PC Minutes 06-05-2012
CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
JUNE 5, 2012
Chairman Aller called the meeting to order at 7:00 p.m.
MEMBERS PRESENT:
Andrew Aller, Mark Undestad, Kathleen Thomas, Kim Tennyson, Bill
Colopoulos, and Kelsey Nelson
MEMBERS ABSENT:
Lisa Hokkanen
STAFF PRESENT:
Kate Aanenson, Community Development Director; Bob Generous, Senior Planner;
and Ashley Mellgren, Planning Intern
PUBLIC HEARING:
RESIDENTIAL PLANNED UNIT DEVELOPMENT (PUD-R) AMENDMENTS: REQUEST TO
AMEND THE FOLLOWING RESIDENTIAL PLANNED UNIT DEVELOPMENTS: MISSION
HILLS (WITH REZONING TO RSF), SARATOGA ADDITION, SOUTH LOTUS LAKE,
SOUTH LOTUS VILLAS, TRIPLE CROWN ESTATES, WALNUT GROVE, WESTERN HILLS,
AND WILLOW RIDGE. APPLICANT: CITY OF CHANHASSEN, PLANNING CASE 2012-04.
Generous: As you stated this is the third group of planned unit developments that the City’s reviewing as
part of this process that we’ve been going through for the last year. There are 8 developments that are
included as part of tonight’s review. The first item was the Mission Hills development, which originally
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came for public hearing on April 17 and it was requested at the, at the request of one of the property
owners that this item be delayed until this meeting so that they could review the proposed ordinance.
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Little background. We held a neighborhood meeting on May 8 at the Chan Rec Center for a majority of
these planned unit developments. We sent out approximately 1,000 postcards and of that we had 20
people that showed up at the meeting. The notices did contain directions to the City’s website so people
could see what the proposed ordinance amendment was about and what the actual language was in it. We
also had contacts with the City staff that they could call and I think most of the questions were answered
for the residents through that way. Some houses, as part of this update may not meet the standards even
of the original PUD because the City’s practices have changed. Prior to 2004 we did not require anyone
to do any permitting for like patios and things like that and so we have numerous instances where hard
surface coverage may be exceeded from existing ordinance. However it’s not our intent to require anyone
to make any improvements or to take out any improvements that they have at this time but as they move
forward we would show that they’re regulated by this ordinance. Notice that our intent as part of this
process to up zone any of the property. We’re just trying to move into the zoning ordinance what was
approved originally by City Council. The Mission Hills development, here’s the location. We were
doing these geographically. We’re trying to get the north eastern portion of the city. The previous one
we did right along the border was the majority of them. Now we’re moving a little bit south. Again the
Mission Hills development pulls this off because it was part of a different group as we started the process.
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Walnut Grove, Willow Ridge, Triple Crown Estates, the Saratoga 1 and 2 Addition, Western Hills,
South Lotus Lake and South Lotus Villas and the Mission Hills developments are the ones that we’re
reviewing tonight. And the first one is Mission Hills. It’s PUD #93-04 which was originally approved in
2004. The underlying zoning that we’re proposing as part of this development are R-8 for the mixed
medium density residential for the townhouse portion of the development. BN neighborhood business
district for the commercial portion of the development, which is Outlot E and we propose to rezone to
single family residential those single family detached homes on Blocks 2 and 3 of Mission Hills
development. This property is located east of Highway 101 and north of Highway 212. In the southwest
corner of this development is where the commercial portion is. The townhouses are both north and south
Chanhassen Planning Commission – June 5, 2012
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of West 86 Street and then the single family homes on either side of Mission Hills Lane. And here’s an
aerial view. As you can see the commercial portion is still vacant right now. All the residential has been
developed. Like I stated we are requesting to rezone approximately 7 acres of the detached single family
residential from PUD-R to Single Family Residential. All these homes meet the minimum requirements
in the RSF district so the only reason they were included in the PUD originally is because they were part
of the larger parcel and so they didn’t break it out. For the minimum requirements under the Mission
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Hills portion, which is south of West 86 Street, we’re stating that it is as platted because these properties
have been turned into condominium units and so we want to keep those in place. If anyone would want to
change anything on that they would need to come through and amend the ordinance as part of any new
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development. Mission Hills 2 Addition are the townhouses north of West 86 Street. The minimum lot
size would be 2,100 square feet with minimum width of 46 feet and minimum depths of 47 feet, and that
was based on our review of the plats for these developments so we looked to make sure that they’ll
comply with that. The PUD overall project approved 194 units and 31 structures. All the stuff was in
place as part of the original PUD. In this instance the only parts that we were changing are the minimum
lot sizes and then the interior lot line setback requirement because they weren’t stated but they were
inferred as part of the site plan review process and so we wanted to make it explicit what those setbacks
are. The other amendment that we’re proposing for the Mission Hills PUD was to allow LED lighting.
The City has amended it’s code but this one was limited because it specifically addressed the high
pressure sodium only so we would add that. And as we learned in the past we’ve tried to take these
projects, each of them individually so that we can have comments and then at the end we would have a
motion for all of them to go forward. Staff is recommending approval of this.
Aller: I just want to clarify a couple things. So on the LED lighting…
Generous: Yeah, more efficient area lighting for the development.
Aller: Okay and I understand…
Generous: Correct.
Aller: It doesn’t sound…
Generous: That’s correct. The only real changes we’re referencing underlying zoning for the overall
project. I said for the medium density to R-8 and for the commercial to the neighborhood business
district.
Aller: …
Generous: Correct. And also the uses of the individual units. For instance under our supplemental
regulations the City regulates home occupations that you can have up to 25% of your dwelling unit as an
office space in your home and it limits you know what type of equipment you can have. The number of
vehicles that can come to it and things like that so we want to be able to say that those ordinances also
apply in these instances.
Aller: Based on those questions does anyone have anything further to ask? Okay. With that I’ll open up
the public hearing portion so anyone that wishes to speak regarding the proposed amendments with
Mission Hills, could you please step forward. State your name and address for the record.
Mike Klingelhutz: Mike Klingelhutz, 7940 Airport Road. I’m one of Al Klingelhutz’ sons.
Aller: Welcome sir.
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Chanhassen Planning Commission – June 5, 2012
Mike Klingelhutz: Pardon?
Aller: I said welcome sir.
Mike Klingelhutz: Thanks for letting us speak. Al owns the, that’s the last remaining vestige of his
family farm there, the PUD. The neighborhood commercial and there’s some stuff that we’d like to
discuss with you and I was wondering, Al’s attorney has been acting with the City and do you guys have
copies of that?
Aanenson: Yeah, in fact we did, I did respond to your attorney and we did include both letters in the
packet so they have this.
Mike Klingelhutz: So including the pictures?
Aanenson: Yes, they have that.
Mike Klingelhutz: And the letters.
Aanenson: Yes.
Mike Klingelhutz: You know Al’s been around a while and lots of people ask him if he misses the rolling
hills of his farm and he says I do but a lot of nice, reasonable people have moved in. But his experience
with the last piece of property there, he had a buyer for it and the interaction with the buyer and the City
didn’t go well and the buyer took off running and it was mostly centered around the setbacks and when
MnDOT condemned, well under the threat of condemnation MnDOT took quite a bit of property and they
wound up having a large chunk between the actual asphalt of the road and it goes way out in the field and
I’m here, I’m a farmer and my farm machinery gets tangled up in the right-of-way signs out in the middle
of the field and it just seems that the right-of-way is excessive and I have a map here showing this. An
aerial view that I got off the Carver County GIS and we went out there and measured it and along the
south portion, along the south wall it varies between 70 and 50 feet that MnDOT owns to the property
line and along the 101 side it varies from 50 to 35. And with, if you read the letters from the attorney the
setbacks along the south wall and Highway 101 are, he’s a fair minded guy and they are, and I don’t know
why you’d need a setback from the south wall that already has 50 to 70 feet. MnDOT own property line
and the setback along 101 is probably meets the requirements already what MnDOT owns and if you,
when I was looking at that aerial photo I dug up this other one with the Kwik Trip in the southwest corner
of 101 and 212 and either I’m mistaken or they were allowed to use the MnDOT right-of-way for their
setback because the sidewalk is 10 feet and the building is about 15 feet at most from the property line.
Aller While that’s being passed out, just for your information we do have two letters. One dated May
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21 and one dated May 29, as well as photographs that are a part of the record.
Mike Klingelhutz: Thank you. Good. So what Al is asking for is consideration of perhaps using the
MnDOT owned I don’t know for lack of a better word call it buffer that they purchased as part of the
construction to reduce his setbacks to a minimal amount. Keep in mind we’re not asking for anything
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along the residential side or along the West 86 side because those make sense and I don’t know what
vehicle you guys could use to facilitate this. If you were in favor of it. Maybe a letter that Al could give
to the developer or direction to the staff or, there’s nobody on board to develop the property right now but
just to facilitate things if somebody does express an interest in it. If you guys would have any
consideration for perhaps reducing those setbacks along the south wall and along 101. I don’t know what
options are available to you. Al in his younger days probably could have told you. He served as mayor
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Chanhassen Planning Commission – June 5, 2012
and council person and county commissioner for a number of years so there needs to be some discussion
about it. Al’s not happy and you know there might be a little tension there between the planning
department and him, and it’s not necessary so I mean if we could just have an intelligent discussion about
it, that would suit him and so if you guys have any thoughts about it.
Aller: Alright, great. Well I haven’t heard anything as far as problems between any of the homeowners
and planning. I did receive the review along with the rest of the commission. They are part of the record.
We have, I have read them. I’m sure other commissioners have read them. I don’t have before me the
Kwik Trip so perhaps somebody could enlighten me on that a little bit but no, as far as the history of the
Kwik Trip. Whether or not it’s something that was a variance or part of a PUD.
Aanenson: If I may…I don’t think there’s any animosity. I hope not on that development. We’d love to
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see his property develop. There was a large user on this property and if you can see how West 86…it’s
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very narrow at that. There’s no right-in/right-out. It’s very narrow right on with 86 Street so the stack
up on that, based on the user that was going in there, it would have been what we consider a situation F.
It wouldn’t have worked. The only other exit coming out of that neighborhood, you’d have to go all the
way up through the residential. Up, going up north so that was our concern is you know the trips. I think
the other thing that wasn’t brought up is the attorney wanted us to consider, you the Planning
Commission to consider going to a Business Highway zone. The comprehensive plan did guide this for
neighborhood commercial and I think that’s what we’re looking at right now. Not to say that we
wouldn’t consider something if something came in and it seemed to work with the traffic and was a good
transition for the neighborhood but I think just to give it Business Highway, the only place we have it is
on Highway 5 and the Kwik Trip site is neighborhood commercial and they’re…so it’s similar to what we
gave this property so they don’t have a higher zoning than you would have on this piece. I think the
biggest issue there is just trying to make sure we have something that fits based on traffic, but certainly
we’d be willing to look at the buffers. The issue that came up was not the buffers. The issue that came
up was the traffic being generated by the use.
Aller: So the use that was being applied for, which was problematic. Not the zoning.
Aanenson: That they met with the staff on. Nobody ever applied because they found a different site but
we’re certainly always willing to look at that when a project comes in.
Aller: Which goes back to my question to Bob, and I just want to make it clear in my mind at least that
from my understanding if we take action today, and this is approved, it doesn’t change the rights of the
owner. It would be the same rights. In fact it would be a little clearer for you and other individuals as to
the use of the property hopefully making that so that someone could come in and take a look at it and say
yeah, I can use it now. Before I didn’t know so it takes some of the questions out and maybe they’ll come
forward and I think what I’m hearing from planning is that if we have somebody, somebody does come
forward that we’d certainly take a look at that use. It would come before us and we’d look at it either in a
variance situation, creating new PUD or modifying the zoning.
Mike Klingelhutz: It’s not possible to come up with anything more concrete than that?
Aanenson: Well I think, the intention I think is that to see a commercial use there. We’ve sent a lot of
other projects that we think are viable that meet the traffic counts and those have been well received
because they’re maybe a different consideration for value so I think you know the buffer is not the issue.
I think it’s really more the use and how that relates to being able to access the property, and the residents.
I think we’re up to close to about 200 that exit. Some of them can go north but if you want to go south to
get on 212, they would be backed up at peak intervals so depending on what use would be there, if it’s a
commercial use for example before the Kwik Trip went in, it was contemplated for a gas station there.
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Chanhassen Planning Commission – June 5, 2012
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That would be problematic because those people on 86 and other people exiting that neighborhood so all
we’re saying is we want to take a careful look. We would love to see the property develop but just to
make sure it works for people that already live there and for the buyer of the property so that’s successful.
We always are willing to look at those situations and meet with somebody.
Mike Klingelhutz: I did hear you right that Kwik Trip is also Neighborhood Business?
Aanenson: Yes.
Mike Klingelhutz: Okay, how did they wind up with a building so close to the property line?
Aanenson: I can’t comment on that. I don’t have that information in front of me. If you would direct to
staff to look at that and present that information to the City Council, we’d be happy to do that but I don’t
have that information in front of me right now.
Aller: I think that would probably be appropriate because it is before us and so, what I will do at this
point is direct staff to go ahead and look at that so it’s presented at the meeting for City Council which is
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set for June 25, and regardless of what happens today, again we’re an advisory so our, what our decision
is a recommendation and they can accept it, modify it or change it.
Mike Klingelhutz: Okay. I have another question.
Aller: Sure, any comments.
Mike Klingelhutz: It relates to uses. There was specified uses as part of the original PUD and now it says
as Neighborhood Business churches are an interim use and interim means temporary and I don’t quite
understand that.
Generous: In the Neighborhood Business district does it have listed. Oh yes.
Mike Klingelhutz: I’m quite sure I saw it in there. I’ve got to read through it here.
Aller: I think you’re right.
Generous: Yeah, we put a comparison of the BN district and the BH district as part of the ordinances.
Aller: Right.
Generous: It was more directed towards to look at if you open it up to the Business Highway type uses,
you generate more auto related uses and I think that’s part of the concern that Kate has expressed about
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that site because of it’s, primary access is 86 Street which is limited commercial roadway as opposed to
Highway 101 where I believe they still have a right-in/right-out reserved as part of the acquisition through
MnDOT.
Mike Klingelhutz: The interim use thing has a very end of the BN thing.
Aller: That’s Section 20-696 for Interim Uses. So a church.
Mike Klingelhutz: So is a church then a permissible use or not?
Aller: As an interim use.
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Chanhassen Planning Commission – June 5, 2012
Aanenson: For a short period of time.
Mike Klingelhutz: For a short period of time.
Aanenson: Yes. Typically they would be.
Generous: Store front.
Aanenson: Yeah, like they’re looking for a permanent site. It might be a start up. Often they’re in a,
they might be using a space in an existing center and then they’re building a…so interim uses typically
have a timeframe established with them. For 2 years or something like that. They’d have conditions on
it. It might be how big they could get. We have those that start up at schools or other locations and then
when they get a big enough congregation they will try to find a permanent site.
Aller: And my guess is that we would have to take a good look at the traffic flow and the hours of the
traffic and the hours of services and things like that for them to use the property.
Aanenson: And Chair I think what we’re thinking is they’re building a new church. This could be an
existing center that someone wanted to lease some space out of too so.
Mike Klingelhutz: I would certainly categorize a church as a neighborhood business from a facility as a
neighborhood business.
Aanenson: Well it depends. We have some churches that draw from a significant area. Just depending
on the size and you know the traffic. But we can certainly look at that too if you direct us to between now
and the time it goes to City Council.
Mike Klingelhutz: Alright. Well thanks for listening.
Aller: Thank you sir. Any additional comments on Mission Hills? Anyone else like to speak? Okay, we
have someone else coming forward. If you could please state your name and address for the record
please.
Jeff Samuel: Hi, I’m Jeff Samuel. I live at 442 Mission Hills Way East.
Aller: Welcome.
Jeff Samuel: And I’m really new to this process but I guess as a resident in Mission Hills I do have a
concern about traffic any future use of that property would generate. You know as a resident that could
be, make things a lot different than they are now so if things are developed, how are we going to find out
about that? What’s the process for that?
Aanenson: You’d be notified for a site plan review so everybody within 500 feet gets notified. We also
put a sign up on the property that tells you that there’ll be a hearing and you can look at the staff report. It
will be developed some day.
Jeff Samuel: Oh yeah I’m sure.
Aanenson: And you know again it’s just trying to find the right scale. We certainly want you know to
see them do something with the property but there’s a whole range of potential opportunities so, but we
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Chanhassen Planning Commission – June 5, 2012
would notify all the residents within 500 feet and then you’d get a chance to come in and comment during
the public hearing, just as you are now.
Jeff Samuel: Okay, super. Thank you.
Aller: Great, thank you and for those individuals watching or present, all these items and all the
information is found of the City website at ci.chanhassen.mn.us and you can see agendas, minutes, and
actual documents that are presented with the reports so if you keep your eye on that on a regular basis
you’ll see things as they come up.
Brian Klingelhutz: Can I ask…
Aller: Sure. Just state your name.
Brian Klingelhutz: Brian Klingelhutz.
Aller: And address sir.
Brian Klingelhutz: 8860 Klein Drive in Waconia.
Aller: Thank you very much.
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Brian Klingelhutz: I was just wondering, you know there seems to be so much concern about that 86
traffic going in and out of there. Why when those other people were looking at it, why didn’t we look at
the other access? I mean it has another access going in and out. Why wasn’t that brought up at that
point?
Aanenson: What other access?
Brian Klingelhutz: When my dad sold it to MnDOT there was another access that goes with that
property.
Aanenson: That’s in MnDOT’s jurisdiction. It’s my understanding that they were not granted one so
again we can talk to the City Engineer regarding that issue and bring that forward when it goes to City
Council with the other issue. We’ll address those…
Brian Klingelhutz: But that would solve that issue.
Aanenson: Yeah.
Brian Klingelhutz: It could solve it.
Aanenson: It could solve it, yeah. It could and yeah, so that’s something that MnDOT would decide.
They have restriction control when you’re within so many feet of the 212 interchange but we can
certainly see, we can address that when it goes to the City Council.
Brian Klingelhutz: See because when my dad sold it to them he was promised that in and out, you know I
mean and now it doesn’t seem like nobody wants to give it to us, you know what I mean. You know so,
because of some rules and so. That would solve a lot of problems if we could get that. Then it wouldn’t
bother the people in Mission Hills.
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Chanhassen Planning Commission – June 5, 2012
Aller: It’s really not before us today but what we could do, and I will do and I think it’s appropriate is to
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go ahead and direct staff at their suggestion to go ahead, at least get you that answer by the 25 so it’s
before the Council appropriately and they can look at it and take that into consideration. Okay.
Brian Klingelhutz: Alright, thank you.
Aller: Okay. Any additional comments? Okay with that I will close the public hearing. Comments.
Questions…
Generous: Thank you Chairman. The second development is Saratoga Addition Planned Unit
Development as PUD number 77-01. It was approved in 1977. The underlying zoning we’re proposing
for this is R-4 Mixed Low Density Residential District. This property is located just north of the City
Center Park here on the north side of Santa Vera Drive and Saratoga Circle. I should point out that this
plan shows all the development but these lots are actually not part of the planned development. They’re
currently zoned R-4 so we’ve taken them out on the aerial view. They’re existing twin homes on those
properties. They’re zoned R-4. They follow those regulations. Again what we’re doing is trying to
establish the minimum lot requirements for this development. Single family homes are 10,000 square
feet. Two unit structures are 6,000 square feet minimum. Lot dimensions are 60 feet and 120 feet per
unit. Setbacks here are 25 feet for the front, which our standard single family R-4 setback is 30 feet on
the front. The rear is 30 feet and the side setbacks are 10 feet. Hard surface coverage for this
development would be 30% and it would be averaged over the entire project because we know that
individual lots tend to exceed that. So that was it. It’s a very short ordinance. It’s just minimum
standards for this and as I stated before we’re not trying to take anything away from anyone. We’re just
trying to put into ordinance form what was approved as part of the development contract.
Aller: …we’ll open the public hearing portion for Saratoga First Addition, Saratoga Second Addition.
Anyone wishing to speak please come forward. State your name and address for the record. Seeing no
one come forward. Oh, would you like to speak on the Saratoga Addition? Are you here for that?
Generous: She’s on Western Hills.
Ramona Kerber: …I live in both Additions. My driveway is in Saratoga but my.
Aller: Why don’t you come on up and state your name.
Ramona Kerber: I’m Ramona Kerber. Pat Kerber’s wife and we are the exception and our home and our
property taxes are Western Hills and our driveway is the Saratoga Addition.
Aller: And for the record what is your street address?
Ramona Kerber: Oh, 7489 Saratoga Circle.
Aller: Thank you. And what do you have to say about what we’re doing here? Do you have, are you just
coming to check us out and?
Ramona Kerber: No, we were, well we had talked at the Planning Commission and we found out when
our official driveway was closed off from Laredo and we had to go onto Saratoga, we were told that we,
because we had two tax statements and we were told that we cannot annex our driveway, Saratoga
driveway cannot be annexed onto Western Hills. The County won’t allow it.
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Chanhassen Planning Commission – June 5, 2012
Aanenson: If I can. At the open house we had the opportunity to meet with Mrs. Kerber and we learned a
lot. We actually have an anomaly in another place in the city. The County’s reluctant to combine lots
from two different subdivisions so they actually have an outlot and part of another lot so she actually gets
two tax statements and so this property does have the ability to subdivide in the future so we just briefly
spoke about that and looking at the new standards so, someone may buy it and keep it. It’s a beautiful
piece of property. Someone way want to subdivide it but we went through that. At sometime in the
future if they replatted it, and we might be able to get it all into one ID but for right now she’s okay with
the way it is…
Ramona Kerber: No big deal to me. I get a tax statement. You know I get two of them. It doesn’t matter
but like she’s saying, it is an acre plus. I think everybody knows where it is. It’s right on the Kerber
Pond Park and it’s an acre plus. We have no desire at the present time to subdivide it. I, we realize that it
would be very advantageous to the City of Chanhassen for somebody to come in and subdivide it because
I’m sure you’d be getting more tax dollars for that property and we have no desire at the present time.
My husband was born there and he said he’s going to be carried out there so we have no problems. No
qualms. No nothing. But what we were just concerned, the reason why I came, I kind of talked to her,
with this attaching and transferring. I mean we cannot annex our driveway onto Western Hills but it’s no
big deal to us.
Aller: Okay.
Ramona Kerber: We’re satisfied with it. And I believe it was determined that we could, the property
could be divided into 2 lots.
Aanenson: It looks like it could be at least 2 but we’ll see that when it comes through.
Ramona Kerber: But there would be kind of inquired about it and discussed it previously. There is a
possibility that if a dwelling is removed, and we have the farm building there, it is potential 3 lots.
Aller: Okay, which is what I was going to get to. I just want to make it clear why you’re here. My
understanding would be that any action that we take on either one of these districts won’t impact your
ability later on to do what you want to do with the property.
Ramona Kerber: That’s just kind of what we were just you know.
Aller: Right, so that’s our understanding as we go forward.
Ramona Kerber: We’re fine.
Aller: And we’re glad to have you here and we appreciate your input.
Ramona Kerber: Right but that was just what I wanted to do the input on, I really don’t know this
much…and I trust you people. You know but that was just with the, we had discussed it earlier with the
annexing. You know we thought maybe we could transfer you know but you cannot annex so. Okay,
thank you.
Aller: Thank you very much. With that seeing no one else coming forward I’ll close the public hearing
portion. Comments. Discussion. Hearing none we’ll move on. Bob.
Generous: …zoning for this development is single family residential district. This property is located off
of 101 at South Shore Drive. It has 4 riparian lots and then the rest of it is a single family detached, either
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Chanhassen Planning Commission – June 5, 2012
off of Erie or South Shore Drive and South Shore Court. Again we’re not trying to change anything. We
just are proposing that the minimum lot standards be approved as part of the PUD ordinance and for this
development the minimum lot size is 11,700 square feet with 90 feet of frontage at the building setback
line, which was the old standard for single family residential. South Lotus Lake, the lot depth would be
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96 feet and South Lotus Lake 2 Addition is 97 feet so it’s just a slight difference in it. Setbacks are the
standard single family residential district standards. 30 front and rear and 10 sides and hard surface
coverage is 25% within the shoreland district which is within 1,000 feet of the OHW of Lotus Lake and
then 30% for the rest of the development. There is wetland on the lake side and it’s a 75 foot setback
from that, and this one has a perpetual easement for all land below the 902 contour. We’ve incorporated
that as part of the development so staff is recommending approval of the PUD amendment.
Aller: I’ll open up the public hearing portion of…Anyone wishing to speak on that matter please step
forward. Seeing no one come forward I’ll close the public hearing. Comments. Questions. Hearing
none, let’s move on.
Generous: Okay, this South Lotus Villas is an adjunct to the South Lotus Lake development. It’s PUD
#89-04. It was approved in 1989. The underlying zoning is R-12 which is a high density residential
district. There are 14 townhouses that were approved as part of this development and it’s because it was
an outlot of South Lotus Lake that it meets that density. As you can see it’s tucked into there. It’s right
on Highway 101. The common area is driveway for the development. There is a city park on both the
northeast and the southwest side of this project. As I said it’s two buildings. One 6 unit townhouse and
one 8 unit townhouse. Minimum lot sizes are 11,084 square feet. Minimum lot width is 32 feet and
minimum lot depths are 35 feet and that was based on review of the approved plat for these
developments. Setbacks are 25 feet front, 10 on the sides and that’s only on the end buildings not,
because there’s a 0 setback for common walls and there are no rear setback requirements. The hard
surface coverage for the development is 54% so that’s the high density is usually at 50% so that’s even
expanded as a part of this specific project. That’s again we’re just recommending approval of what was
amended to the PUD for what was approved so.
Aller: …We’ll open the public hearing portion for South Lotus Villas. Anyone wishing to discuss the
matter before us, please step forward. State your name and address for the record. Seeing no one step
forward, I close the public hearing. Comments. Questions. Hearing none, we’ll move onto Triple
Crown.
Generous: …approved in 1985. The underlying zoning for this development is RSF which is single
family residential district. This property is located on the Kerber Boulevard. It’s a little bit north of City
Hall. This whole area, if you would look at a zoning map is a planned unit development. There are just a
bunch of different names in it. Again it’s single family detached housing on slightly smaller lots than
would be in the RSF district. The lot requirements, the minimum lot size is 11,300 square feet. Again
our standard lot size is 15,000 square feet for RSF district. Lot width is 70 feet and minimum lot depth is
108 feet. The front setback in this development is 25 feet. Side yard setbacks are 10 feet and the rear is
30 feet. The hard surface coverage for the per lot would be 30% and that’s all the amendment that we’re
proposing for this PUD.
Aller: Okay, I’ll open the public hearing portion on Triple Crown Estates. Anyone wishing to discuss
this matter please step forward. State your name and address for the record. Seeing no one step forward,
I close the public hearing. Hearing no questions or comments we will move forward to Walnut Grove.
Generous: Chairman, this development is PUD #96-04. It was approved originally in 1996. It is a rather
unique development. It has single family detached housing, cottage homes which are like detached
townhouses, and then you have attached townhouses as a part of the development. The underlying zoning
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Chanhassen Planning Commission – June 5, 2012
would be RSF for the single family detached housing on the north side of the project. R-4 Mixed Low
Density Residential for the cottage homes and then R-8 for all the townhouse units within the
th
development. It’s located north of West 78 Street and east of Galpin Boulevard. It does connect to two
single family developments to the north and that’s this area is the detached single family homes along
here. These smaller lots in the middle transitioning are the cottage homes and then all the townhouses are
located on the south side of the project. There are a couple associations. The property to the east is
currently vacant and farmed and when this area develops we are looking at extending, there’s a trail
system that runs right in here to get it over to the lake trail that will be developed when those properties
develop in the future. There are 168 townhouses within the development, 44 cottage homes and 35 single
family detached lots. The single family, minimum lot size are single family 10,400 square feet, cottage
homes 3,400 square feet and townhouses 1,000 square feet. Minimum lot widths for single family are 70
feet, for cottage homes they’re 47 feet and for townhomes they’re 26 feet and the minimum lot depths for
single family are 125 feet which is our standard RSF. For cottage homes they’re 78 feet and for the
townhomes they were at 39 feet. The single family have our standard setback requirements. 30 front and
rear and 10 sides. The cottage home and townhomes have a zero setback requirement because there’s a
lot of common area within this project and as part of that the overall development maintains a 30% hard
cover. And then Lots 4 through 17 of Block 2, which are these ones. Block 2’s here, have a 25 foot front
yard setback because of this stormwater pond that we put into the rear yards so we wanted to allow them
to have a little relief on the front setback so they could have a little bit of back yard. With that we’re
recommending approval of the PUD amendment.
Aller: …open the public hearing portion of Walnut Grove. Anyone wishing to be heard please step
forward. State your name and address for the record. Seeing no one come forward, I close the public
hearing. Questions, comments. Hearing none we’ll move forward to Western Hills.
Generous: Western Hills. PUD #79-06 was originally approved in 1979. The underlying zoning for this
development is RSF which is single family residential. There are three additions in this project. This,
Western Hills is actually it also includes this lot which is Mrs. Kerber’s property. It did show up on this
plat but we did add it for our overhead so that people are aware that this is part of this development and
the standards would apply to that parcel. The minimum lot size is 10,400 square feet. Minimum lot
width is 80 feet at the building setback line and minimum lot depth is 125 feet for Western Hills. For the
First and Second Additions it’s 10,800 square feet for the minimum lot sizes. Minimum lot width is 90
feet and minimum lot depth is 125 feet. The front setbacks are 25 feet except for there are some 20 foot
setbacks that are allowed and we pointed those out as part of the ordinance around cul-de-sacs. Side
setbacks go from, on the garage side 5 feet and on the house side 10 feet in the Western Hills
development and they’re 10 foot setbacks on Western Hills First and Second Addition so you can see how
confusing this all gets if you don’t have it in one spot. And the rear setbacks are 30 feet in both instances
and the hard surface coverage is 30%. So we’re recommending approval of these amendments to the
PUD for Western Hills.
Aller: Okay, with that we’ll open the public hearing portion for Western Hills. If you wish to be heard
on Western Hills, Western Hills First Addition or Second Addition, please step forward. State your name
and address for the record. Seeing no one step forward, close the public hearing. Comments or questions.
Hearing none we’ll move forward to Willow Ridge.
Generous: …that was approved in 1991. The underlying zoning for this development is RSF, which is
single family residential. This property is located off of Lake Lucy Road just west of Powers Boulevard.
Mulberry Circle is the access into this development. They’re all single family detached homes. There’s a
large pond in the middle of the development and you can see that’s related to some of the front yard
setbacks that are part of the overall project. The minimum lot size is 14,000 square feet. Minimum lot
width is 80 feet and minimum lot depth is 125 feet. The front yard setback is 25 feet. Again we’re trying
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Chanhassen Planning Commission – June 5, 2012
to give them a little bit more room so they have some rear yard. Side setbacks are 10 feet and the rear is
30 feet. However you have a wetland buffer and buffer setback required as part of the project. Hard
surface coverage is 25% in the shoreland district and 30% outside of the shoreland district. And then this
is one of the instances in the ordinance. We actually have a table that shows you what the buffers are for
the individual lots and they’re based on the legal descriptions rather than an address because an address
may change. The legal description won’t so it’s a way to track the property.
Aller: We’ll open the public hearing portion of Willow Ridge, Willow Ridge Second and Third
Additions. Anyone wishing to be heard, please step forward. State your name and address for the record.
Seeing no one step forward, closing the public hearing portion. Questions or comments. Hearing none I
believe that concludes the presentation. Any discussion? Otherwise the staff is recommending a motion.
Anyone like to make that motion?
Aanenson: Commission, Chair if I may just a reminder that…Mission Hills to direct us. One to look at
the right-of-way setbacks and compare that to what the Kraus-Anderson project…
Generous: And the access.
Aanenson: And the access.
Aller: With the access. So with those modifications. Would somebody like to make a motion that the
staff recommends the Planning Commission approve the attached ordinances rezoning the Planned Unit
Developments at Mission Hills and RSF for Blocks 2 and 3, Saratoga, South Lotus Lake, South Lotus
Villas, Triple Crown Estates, Walnut Grove, Western Hills, Willow Ridge and adopt the attached
Findings of Fact and Recommendations along with those three additions to the Mission Hills. Do I have
that motion?
Undestad: I’ll make that motion.
Aller: Thank you. Motion being made. Do I have second?
Tennyson: I’ll second that motion.
Undestad moved, Tennyson seconded that the Planning Commission recommends approval of the
attached ordinances rezoning the Planned Unit Developments at Mission Hills and RSF for Blocks
2 and 3, Saratoga Addition, South Lotus Lake, South Lotus Villas, Triple Crown Estates, Walnut
Grove, Western Hills, Willow Ridge; and adopt the attached Findings of Fact and
Recommendations with direction to research access, setbacks to TH 101 and the south property
line, and right-of-way setbacks on the commercial property in Mission Hills compared to Kwik
Trip. All voted in favor and the motion carried unanimously with a vote of 6 to 0.
PUBLIC HEARING:
CODE AMENDMENTS: CHAPTER 20, ZONING CONCERNING PLANNED UNIT
DEVELOPMENTS (PUD’S), NON-CONFORMING LOTS, SIGN ILLUMINATION AND
INFLATABLE SIGNS AND SEARCHLIGHTS.
Aanenson: Mr. Chair, Planning Commission members. We did discuss that at a couple of work sessions.
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Most recently February 7. The City Council also discussed it on their May 14, excuse me February 7
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and 27 and the City Council on May 14 also discussed this. Again there’s two issues we wanted to
address. One was process and then one was the single family PUD’s which some of those you’re seeing
tonight and the low density specifically we wanted to address. There isn’t a minimum lot size in the
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