Findings of Fact and Recommendationl a- -a a--
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
110157
Application of Children's Design Group for the following:
1. Planned Unit Development Amendment to the existing standards — Chanhassen Gateway.
2. Preliminary Plat to subdivide 6.15 acres into one lot and one outlot — Crossroads of Chanhassen 2"
Addition.
3. Site Plan Review for the construction of a daycare building — Primrose of Chanhassen.
On March 6, 2012, the Chanhassen Planning Commission met at its regularly scheduled meeting
to consider the application of Children's Design Group for a Planned Unit Development
Amendment, Preliminary Plat and Site Plan review (Planning Case 2012 -02). The Planning
Commission conducted a public hearing on the proposed subdivision 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 Planned Unit Development -Mixed Use, PUD -Mixed Use.
2. The property is guided in the Land Use Plan for Mixed Use.
3. The legal description of the property is shown on the attached Exhibit A.
4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse
effects of the proposed amendment. The six (6) effects and our findings regarding them are:
a) The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City Comprehensive
Plan.
Finding The site is guided mixed use (residential and neighborhood commercial). A
daycare will meet the daily needs of the surrounding area and a 12,000 square -foot
building is a reasonable size building in that location.
b) The proposed use is or will be compatible with the present and future land uses of the
area.
Finding: The proposed use is and will be compatible with the present and future land
uses of the area through the implementation of the design standards, landscaping,
architecture, etc.
c) The proposed use conforms with all performance standards contained in the Zoning
Ordinance.
Finding The proposed use will conform with all performance standards contained in the
Zoning Ordinance such as design standards, signage, durable materials, uses, etc.
d) The proposed use will not tend to or actually depreciate the area in which it is proposed.
Finding The proposed use is intended to meet the daily needs of the area. It could
potentially add convenience to the homeowners in the area.
e) The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
Finding The site is located within the Municipal Urban Service Area. The proposed
use can be accommodated with existing public services and will not overburden the city's
service capacity.
f) Traffic generation by the proposed use is within capabilities of streets serving the
property.
Finding Based upon traffic studies conducted by the applicant's traffic engineer, traffic
generation by the proposed use is within capabilities of streets serving the property.
5. The Subdivision Ordinance directs the Planning Commission to consider seven possible
adverse affects of the proposed subdivision. The seven (7) affects and our findings regarding
them are:
a) The proposed subdivision is consistent with the zoning ordinance.
Finding The subdivision meets the intent of the city code subject to the conditions of the
staff report and the PUD.
b) The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding The proposed subdivision is consistent with applicable plans.
c) The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water
drainage are suitable for the proposed development;
Finding The proposed site is suitable for development subject to the conditions specified
in this report.
d) The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
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Finding The proposed subdivision will be served by adequate urban infrastructure.
e) The proposed subdivision will not cause environmental damage;
Finding The proposed subdivision will not cause environmental damage subject to
conditions of approval.
f) The proposed subdivision will not conflict with easements of record.
Findin : The proposed subdivision will not conflict with existing easements, but rather
will expand and provide all necessary easements.
g) The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
1. Lack of adequate storm water drainage.
2. Lack of adequate roads.
3. Lack of adequate sanitary sewer systems.
4. Lack of adequate off -site public improvements or support systems.
Finding: The proposed subdivision is provided with adequate urban infrastructure.
6. In evaluating a site plan and building plan, the city shall consider the development's
compliance with the following:
a) Consistency 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.
b) Consistency with this division.
c) Preservation of 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 areas.
d) Creation of 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.
e) Creation of 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.
2. The amount and location of open space and landscaping.
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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.
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.
f) Protection of 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 The proposed development is consistent with the City's design requirements,
the comprehensive plan, the zoning ordinance, the design standards, and the site plan
review requirements with the exception of the area of the building which will require a
PUD amendment. Staff is recommending approval of the request with conditions. The
site design is compatible with the surrounding developments. It is functional and
harmonious with the approved development for this area.
The Planning Commission regards the project as a reasonable use of the land. The
overall design is sensitive to the City's image.
7. The planning report #12 -02, dated March 6, 2012, prepared by Sharmeen Al -Jaff, et al, is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the Planned Unit
Development Amendment to the Gateway West PUD, Preliminary Plat for Crossroads of
Chanhassen 2 n Addition, and Site Plan for Primrose of Chanhassen.
ADOPTED by the Chanhassen Planning Commission this 6 day of March, 2012
CHANHASSEN P T,A�IDLIN COMMISSION
"BY:
Its Chairman
L,