as follows: Circulation and Traffic Volume 1. Internal roadway networks can function adequately with access to Powers Boulevard as long as the MnDOT mandated spacing distance from the access ramp to new TH 212 is met 2. Projected traffic volumes on adjacent roads (Powers Boulevard, Pioneer Trail, Lyman Boulevard and new TH 212 can accommodate residential development within the range of densities assuming net development units, as indicated in Table 1. Office development within the boundaries of the subject area will generate additional trips at the peak hour and should be carefully considered relative to the projected residential trips and surrounding roadway capacity. 3. Projected traffic volume on TH 101 can not accommodate additional traffic, unless improvements to the roadway are made. 4. The principal street that will serve the development should be designed as a minor collector that bisects the site east to west, with no direct access to properties. This is necessary to maintain acceptable traffic operations. 5. The proposed roadway network through the Erhart site can be planned to connect with existing development to the south (West 96th Street, Flintlock Trail, Homestead Lane) without compromising future traffic operations. If redevelopment occurs on these parcels, new trips generated by higher density development should be considered in the context of roadway capacity. SRF Consulting Group, Inc. City of Chanhassen Page 4 of5 Erhart Property Conceptual Site Plans Office Development Conditions 1. Office development at the indicated location should share access from the minor collector that intersects Powers Boulevard. Direct vehicle access to an office development may affect future traffic operations on Powers Boulevard given the proximity of the ramp and the potential for Powers Boulevard to carry a significant volume of trips. MnDOT approval may be needed for the access on Powers Boulevard at this location. Additional office trips may place significant demand on the operational capacity of adjacent streets, relative to the residential density planned throughout the majority of the undeveloped land. 2. The shared use of a parking lot to serve office users and trail/ park users is highly recommended. Requiring some component of shared parking for complimentary uses will reduce overall impervious surfaces and retain the natural or undeveloped character of the entrance to the park network and the development. Parks and Trails 1. A primary trail corridor should be planned to bisect the site east to west. A secondary supportive trail would bisect the middle portion of the site and provide more direct access to residents. Ideally this trail would follow the forcemain easement and other utility corridors wherever possible to efficiently combine public uses and infrastructure and conserve developable land for residential use. Moreover, right of way for the minor collector roadway should provide for a 10 foot multi-user trail to be built parallel to the minor collector roadway. 2. Secondary trails that link into the primary corridor are anticipated to be developed through the city owned park and could be considered for land within the overlay district (noted as preserved land in the diagram) 3. Three view corridors, as noted on the scenario diagram, are important features that should be incorporated into the new development. Additional field survey will be needed to determine their exact location. When possible, public easements or visual access should be retained at these points. H:\Projects\5978\UP\Final Document\DraftErhartPlangGuide 070207.doc SRF Consulting Group, Inc. City of Chanhassen Page 5 of5 Erhart Property Conceptual Site Plans ~ :> ~ 'li i 9; :i' . c-.-c-.,k ~r::e# ia~f:107 ! N ---- --- - --- ---- - -- -- :.:.:....................... Plan A: Connected tual Site Plans Erhart Property Co%cep City of Chanhassen, M Minor Arterial Minor Collector Street Connection Trail View Corridor I I I, 300' 600' o Figure 1 CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on November 21, 2007, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing for the 2030 Comprehensive Plan - Land Use Chapter (Discussion Parcel 14) 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 ~ith 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. Subscribed and sworn to before me thisc:ZL day of NO\lt>rn~_r ,2007. ~~~~un~~ Notary c \ {;.';L![t~9- KIM T. MEt IWISSEN , -;' Notary Public-Minnesota ~J'. . ,......."I.:..,"MY Commission Expires Jan 31, 2010 ..."". Notice of Public Hearing Chanhassen Planning Commission Meeting Date & Time: Tuesday, December 4, 2007 at 7:00 p.m. This hearing may not start until later in the evenin ,de endin on the order of the a enda. Location: Cit Hall Council Chambers, 7700 Market Blvd. Proposal: Review Chapter 2 - Land Use and proposed land use amendment, Cit of Chanhassen 2030 Com rehensive Plan A Iicant: Cit of Chanhassen Property Discussion Parcel 14 (NW corner of Hwy. 5 & Galpin Blvd.) Location: A location map is on the reverse side of this notice. 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 What Happens public hearing through the following steps: at the Meeting: 1. 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 Commission discusses the ro'ect. If you want to see the plans before the meeting, please visit the City's projects web page at: www.cLchanhassen.mn.us/serv/comoolan.html. If you wish to talk to someone about this project, please contact Robert Questions & Generous by email at bqenerous@cLchanhassen.mn.us or by Comments: phone at 952-227-1131. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item will be available online on the project web site listed above the Thursday rior to the Plannin Commission meetin . City Review Procedure: . Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City ordinances require all property within 500 feet of the sUbject site to be notified of the application in writing. Any interested party is invited to attend the meeting. . Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the pUblic to speak about the proposal as a part of the hearing process. The Commission will close the pUblic hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partiy the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commercial/industrial. . Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. . A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). . Because the Planning Commission holds the pUblic hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have somethin to be included in the re ort lease contact the Plannin Staff erson named on the notification. Notice of Public Hearing Chanhassen Planning Commission Meeting Date & Time: Tuesday, December 4, 2007 at 7:00 p.m. This hearing may not start until later in the evenin ,de endin on the order of the a enda. Location: Cit Hall Council Chambers, 7700 Market Blvd. Proposal: Review Chapter 2 - Land Use and proposed land use amendment, Cit of Chanhassen 2030 Com rehensive Plan A Iicant: Cit of Chanhassen Property Discussion Parcel 14 (NW corner of Hwy. 5 & Galpin Blvd.) Location: A location map is on the reverse side of this notice. 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 What Happens public hearing through the following steps: at the Meeting: 1. 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 Commission discusses the ro' ect. If you want to see the plans before the meeting, please visit the City's projects web page at: www.cLchanhassen.mn.us/serv/comoolan.html. If you wish to talk to someone about this project, please contact Robert Questions & Generous by email at bqenerous@cLchanhassen.mn.us or by Comments: phone at 952-227-1131. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item will be available online on the project web site listed above the Thursday rior to the Plannin Commission meetin . City Review Procedure: . Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City ordinances require all property within 500 feet of the SUbject site to be notified of the application in writing. Any interested party is invited to attend the meeting. . Staff prepares a report on the SUbject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commercial/industrial. . Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. . A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). . Because the Planning Commission holds the pUblic hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have somethin to be included in the re ort lease contact the Plannin Staff erson named on the notification. ulter Boulevard 2030 Comprehensive Plan Chapter 2 - Land Use ~ Public Hearing Notification Area (500+ feet) D Discussion Parcel 14 / SERLIN PROPERTIES LLC 1 CVS DR WOONSOCKET, RI 02895-6146 ALSHOUSE PROPERTIES LLC 1300 WILLOW BROOK DR WAYZATA, MN 55391-9583 RICHARD M & MARY V ERVASTI 2125 BANEBERRY WAY W CHANHASSEN, MN 55317-8340 JUNE M CASEY 2137 BANEBERRY WAY W CHANHASSEN, MN 55317-8340 BRADLEY J & JANETTE M WING 2155 BANEBERRY WAY W CHANHASSEN, MN 55317-8340 CHARLES E & JEANNE S BEHRING 2162 BANEBERRY WAY W CHANHASSEN, MN 55317-8338 DAWN J KERBER 2167 BANEBERRY WAY W CHANHASSEN, MN 55317-8340 JANET I MARUSKA 2175 BANEBERRYWAYW CHANHASSEN, MN 55317-8340 ANDREW M SORENSON & 2190 BANEBERRYWAYW CHANHASSEN, MN 55317-8338 BRIAN 0 SMITH 2197 BANEBERRY WAY W CHANHASSEN, MN 55317-8340 IND SCHOOL DIST 112 & 11 PEAVEY RD CHASKA, MN 55318-2321 W ALTER W & CYNTH IA J LOPEZ 1644 TAHOE DR SANTA ROSA, CA 95405-7711 HOLLY M RICKERT 2129 BANEBERRY WAY W CHANHASSEN, MN 55317-8340 ANNETTE M CIESZKOWSKI 2141 BANEBERRY WAY W CHANHASSEN, MN 55317-8340 HARRIET S KASPRICK 2158 BANEBERRY WAY W CHANHASSEN, MN 55317-8338 LOUIS C ABELA 2163 BANEBERRY WAY W CHANHASSEN, MN 55317-8340 IRENE B OBERSTAR 2170 BANEBERRY WAY W CHANHASSEN, MN 55317-8338 DEBRA PHYLLIS KAPLAN 2186 BANEBERRY WAY W CHANHASSEN, MN 55317-8338 MELISSA A HEIN 2193 BANEBERRY WAY W CHANHASSEN, MN 55317-8340 SUSAN M ERICKSON 2198 BANEBERRY WAY W CHANHASSEN, MN 55317-8338 CENTEX HOMES 12701 WHITEWATER DR #300 MINNETONKA, MN 55343-4160 WALNUT GROVE HOMEOWNERS ASSN 1801 E 79TH ST SUITE 21 BLOOMINGTON, MN 55425-1230 JULIE 0 WAND 2133 BANEBERRY WAY W CHANHASSEN, MN 55317-8340 KATHLEEN W HOMES 2145 BANEBERRYWAYW CHANHASSEN, MN 55317-8340 MARY LOUISE REITMEIER 2159 BANEBERRY WAY W CHANHASSEN, MN 55317-8340 DOROTHY L MICHELS 2166 BANEBERRYWAYW CHANHASSEN, MN 55317-8338 JENNY VAN AALSBURG 2171 BANEBERRY WAY W CHANHASSEN, MN 55317-8340 DORIS FRENCH 2189 BANEBERRYWAYW CHANHASSEN, MN 55317-8340 CHRISTOPHER B CESAR 2194 BANEBERRY WAY W CHANHASSEN, MN 55317-8338 HANG CHAN & 2201 BANEBERRYWAYW CHANHASSEN, MN 55317-8339 BRIAN R & BARBARA C FOLSOM 2215 BANEBERRY WAY W CHANHASSEN, MN 55317-8339 NICHOLAS J SCHULlST & 2372 HARVEST WAY CHANHASSEN, MN 55317-8444 VICKIE S KLINE 2384 HARVEST WAY CHANHASSEN, MN 55317-8444 THOMAS S BLUSTIN 2394 HARVEST WAY CHANHASSEN, MN 55317-8444 JULIE A SKOOG 2400 HARVEST WAY CHANHASSEN, MN 55317-8452 DAVID J & TASIA M CLOUTIER 2406 HARVEST WAY CHANHASSEN, MN 55317-8452 JON M & MARY K MCLAIN 27615 WOODSIDE RD SHOREWOOD, MN 55331-7942 KLlNGELHUTZ DEVELOPMENT CO 350 HIGHWAY 212 E PO BOX 89 CHASKA, MN 55318-0089 STACY ANN BENNET 4530 77TH ST W #219 MINNEAPOLIS, MN 55435-5013 JOHN D NEAL 7001 23RD ST W MINNEAPOLIS, MN 55425-2702 JENNIFER S CLAUSEN 2219 BANEBERRY WAY W CHANHASSEN, MN 55317-8339 MARK C GOODMAN 2370 HARVEST WAY CHANHASSEN, MN 55317-8444 STEVEN B BUJARSKI & 2376 HARVEST WAY CHANHASSEN, MN 55317-8444 PATRICIA S DEZIEL 2382 HARVEST WAY CHANHASSEN, MN 55317-8444 ELIZABETH D SANTIAGO & 2386 HARVEST WAY CHANHASSEN, MN 55317-8444 LORI J WIRTZ 2392 HARVEST WAY CHANHASSEN, MN 55317-8444 MATTHEW S BLEWETT & 2396 HARVEST WAY CHANHASSEN, MN 55317-8444 ROBERT M & PATRICIA L PETERSON 2398 HARVEST WAY CHANHASSEN, MN 55317-8444 SHERI MELANDER-SMITH 2403 HARVEST WAY CHANHASSEN, MN 55317-8452 MATTHEW S OLSON & 2405 HARVEST WAY CHANHASSEN, MN 55317-8452 BARBARA L KERN 2407 HARVEST WAY CHANHASSEN, MN 55317-8452 LINDA D BENSON 2409 HARVEST WAY CHANHASSEN, MN 55317-8452 GEORGE B & HELEN K ASSIE 31 WOOD MEADOWS LN SASAKATOON, SK S7T1 C7- MARCIA L DREW 3118 CANTERBURY DR BLOOMINGTON, MN 55431-3230 EPIC DEVELOPMENT XVI 434 LAKE ST STE 200 EXCELSIOR, MN 55331-2014 EPIC DEVELOPMENT XVI 434 LAKE ST STE 200 EXCELSIOR, MN 55331-2014 HASSANALIGOLBABAI& 5790 MARSH POINTE DR SHOREWOOD, MN 55331-7100 LONNIE G & JAN M JOHNSON 6706 PROMONTORY DR EDEN PRAIRIE, MN 55346-1919 CARVER COUNTY CDA 705 WALNUT ST N CHASKA, MN 55318-2039 VASSERMAN RIDGE MASTER ASSN 7100 MADISON AVE W GOLDEN VALLEY, MN 55427-3602 THEODORE F & MARLENE M BENTZ 7300 GALPIN BLVD EXCELSIOR, MN 55331-8011 DANIEL E BENO 7563 RIDGEVIEW PT CHANHASSEN, MN 55317-4508 LU LI & 7575 RIDGEVIEW PT CHANHASSEN, MN 55317-4508 JOSEPH W & EILEEN D KIEFFER 7602 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 ROGER W AMBHEIM & 7612 PRAIRIE FLOWER BLVD CHANHASSEN, MN 55317-8334 MARK T & ALICIA F SCHIMKE 7626 PRAIRIE FLOWER BLVD CHANHASSEN, MN 55317-8334 DAVIDW & LORI E MOSER 7632 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 PATRICIA K KOHN 7638 PRAIRIE FLOWER BLVD CHANHASSEN, MN 55317-8334 CHARLES B & SHIRLEY A ENGH 7642 PRAIRIE FLOWER BLVD CHANHASSEN, MN 55317-8334 DAVID W & LINDA J HAGGBLOOM 7646 PRAIRIE FLOWER BLVD CHANHASSEN, MN 55317-8334 KATHRYN T STODDART 7305 GALPIN BLVD EXCELSIOR, MN 55331-8059 TODD A & KATHLEEN M PRICE 7569 RIDGEVIEW PT CHANHASSEN, MN 55317-4508 ANDREW P & KRISTIN S LENK 7581 RIDGEVIEW PT CHANHASSEN, MN 55317-4508 ROBERT P & CARRIE J WEBBER 7608 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 SRIRAM VISWANATHAN & 7614 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 JEFFREY M & TIFFANY M WEYANDT 7626 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 BRADLEY R & TAMARA L HODGINS 7633 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 CHAD A & AMY E HAMANN 7638 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 DAVID L & MOLLY L SCHOLLE 7644 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 GARY F & JOYCE E ANDERSON 7650 PRAIRIE FLOWER BLVD CHANHASSEN, MN 55317-8334 NORTHCOAST PARTNERS LLP 7500 78TH ST W EDINA, MN 55439-2517 ERIC J & DEBORAH J ZORN 7574 RIDGEVIEW PT CHANHASSEN, MN 55317-4508 DAVID K & CHRISTINA J STREETER 7598 PRAIRIE FLOWER BLVD CHANHASSEN, MN 55317-9398 THEODORE A & ANGELA M ELLEFSON 7609 WALNUT CURV CHANHASSEN, MN 55317-9395 DAVID J & MELISSA J WINDSCHITL 7620 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 MURIEL N MULLIN 7630 PRAIRIE FLOWER BLVD CHANHASSEN, MN 55317-8334 DONALD B & JANET L DAHLQUIST 7634 PRAIRIE FLOWER BLVD CHANHASSEN, MN 55317-8334 MANUEL M & KATHLEEN P ALMEIDA 7639 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 KATHLEEN MARY VANKREVELEN 7645 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 TIMOTHY M & VALERIE R PASS 7650 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 ERIC KEITH & REGINA H DEANES 7651 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 JESSE L & SUSAN A PARKER 7657 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 JON K & MELISSA M CROW 7663 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 STEVEN W & KAREN A BROWN 7670 PRAIRIE FLOWER BLVD CHANHASSEN, MN 55317-8334 WILLIAM E & LINDA C ROUDEBUSH 7675 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 DANIEL P & KELLY L BOCK 7677 V ASSERMAN TRL CHANHASSEN, MN 55317-4535 CHRISTOPHER W & JULIE G SIBLEY 7683 V ASSERMAN TRL CHANHASSEN, MN 55317-4535 JOSEPH & JOCELYN O'BRIEN 7689 VASSERMAN TRL CHANHASSEN, MN 55317-4535 TED A & ZHANETTA LUNDBERG 7698 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 RONALD J & PATRICIA A DEBOL 7703 V ASS ERMAN PL CHANHASSEN, MN 55317-4536 GERALD 0 & DARLENE A SODERLlND 7656 PRAIRIE FLOWER BLVD CHANHASSEN, MN 55317-8334 EARLON L MILBRATH & 7662 PRAIRIE FLOWER BLVD CHANHASSEN, MN 55317-8334 DEREK & KRISTI BUSH 7668 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 DAVID J JR & ILA J WHEELER 7670 V ASSERMAN TRL CHANHASSEN, MN 55317-4535 WILLIAM A & BARBARA E BROWN 7676 PRAIRIE FLOWER BLVD CHANHASSEN, MN 55317-8334 ALLAN J & THERESA B BERGREN 7680 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 PATRICIA J MARQUARDT 7686 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 RICHARD F & LISA BIRHANZEL 7692 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 CRAIG T & NORA L STACEY 7699 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 MARK A & CHRISTINA M STAMPS 7704 RIDGEVIEW WAY CHANHASSEN, MN 55317-4534 G ANDREW & ANN Q MAUS 7656 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 CHAD W & CATHY A MEYER 7662 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 RODERICK W & ROBIN K FRANKS 7669 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 JAMES M & SUSANNE B CANTLIN 7674 RIDGEVIEW WAY CHANHASSEN, MN 55317-4507 CLINT M & LISA M EGENES 7676 V ASS ERMAN TRL CHANHASSEN, MN 55317-4535 KEVIN R & KELLY C KOEMPTGEN 7682 VASSERMAN TRL CHANHASSEN, MN 55317-4535 MICHAEL E DAUGHTON & 7688 V ASSERMAN TRL CHANHASSEN, MN 55317-4535 BRYAN & AMY LUSBY 7695 V ASSERMAN TRL CHANHASSEN, MN 55317-4535 STEVEN R ANDERSON 7702 V ASSERMAN PL CHANHASSEN, MN 55317-4536 CHARLES A & SUZANNE M MARTZ 7705 RIDGEVIEW WAY CHANHASSEN, MN 55317-4534 DEL J VANDERPLOEG & 7706 V ASSERMAN PL CHANHASSEN, MN 55317-4536 G THOMAS & PHYLLIS 0 SUTCLIFFE 7710 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 GARY G & KATHRYN L PETERSON 7713 V ASS ERMAN PL CHANHASSEN, MN 55317-4536 DAVID M & CAROL B HERTIG 7716 RIDGEVIEW WAY CHANHASSEN, MN 55317-4534 RALPH H PAMPERIN & 7719 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 JOHN M & SUMALEE CARLSON 7723 RIDGEVIEW WAY CHANHASSEN, MN 55317-4534 CANDICE L CRANDALL 7726 VASSERMAN PL CHANHASSEN, MN 55317-4536 THOMAS C & BONNIE ANDERSON 7732 V ASSERMAN PL CHANHASSEN, MN 55317-4536 THOMAS H & NICOLASA D HAIGHT 7736 V ASSERMAN PL CHANHASSEN, MN 55317-4536 DIXIE A HARRIS 7742 VASSERMAN PL CHANHASSEN, MN 55317-4536 MARY L KILEY 7707 V ASSERMAN PL CHANHASSEN, MN 55317-4536 JAMES J & CHRISTINE M HOLLAND 7711 RIDGEVIEW WAY CHANHASSEN, MN 55317-4534 KAREN N SCHUELE 7714 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 ADAM H & CHRISTINE M BAUMAN 7717 RIDGEVIEW WAY CHANHASSEN, MN 55317-4534 CHERYL A STANTON 7720 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 MARYANN TOMPKINS 7724 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 CHARLES L & GAIL E GELlNO 7729 VASSERMAN TRL CHANHASSEN, MN 55317-4506 LARRY S & TERESA M HANSON 7734 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 ROBERT L GRIFFITH & 7739 VASSERMAN TRL CHANHASSEN, MN 55317-4506 THOMAS W & SHARON D KRAUS 7744 VASSERMAN TRL CHANHASSEN, MN 55317-4506 SCOTT & CHRISTINE DEVILLERS 7710 RIDGEVIEW WAY CHANHASSEN, MN 55317-4534 JOHANNA M HEGGELMAN 7712 VASSERMAN PL CHANHASSEN, MN 55317-4536 MARK I & MAUREEN E MAGNUSON 7715 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 RONALD D & LINDA C SOLHEIM 7717 V ASSERMAN PL CHANHASSEN, MN 55317-4536 JANET A KOHLS 7722 V ASSERMAN PL CHANHASSEN, MN 55317-4536 LAWRENCE M & MICHAELE A MARTIN 7725 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 SALLY LYMAN 7730 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 DIANNE JANICE ERICKSON 7735 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 DIANE JULSON 7740 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 JAMES H & AMELIA A CHMURA 7745 VASSERMAN TRL CHANHASSEN, MN 55317-4506 NORMA J EVANS 7746 V ASSERMAN PL CHANHASSEN, MN 55317-4536 STANLEY W VALENSKY & 7752 VASSERMAN PL CHANHASSEN, MN 55317-4536 MICHAEL L & CAROLYN L SHIELDS 7759 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 BLAINE D SHANSTROM 7828 HARVEST LN CHANHASSEN, MN 55317-8453 GUY W & JUNE M BLESSING 7844 HARVEST LN CHANHASSEN, MN 55317-8453 AMY M PEITZ 7846 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8451 JULIA A WOLTER 7849 HARVEST LN CHANHASSEN, MN 55317-8453 LINDA A KOENIG 7851 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8451 CARLOS J MEJIA & 7853 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8451 MICHAEL J GLlGOR 7859 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 THOMAS E & HELEN E ERNST 7749 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 RUTH H MITAL 7750 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 JIM R & BONNIE B HUDSON 7754 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 GERALD P & PEGGY A WOLFE 7755 V ASSERMAN TRL CHANHASSEN, MN 55317-4506 ARTEMAS ROBERTS III & 7762 V ASSERMAN PL CHANHASSEN, MN 55317-4536 TED B KENDALL & 7766 V ASSERMAN PL CHANHASSEN, MN 55317-4536 JACL YN N MAAS 7832 HARVEST LN CHANHASSEN, MN 55317-8453 KATIE L JENSEN 7842 HARVEST LN CHANHASSEN, MN 55317-8453 TERRA L SAXE 7845 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8451 KATHERINE M KORPI & 7845 HARVEST LN CHANHASSEN, MN 55317-8453 BRAD L & ELAINE N DALAGER 7847 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8451 JUSTIN C ANDERSON 7848 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8451 KAREN ANN OLSON 7850 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8451 RYAN BUESGENS & 7850 HARVEST LN CHANHASSEN, MN 55317-8453 ERICA J MAAS 7851 HARVEST LN CHANHASSEN, MN 55317-8453 DENEEN D YOUNG 7852 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8451 JARED M BROGHAMER 7856 HARVEST LN CHANHASSEN, MN 55317-8453 KIMBERLY A SCHABLlN 7857 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 CHERYL A JOHNSON 7861 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 CAROLYN M KLECKER 7863 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 NATALIE J PIZZOLATO 7864 HARVEST LN CHANHASSEN, MN 55317-8453 CAROL A LAMBRECHT 7868 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 MARK G & KATHLEEN M HERING 7872 HARVEST LN CHANHASSEN, MN 55317-8453 SARA E FESLER 7875 HARVEST LN CHANHASSEN, MN 55317-8453 THOMAS J & MARY F MUHS 7878 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 BORIS BREZAC 7881 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 MARK R & ERIN SOMERS 7883 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 AMY DAVIS 7887 HARVEST LN CHANHASSEN, MN 55317-8453 CARL E SIEVERS 7889 HARVEST LN CHANHASSEN, MN 55317-8453 ANTHONY & KRISTEN STOKES 7891 HARVEST LN CHANHASSEN, MN 55317-8453 CLARA D THORNE 7866 HARVEST LN CHANHASSEN, MN 55317-8453 STEVEN FOX 7869 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 BRADLEY J WRUCK 7873 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 TIMOTHY GERARD BUSCH 7876 HARVEST LN CHANHASSEN, MN 55317-8453 NATHAN D KIRSCH 7879 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 BRIAN V BECKER 7881 HARVEST LN CHANHASSEN, MN 55317-8453 SHARLEEN M SPEAR 7884 HARVEST LN CHANHASSEN, MN 55317-8453 BRIAN C ROMNESS & 7888 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8447 JANET M KILLEEN 7890 HARVEST LN CHANHASSEN, MN 55317-8453 LAWRENCE D & DELPHA F SCHRAM 7892 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8447 SUSAN N HOO 7867 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 JACK H JONES & 7871 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 JEFF S L1NEBURG 7874 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 VINH T TRINH & 7877 HARVEST LN CHANHASSEN, MN 55317-8453 TERRI L RUSSELL 7879 HARVEST LN CHANHASSEN, MN 55317-8453 SUSANNE M WIERZBINSKI 7882 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 MARY E SUDDENDORF 7885 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8441 GAIL M FOKKEN 7889 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8447 KYLE BAUMAN 7891 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8447 VIRGINIA GAIL WYATT 7893 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8447 JEAN K SHOMSHAK 7895 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8447 SALLY TEAGUE 7895 HARVEST LN CHANHASSEN, MN 55317-8453 HARRY L & SUSAN K SMITH 7898 HARVEST LN CHANHASSEN, MN 55317-8453 TED E SIMMONS 7899 HARVEST LN CHANHASSEN, MN 55317-8453 KARl J LARSON 7903 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8445 NICOLAS R & NICOLE R SIMPSON 7905 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8445 KATHLEEN D MCCARTHY 7913 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8445 RUSSELL T & BRENDA J FISCHER 7915 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8445 JEFFREY GIBBS 8061 DAWN DR ROCKFORD, MN 55373-9317 U S HOME CORP 935 EASTWAYZATA BLVD WAYZATA, MN 55391-1849 CONVENIENCE STORE INVESTMENTS PO BOX 2107 LACROSSE, WI 54602-2107 CNBI LLC PO BOX 46423 PLYMOUTH, MN 55446-0423 MONICA M BEEMAN 7896 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8447 ANN MARIE BARTLESON 7901 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8445 DIANA L GEER 7911 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8445 CHRISTOPHER A BOLES & 7917 AUTUMN RIDGE AVE CHANHASSEN, MN 55317-8445 VASSERMAN RIDGE MASTER ASSOC 935 WAYZATA BLVD E WAYZATA, MN 55391-1849 CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE ST ATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on November 21, 2007, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing for the 2030 Comprehensive Plan - Land Use Chapter (Discussion Parcel 42) 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. Subscribed and sworn to before me this~ day of ~O\ft'tY\ bPy- ,2007. ~ . - lMt T. -yv) 1) 1 A_~ - v NotaryPubliG- Notice of Public Hearing Chanhassen Planning Commission Meeting Date & Time: Tuesday, December 4, 2007 at 7:00 p.m. This hearing may not start until later in the evenin ,de endin on the order of the a enda. Location: Cit Hall Council Chambers, 7700 Market Blvd. Proposal: Review Chapter 2 - Land Use and proposed land use amendment, Cit of Chanhassen 2030 Com rehensive Plan A Iicant: Cit of Chanhassen Property Discussion Parcel 42 (East of Powers Blvd. and south of the Hwy. 312 interchange) Location: A location ma is on the reverse side of this notice. 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 What Happens public hearing through the following steps: at the Meeting: 1. 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 Commission discusses the ro . ect. If you want to see the plans before the meeting, please visit the City's projects web page at: www.cLchanhassen.mn.us/serv/compplan.html. If you wish to talk to someone about this project, please contact Robert Questions & Generous by email at bqenerous@cLchanhassen.mn.us or by Comments: phone at 952-227-1131. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item will be available online on the project web site listed above the Thursday rior to the Plannin Commission meetin . City Review Procedure: . Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a pUblic hearing before the Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the application in writing. Any interested party is invited to attend the meeting. . Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commerciallindustrial. . Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wiShing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. . A neighborhood spokespersonlrepresentative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). · Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have somethin to be included in the re ort, lease contact the Plannin Staff erson named on the notification. Notice of Public Hearing Chanhassen Planning Commission Meeting Date & Time: Tuesday, December 4, 2007 at 7:00 p.m. This hearing may not start until later in the even in ,de endin on the order of the a enda. Location: Cit Hall Council Chambers, 7700 Market Blvd. Proposal: Review Chapter 2 - Land Use and proposed land use amendment, Cit of Chanhassen 2030 Com rehensive Plan A Iicant: Cit of Chanhassen Property Discussion Parcel 42 (East of Powers Blvd. and south of the Hwy. 312 interchange) Location: A location ma is on the reverse side of this notice. 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 What Happens public hearing through the following steps: at the Meeting: 1. 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 Commission discusses the ro' ect. If you want to see the plans before the meeting, please visit the City's projects web page at: www.cLchanhassen.mn.us/serv/compplan.html. If you wish to talk to someone about this project, please contact Robert Questions & Generous by email at bqenerous@cLchanhassen.mn.us or by Comments: phone at 952-227-1131. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item will be available online on the project web site listed above the Thursday rior to the Plannin Commission meetin . City Review Procedure: . Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a pUblic hearing before the Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the application in writing. Any interested party is invited to attend the meeting. . Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commerciallindustrial. . Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. . A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). · Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have somethin to be included in the re ort, lease contact the Plannin Staff erson named on the notification. E?ZI Public Hearing Notification Area (500+ feet) D Discussion Parcel 42 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 tor reference purposes only. The City does not warrant that the Geographic Information System (GIS) 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. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, 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. < ---) ~~ r g .,/ . ~J " . .,~ If ~:~~~r"',~ ' i 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 Information System (GIS) 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. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, 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 use~s access or use of data provided. E?ZI Public Hearing Notification Area (500+ feet) D Discussion Parcel 42 2030 Comprehensive Plan Chapter 2 - Land Use WILLIAM G & ELIZABETH M AHERN 1191 HOMESTEAD LN CHANHASSEN, MN 55317-8613 TIMOTHY A & LINDA M BLOUDEK 1171 HOMESTEAD LN CHANHASSEN, MN 55317-8613 RONALD L & KOLLEEN M BROWN 9650 FLINTLOCK TRL CHANHASSEN, MN 55317-8605 JAMES & ARLENE J CHURCH 611 96TH STW CHANHASSEN, MN 55317-8602 RICHARD A & BETTY A DERHAAG 711 96TH ST W CHANHASSEN, MN 55317-8603 WESLEY & CAROL DUNSMORE 730 96TH ST W CHANHASSEN, MN 55317-8603 ROBERT F ERLER & 9600 FLINTLOCK TRL CHANHASSEN, MN 55317-8605 FOX PROPERTIES LP 27990 SMITHTOWN RD EXCELSIOR, MN 55331-7911 GIANETTI PROPERTIES LLC 2899 HUDSON BLVD ST PAUL, MN 55128-7100 THEODORE B & KAREN K HASSE 630 96TH ST W CHANHASSEN, MN 55317-8601 GARY J & MARY LANE BENDZICK 731 96TH ST W CHANHASSEN, MN 55317-8603 ROBERT & CHRISTIN E BOECKER 610 96TH ST W CHANHASSEN, MN 55317-8601 JAMES L & JANET P BROWNELL 1190 HOMESTEAD LN CHANHASSEN, MN 55317-8612 JOHN C & JACKIE J DANIELS 1111 HOMESTEAD LN CHANHASSEN, MN 55317-8613 PETER A DIRKS 900 HOMESTEAD LN CHANHASSEN, MN 55317-8608 KEVIN J & PATRICIA A ELLSWORTH 9601 FLINTLOCK TRL CHANHASSEN, MN 55317-8605 GREGORY M FALCONER 720 96TH ST W CHANHASSEN, MN 55317-8603 JEFFREY A & TERRI L FOX 5270 HOW ARDS POINT RD EXCELSIOR, MN 55331-8368 ROBERT A & ELIZABETH K HAAK 770 PIONEER TRL CHANHASSEN, MN 55317-8671 JAMES R & SHARON M HEDBERG 750 PIONEER TRL CHANHASSEN, MN 55317-8671 DAVID R & MARY B BLANSKI 9350 GREAT PLAINS BLVD CHANHASSEN, MN 55317-8642 KEVIN L & LORI A BOGENREIF 631 96TH ST W CHANHASSEN, MN 55317-8602 JAMES M & TERESA A BYRNE 700 96TH ST W CHANHASSEN, MN 55317-8603 DAVID G DELFORGE & 891 LYMAN BLVD CHANHASSEN, MN 55317-9161 DORSEY & DORSEY 545 LAKE DR #204 CHANHASSEN, MN 55317-9323 TIMOTHY A & DAWNE M ERHART 9611 MEADOWLARK LN CHANHASSEN, MN 55317-8695 PATRICK A & LAURENE FARRELL 801 LYMAN BLVD CHANHASSEN, MN 55317-9161 G&M LAURENT FAMILY L TD PTRSHP 24760 CEDAR POINT RD NEW PRAGUE, MN 56071-4056 JOHN E & CYNTHIA N HART 951 HOMESTEAD LN CHANHASSEN, MN 55317-8609 WILLIAM F & MARY E HEINLEIN 721 96TH ST W CHANHASSEN, MN 55317-8603 KAREN KAY HENRICKSON 9651 FLINTLOCK TRL CHANHASSEN, MN 55317-8605 DAMON 0 & LISA L KANZLER 1161 HOMESTEAD LN CHANHASSEN, MN 55317-8613 TIMOTHY J LOWE 601 96TH ST W CHANHASSEN, MN 55317-8602 NDI MINNESOTA LLC 7615 SMETANA LN #160 EDEN PRAIRIE, MN 55346-4700 KURTW PAPKE & 1131 HOMESTEAD LN CHANHASSEN, MN 55317-8613 ANDREW T RIEGERT 620 96TH ST W CHANHASSEN, MN 55317-8601 DOUGLAS L & PAULA JO STEEN 701 96TH ST W CHANHASSEN, MN 55317-8603 FRANK T & MARY LOU WHALEY 851 LYMAN BLVD CHANHASSEN, MN 55317-9161 ROBERT & BETTY WOLD 731 PIONEER TRL CHASKA, MN 55318-1157 WENCES M HORAK ETAL 9700 FLINTLOCK TRL CHANHASSEN, MN 55317-8637 LORI L LARSON 1051 HOMESTEAD LN CHANHASSEN, MN 55317-8611 THOMAS J & SHARON L MESCHKE 9701 FLINTLOCK TRL CHANHASSEN, MN 55317-8637 BRIAN J & MICHELLE R O'DONNELL 1151 HOMESTEAD LN CHANHASSEN, MN 55317-8613 PAUL 0 & CAROL L PAULSON 9250 GREAT PLAINS BLVD CHANHASSEN, MN 55317-8641 PETER A & JERILYN M SCHWALEN 1001 HOMESTEAD LN CHANHASSEN, MN 55317-8611 DAVID 0 & STEPHANIE J VIEAU 901 HOMESTEAD LN CHANHASSEN, MN 55317-8609 STEPHEN J & COLE EN M WILKER 621 96TH ST W CHANHASSEN, MN 55317-8602 BRADLEY C WORM 750 96TH ST W CHANHASSEN, MN 55317-8603 STEVEN J & SANDRA R KADISAK 810 PIONEER TRL CHANHASSEN, MN 55317-8673 ROGER A & KIMBERLY A LEE 600 96TH ST W CHANHASSEN, MN 55317-8601 JOHNNIE J MEYERING & 1050 HOMESTEAD LN CHANHASSEN, MN 55317-8634 LESLIE L O'HALLORAN 710 96TH STW CHANHASSEN, MN 55317-8603 PETERSON-JACQUES FARM LAND CO 15900 FLYING CLOUD DR EDEN PRAIRIE, MN 55347-4047 STATE OF MINNESOTA - DOT 395 JOHN IRELAND BLVD 631 TRANSPORTATION ST PAUL, MN 55155-1801 WAYNE 0 & GAYLE 0 WENZLAFF 1181 HOMESTEAD LN CHANHASSEN, MN 55317-8613 JAMES 0 WILSON ETAL 5730 YANCY AVE NEW GERMANY, MN 55367-9327 CHARLES E & SANDRA R WORM 760 96TH ST W CHANHASSEN, MN 55317-8603 CITY OF CHANHASSEN AFFIDA VIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on November 21, 2007, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing for the 2030 Comprehensive Plan - Land Use Chapter (Discussion Parcel 44) 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. ufr-- Sub~cribed and s~to before me thi&;tl day of VLW\ lur ,2007. ~l~ , \.~~ Notary Publ , .;~.g1'Jt~{f~~ KIM T. MEUWISSEN , . ...'1> ~\~# Notary Public-Minnesota ~?<...;.;;;. 'My Commission Expires Jan 31, 2010 Notice of Public Hearing Chanhassen Planning Commission Meeting Date & Time: Tuesday, December 4,2007 at 7:00 p.m. This hearing may not start until later in the evenin ,de end in on the order of the a enda. Location: Cit Hall Council Chambers, 7700 Market Blvd. Proposal: Review Chapter 2 - Land Use and proposed land use amendment, Cit of Chanhassen 2030 Com rehensive Plan A Iicant: Cit of Chanhassen Property Discussion Parcel 44 (Bluff Creek Golf Course and adjacent residential properties) Location: A location ma is on the reverse side of this notice. 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 What Happens public hearing through the following steps: 1. Staff will give an overview of the proposed project. at the Meeting: 2. The applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses the ro' ect. If you want to see the plans before the meeting, please visit the City's projects web page at: www.cLchanhassen.mn.us/serv/compplan.html. If you wish to talk to someone about this project, please contact Robert Questions & Generous by email at bqenerous@cLchanhassen.mn.us or by Comments: phone at 952-227-1131. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item will be available online on the project web site listed above the Thursday rior to the Plannin Commission meetin . City Review Procedure: . Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a pUblic hearing before the Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the application in writing. Any interested party is invited to attend the meeting. . Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the pUblic to speak about the proposal as a part of the hearing process. The Commission will close the public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commerciallindustrial. . Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. . A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). . Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have somethin to be included in the re ort, lease contact the Plannin Staff erson named on the notification. Notice of Public Hearing Chanhassen Planning Commission Meeting Date & Time: Tuesday, December 4, 2007 at 7:00 p.m. This hearing may not start until later in the evenin ,de endin on the order of the a enda. Location: Cit Hall Council Chambers, 7700 Market Blvd. Proposal: Review Chapter 2 - Land Use and proposed land use amendment, Cit of Chanhassen 2030 Com rehensive Plan A Iicant: Cit of Chanhassen Property Discussion Parcel 44 (Bluff Creek Golf Course and adjacent residential properties) Location: A location ma is on the reverse side of this notice. 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 What Happens public hearing through the following steps: at the Meeting: 1. 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 Commission discusses the ro'ect. If you want to see the plans before the meeting, please visit the City's projects web page at: www.cLchanhassen.mn.us/serv/compplan.html. If you wish to talk to someone about this project, please contact Robert Questions & Generous by email at bqenerous@cLchanhassen.mn.us or by Comments: phone at 952-227-1131. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item will be available online on the project web site listed above the Thursday rior to the Plannin Commission meetin . City Review Procedure: . Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the application in writing. Any interested party is invited to attend the meeting. . Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the pUblic to speak about the proposal as a part of the hearing process. The Commission will close the public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commercialJindustrial. . Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. . A neighborhood spokespersonlrepresentative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). · Because the Planning Commission holds the pUblic hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have somethin to be included in the re ort lease contact the Plannin Staff erson named on the notification. ~'/~ \ r------./:/ Discussion Parcel 44 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 Information System (GIS) 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. II errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, 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. Discussion Parcel 44 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, slate 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 Information System (GIS) 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. II errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, 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. hensive Plan 2030 comp~~ Land Use Chapter (500+ feet) . Notification Area ~ Public Heanng ~ . Parcel 44 rr--1 Discussion L-..J __~ l\~. J,,'J". II I ,,;/ ! il I .j> r--" . i / ~ _'::L,/ (/ 0 ! I ! /1 FfceOOm @lillID (, ---l PAUL W & SUSAN MALLEN 1002 HESSE FARM RD CHASKA, MN 55318-9520 ALBERT & SARAH J AVEDIKIAN 10220 MAN DAN CIR CHASKA, MN 55318-9401 BLUFF CREEK GOLF ASSOC 1025 CREEKWOOD DR CHASKA, MN 55318-9647 JAMES M & TERESA A BYRNE 700 96TH ST W CHANHASSEN, MN 55317-8603 JOHN C & JACKIE J DANIELS 1111 HOMESTEAD LN CHANHASSEN, MN 55317-8613 G&M LAURENT FAMILY L TD PTRSHP 24760 CEDAR POINT RD NEW PRAGUE, MN 56071-4056 ROBERT A & ELIZABETH K HAAK 770 PIONEER TRL CHANHASSEN, MN 55317-8671 MARK D & KAY M HALLA 6055 HIGHWAY 212 CHASKA, MN 55318-9250 JOHN E & CYNTHIA N HART 951 HOMESTEAD LN CHANHASSEN, MN 55317-8609 KEN K HOLMBERG & 9885 RASPBERRY HL CHASKA, MN 55318-1180 GARY & DEBRA ANDERSON 725 CREEKWOOD CHASKA, MN 55318-9621 JAMES E & GAIL E BECKER 10291 MAN DAN CIR CHASKA, MN 55318-9402 SPENCER L & GLORIA A BOYNTON 777 CREEKWOOD CHASKA, MN 55318-9621 TERRY B & GA YE E CARLSON 821 CREEKWOOD DR CHASKA, MN 55318-9643 PETER A DIRKS 900 HOMESTEAD LN CHANHASSEN, MN 55317-8608 THOMAS J & KATHLEEN R GERTZ 10001 GREAT PLAINS BLVD CHASKA, MN 55318-9466 DONALD E HALLA & 495 PIONEER TRL CHANHASSEN, MN 55317-8690 RICHARD T HALVER 10271 GREAT PLAINS BLVD CHASKA, MN 55318-9468 JAMES R & SHARON M HEDBERG 750 PIONEER TRL CHANHASSEN, MN 55317-8671 FRAYNE & DEBORAH JOHNSEN 1100 HESSE FARM RD CHASKA, MN 55318-9521 MICHAEL G & KATHY A ARNOLD 1400 HESSE FARM RD CHASKA, MN 55318-9523 RODNEY G & DIANE S BEUCH 1180 PIONEER TRL CHASKA, MN 55318-1122 ROGER & VIKKI BROUN 1200 HESSE FARM RD CHASKA, MN 55318-9522 GERALD R JR & SHELLY D COOK 9920 DELPHINIUM LN CHASKA, MN 55318-1177 GREGORY M FALCONER 720 96TH ST W CHANHASSEN, MN 55317-8603 DALE ALAN GUNDERSON & 845 CREEKWOOD DR CHASKA, MN 55318-9643 DONALD E HALLA ET AL 10000 GREAT PLAINS BLVD CHASKA, MN 55318-9465 DEAN A & JENNIFER K HAMMOND 1180 HESSE FARM RD CHASKA, MN 55318-9521 HESSE FARM HOMEOWNERS ASSN 1425 BLUFF CREEK DR CHASKA, MN 55318-9515 ARTHUR B & MARY ANN JOHNSON 219 82ND STW CHASKA, MN 55318-9612 EUGENE W & MIRIAM M JUNKER 1250 HESSE FARM RD CHASKA, MN 55318-9522 VIVEK KAUL & 9875 DELPHINIUM LN CHASKA, M N 55318-1176 JOHN D & DURENE KLlNGELHUTZ 350 HIGHWAY 212 E CHASKA, MN 55318-2144 LORI L LARSON 1051 HOMESTEAD LN CHANHASSEN, MN 55317-8611 JOHN & ELAINE Z MALAKOWSKY 10301 GREAT PLAINS BLVD CHASKA, MN 55318-9467 BRIAN J & MICHELLE R O'DONNELL 1151 HOMESTEAD LN CHANHASSEN, MN 55317-8613 KURT W PAPKE & 1131 HOMESTEAD LN CHANHASSEN, MN 55317-8613 PETERSON-JACQUES FARM LAND CO 15900 FLYING CLOUD DR EDEN PRAIRIE, MN 55347-4047 PETER A & JERIL YN M SCHWALEN 1001 HOMESTEAD LN CHANHASSEN, MN 55317-8611 STATE OF MINNESOTA - DOT 395 JOHN IRELAND BLVD 631 TRANSPORTATION ST PAUL, MN 55155-1801 STEVEN J & SANDRA R KADISAK 810 PIONEER TRL CHANHASSEN, MN 55317-8673 CONRAD L KERBER 9850 DELPHINIUM LN CHASKA, MN 55318-1176 MICHAEL GLADD & 1070 HESSE FARM RD CHASKA, MN 55318-9520 LAVERNE A LYNCH 716 2ND ST NE FOSSTON, MN 56542-1517 HARRY E NIEMELA 9700 LAKETOWN RD CHASKA, MN 55318-4513 LESLIE L O'HALLORAN 710 96TH ST W CHANHASSEN, MN 55317-8603 BRUCE W PAUL 10240 MAN DAN CIR CHASKA, MN 55318-9401 JAMES W SABINSKE 775 CREEKWOOD CHASKA, MN 55318-9621 DANIEL J & KATHERINE L SMITH 1020 HESSE FARM RD CHASKA, MN 55318-9520 ROBERT G & JUDY I STEFFES 1350 HESSE FARM RD CHASKA, MN 55318-9523 DAMON D & LISA L KANZLER 1161 HOMESTEAD LN CHANHASSEN, MN 55317-8613 KLlNGELHUTZ CONSTRUCTION CO 350 HIGHWAY 212 E CHASKA, MN 55318-2144 JAXON D & ALLISON L LANG 9870 DELPHINIUM LN CHASKA, MN 55318-1176 JOHN & ANNA MAE MAKELA 9860 RASPBERRY HL CHASKA, MN 55318-1180 HOWARD & MARY NOZISKA 1120 HESSE FARM RD CHASKA, MN 55318-9521 LISA COLSON & 9855 DELPHINIUM LN CHASKA, MN 55318-1176 JAMES E & R SUSAN PEDERSEN 10300 MANDAN CIR CHASKA, MN 55318-9401 DANIEL SCHAITBERGER & 10241 MAN DAN CIR CHASKA, MN 55318-9402 SHAWN S & NICOLA S SMITH 725 BRAMBLE DR CHASKA, MN 55318-1128 RENEE L STRICKLAND 10251 GREAT PLAINS BLVD CHASKA, MN 55318-9468 ANTHONY & TINA SWANSON 10260 MAN DAN CIR CHASKA, MN 55318-9401 DAVID D & STEPHANIE J VIEAU 901 HOMESTEAD LN CHANHASSEN, MN 55317-8609 ANNE & CLARA VOGEL 815 CREEKWOOD DR CHASKA, MN 55318-9643 MARYANNE M WHITE 670 CREEKWOOD DR CHASKA, MN 55318-1149 TIMOTHY A & TERESA M VOEHL 770 CREEKWOOD DR CHASKA, MN 55318-9620 ROBERT & BETTY WOLD 731 PIONEER TRL CHASKA, MN 55318-1157 Discussion Parcel 4a Location Map ~ Discussion Parcel 4a I ...~~ Discussion Parcel 14 Location Map ~ Discussion Parcel 14 ~ ) :.: ~;. fI ~"~~.; Discussion Parcel 24 Location Map ~ Discussion Parcel 24 Discussion Parcels 33, 34 & 36 Location Map ~ Discussion Parcels 33, 34 & 36 Discussion Parcel 42 Location Map ~ Discussion Parcel 42 ~ Discussion Parcel 44 Location Map ~ Discussion Parcel 44 'J.,,'J. -<..~. #,J> .l(14 ,,~ ...,!Jf!!!,;, '( '""",,~." . ( "..'.'~'>.". ........ -,. ." '>it,... ~il ~~':iI">i' '~ " .'