FOF signedCITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of Mission Hills Senior Living for the following:
1. Planned Unit Development Amendment to the existing standards — Mission Hills.
2. Preliminary Plat to replat 8.64 acres into one lot — Mission Hills 3'a Addition.
3. Site Plan Review for the construction of a 136 -unit Senior Housing Facility with a Child
Daycare Center and 8 Twin Homes — Mission Hills Senior Living.
On April 18, 2017, the Chanhassen Planning Commission met at its regularly scheduled meeting
to consider the application of Mission Hills Senior Living for a Planned Unit Development
Amendment, Preliminary Plat and Site Plan review (Planning Case 2017-07). 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.
b) The proposed use is or will be compatible with the present and future land uses of the
area.
c) The proposed use conforms with all performance standards contained in the Zoning
Ordinance.
d) The proposed use will not tend to or actually depreciate the area in which it is proposed.
e) 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.
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.
b) The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
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;
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;
e) The proposed subdivision will not cause environmental damage;
0 The proposed subdivision will not conflict with easements of record.
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.
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.
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.
7. The planning report #2017-07, dated April 18, 2017, 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 Mission Hills PUD, Preliminary Plat for Mission Hills 3`d
Addition, and Site Plan for Mission Hills Senior Living.
ADOPTED by the Chanhassen Planning Commission this 18a' day of April, 2017.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman