10-11 Findings of FactCITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
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Application of Phillip D. Johnson and Thompson Avenue Ventures, LLC, for Site Plan Review for
a 39,000 square -foot, one -story warehouse expansion in the Industrial Office Park District (IOP).
On September 21, 2010, the Chanhassen Planning Commission met at its regularly
scheduled meeting to consider the application of Phillip D. Johnson and Thompson Avenue
Ventures, LLC, for Site plan review for a 39,000 square -foot, one -story warehouse expansion for
property located at 2100 Stoughton Avenue. The Planning Commission conducted a public
hearing on the site plan which was preceded by published and mailed notice. The Planning
Commission heard testimony from all interested persons wishing to speak and now makes the
following:
FINDINGS OF FACT
1. The property is currently zoned Industrial Office Park District (IOP).
2. The property is guided by the Land Use Plan for Office Industrial use.
3. The legal description of the property is: See attached Exhibit A
4. Site Plan Findings:
a. The proposed development is consistent with the elements and objectives of the City's
development guides, including the comprehensive plan, official road mapping, and other
plans that may be adopted;
Finding: The development of the site is consistent with the City's development guides
and comprehensive plan.
b. The proposed development is consistent with the site plan review requirements;
Finding: The site is consistent with the site plan review requirements.
c. The proposed development preserves the site in its natural state to the extent practicable
by minimizing tree and soil removal and designing grade changes to be in keeping with
the general appearance of the neighboring developed or developing or developing areas;
Finding: The propose expansion extends above a previously altered area enclosing a
storage and parking area. The proposed development is in keeping with the general
appearance of the neighboring developed or developing areas.
d. The proposed development creates a harmonious relationship of building and open space
with natural site features and with existing and future buildings having a visual
relationship to the development;
Finding: The development will be harmonious with the existing site buildings and
features.
e. The proposed development creates a functional and harmonious design for structures and
site features, with special attention to the following:
1) An internal sense of order for the buildings and use on the site and provision of a
desirable environment for occupants, visitors and general community;
Finding: The proposed expansion is in a logical and practical location on the site.
2) The amount and location of open space and landscaping;
Finding: The proposed expansion to the building only brings the building coverage of
the site to 17 percent. Total hard cover is at 49 percent of the site. Additional
landscaping shall be provided.
3) Materials, textures, colors and details of construction as an expression of the design
concept and the compatibility of the same with adjacent and neighboring structures
and uses; and
Finding: The proposed expansion continues the use of the existing building material.
4) Vehicular and pedestrian circulation, including walkways, interior drives and parking
in terms of location and number of access points to the public streets, width of interior
drives and access points, general interior circulation, separation of pedestrian and
vehicular traffic and arrangement and amount of parking.
Finding: Access to the site shall remain as exists. Parking areas and circulation comply
with code requirements.
5) Protects adjacent and neighboring properties through reasonable provision for surface
water drainage, sound and sight buffers, preservation of views, light and air and those
aspects of design not adequately covered by other regulations which may have
substantial effects on neighboring land uses.
Finding: Surface water is being directed to a storm water swale system. The building
expansion is toward the electrical substation to the east.
5. The planning report, Planning Case #10 -11 dated September 21, 2010, prepared by Robert
Generous, et al, is incorporated herein.
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RECOMMENDATION
The Planning Commission recommends that the City Council approve Planning Case #2010 -11
for Site Plan approval for a 39,000 square -foot, one -story warehouse building expansion located at
2100 Stoughton Avenue.
ADOPTED by the Chanhassen Planning Commission this 21 day of September, 2010.
CHANHASSEN PLANNING COMMISSION
BY: - ��
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Its Chairman
EXHIBIT A
LEGAL DESCRIPTION:
Parcel 1:
That part of the Northwest Quarter of Section 3, Township 115, Range 23, Carver County, Minnesota,
described as follows: Beginning at a point in the West line of said Section 3 distant 1795.7 feet due
South of the Northwest corner thereof, said point being in the Southeasterly right of way line of the
Minneapolis & St. Louis Railroad; thence running Northeasterly along said right of way line 997.8 feet;
thence running due South parallel with the West line of said Section 3, 272.18 feet to a point in the
centerline of the industry spur track, said point being the actual point of beginning of the tract of land to
be described, said point also being in a curve having a radius of 694.69 feet, the radius point of said
curve being South 46 degrees 57 minutes East, 694.69 feet from said actual point of beginning; thence
running Northeasterly along the centerline of said industry spur track and along the arc of said curve to
the right a distance of 89.72 feet to the end of said curve; thence running North 50 degrees 27 minutes
East tangent to said curve and along the centerline of said industry spur track 1270.56 feet to the
beginning of a curve to the left having a radius of 599.39 feet; thence running Northeasterly along the
arc of said curve to the left and along the centerline of said industry spur track, a distance of 307.21 feet
to the end of said curve; thence running North 21 degrees 05 minutes East tangent to said curve and
along the centerline of said industry spur track, 151.69 feet to the beginning of a curve to the right
having a radius of 532.18 feet; thence running Northeasterly along the arc of said curve to the right and
along the centerline of said industry spur track 142.42 feet to its intersection with the Southeasterly right
of way line of the Minneapolis & St. Louis Railroad, said point being 48.93 feet Southwesterly from the
North line of said Section 3 as measured along said Southeasterly right of way line; thence running
Northeasterly along said Southeasterly right of way line 48.93 feet to a point in the North line of said
Section 3; thence running East along said North line 146.4 feet, more or less to the Northwest corner of
the parcel of land conveyed to St. John's Evangelical Lutheran Church as recorded in Book 46 Deeds,
Page 19, filed August 23, 1950; thence running South at right angles 593.85 feet; thence deflecting 53
degrees 47 minutes to the right and running Southwesterly parallel with the Northerly right of way line
of the Chaska and Shakopee Road, 150 feet; thence deflecting 53 degrees 47 minutes to the left and
running Southerly 175 feet to a point in the Northerly right of way line of the Chaska and Shakopee
Road; thence running Southwesterly along said Northerly right of way line 1676.9 feet, more or less, to
a point in a line drawn parallel with the West line of said Section 3 from the actual point of beginning;
thence running North along said parallel line 367.62 feet, more or less, to the actual point of beginning.
For the purpose of this description the West line of Section 3, Township 115, Range 23 is considered to
be a due North and South line.
Except that part lying West of the following described Line A:
Commencing at a point on the West line of said Northwest Quarter distant 1655.37 feet Southerly from
the Northwest corner thereof, said West line has an assumed bearing of South 0 degrees 33 minutes 32
seconds West, said point being on the Northerly line of the Chicago and North Western Railroad
Company right of way; thence North 51 degrees 08 minutes 10 seconds East along said right of way line
1218.17 feet to the actual point of beginning of Line A to be described; thence South 23 degrees 43
minutes 37 seconds East 8.72 feet; thence Southerly 228.75 feet along a tangential curve concave to the
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West having a radius of 510.00 feet and a central angle of 25 degrees 41 minutes 55 seconds; thence
North 88 degrees 01 minutes 42 seconds West and not tangent to said curve 5.00 feet; thence Southerly
96.91 feet along a non - tangential curve concave to the West having a radius of 505.00 feet and a central
angle of 10 degrees 59 minutes 41 seconds and a chord bearing of South 07 degrees 28 minutes 09
seconds West; thence South 12 degrees 57 minutes 59 seconds West, tangent to last described curve,
143.07 feet; thence Southerly 330.26 feet along a tangential curve concave to the East having a radius of
420.00 and a central angle of 45 degrees 03 minutes 13 seconds, and there terminating.
Excepting therefrom the following described tract:
That part of the Northeast Quarter of the Northwest Quarter of Section 3, Township 115 North, Range
23 West of the Stn Principal Meridian, described as follows:
Commencing at the northwest corner of the Northwest Quarter of said Section 3; thence on an assumed
bearing of South 88 degrees 52 minutes 27 seconds East along the north line of said Northwest Quarter a
distance of 2286.69 feet; thence South 01 degree 21 minutes 25 seconds West a distance of 195.90 feet
to the point of beginning of the land to be described; thence South 52 degrees 44 minutes 44 seconds
West a distance of 412.15 feet; thence South 34 degrees 48 minutes 12 seconds East to the intersection
with the westerly line of the parcel conveyed to Northern States Power Company by the document
recorded in Book 61 of Deeds, page 58, in the office of the Carver County Recorder; thence northerly
along said westerly line to the northwesterly line of said conveyed parcel; thence northeasterly along
said northwesterly line to the intersection with the westerly line of the parcel conveyed to St. John's
Evangelical Lutheran Church by the document recorded in Book 46 of Deeds, page 19, in the office of
the Carver County Recorder; thence northerly along said west line to the intersection with a line bearing
North 52 degrees 44 minutes 44 seconds East from the point of beginning; thence South 52 degrees 44
minutes 44 seconds West to the point of beginning.
(Abstract Property)
Parcel 2:
That part of the Northwest Quarter of Section 3, Township 115 North, Range 23 West, Carver County,
Minnesota, described as follows:
Beginning at a point in the West line of said Section 3 distant 1795.7 feet South of the Northwest corner
thereof, said point being in the Southeasterly right -of -way line of the Chicago and Northwestern
Railroad Company; thence running Northeasterly along said right -of -way line 997.8 feet to a point
(which point is the Northwest corner of the tract previously conveyed to American Sugar Company as
described in Book 44 of Deeds at Page 8 thereof), which point is the true point of beginning of the tract
conveyed; thence running South parallel with the West line of said Section 3, 272.18 feet to a point
(which point is the Northwest corner of the tract previously conveyed to M. A. Gedney Company as
described in Book 61 of Deeds at Page 251 thereof) in a curve having a radius of 694.69 feet, the radius
point of said curve being South 46 degrees 57 minutes East 694.69 feet from said point; thence running
Northeasterly along the Northwesterly line of the tract previously conveyed to M. A. Gedney Company
as described in Book 61 of Deeds at Page 251 thereof and along the arc of said curve to the right a
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distance of 89.72 feet to the end of said curve; thence running North 50 degrees 27 minutes East tangent
to said curve 1270.56 feet to the beginning of a curve to the left having a radius of 599.39 feet; thence
running Northeasterly along the arc of said curve to the left a distance of 307.21 feet to the end of said
curve; thence running North 21 degrees 05 minutes East tangent to said curve 151.69 feet to the
beginning of a curve to the right having a radius of 532.18 feet; thence running Northeasterly along the
arc of said curve to the right 142.42 feet to its intersection with the Southeasterly right -of -way line of
Chicago and Northwestern Railway Company railroad, said point being 48.93 feet Southwesterly from
the North line of said Section 3 as measured along said Southeasterly right -of -way line; thence running
Southwesterly along said Southeasterly right -of -way line of Chicago and Northwestern Railway
Company railroad to the point of beginning.
Except that part lying West of the following described Line A:
Commencing at a point on the West line of said Northwest Quarter distant 1655.37 feet Southerly from
the Northwest corner thereof, said West line has an assumed bearing of South 0 degrees 33 minutes 32
seconds West, said point being on the Northerly line of the Chicago and North Western Railroad
Company right of way; thence North 51 degrees 08 minutes 10 seconds East along said right of way line
1218.17 feet to the actual point of beginning of Line A to be described; thence South 23 degrees 43
minutes 37 seconds East 8.72 feet; thence Southerly 228.75 feet along a tangential curve concave to the
West having a radius of 510.00 feet and a central angle of 25 degrees 41 minutes 55 seconds; thence
North 88 degrees 01 minutes 42 seconds West and not tangent to said curve 5.00 feet; thence Southerly
96.91 feet along a non - tangential curve concave to the West having a radius of 505.00 feet and a central
angle of 10 degrees 59 minutes 41 seconds and a chord bearing of South 07 degrees 28 minutes 09
seconds West; thence South 12 degrees 57 minutes 59 seconds West, tangent to last described curve,
143.07 feet; thence Southerly 330.2 feet along a tangential curve concave to the East having a radius of
420.00 feet and a central angle of 45 degrees 03 minutes 13 seconds, and there terminating.
(Abstract Property)
M