Findings of Fact Pinehurst 2nd
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
nd
IN RE: Application of Lennar Corporation for Preliminary Plat with Variances – Pinehurst 2
Addition. Planning Case No. 06-07
On February 7, 2006, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of Lennar Corporation for preliminary plat approval for 41
lots, three outlots and right-of-way for public streets with variances for the use of private streets.
The Planning Commission conducted a public hearing on the proposed subdivision with variances
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 Single-Family Residential District, RSF.
2. The property is guided in the Land Use Plan for Residential – Low Density.
3. The legal description of the property is: Lots 1 through 27, Block 1, Lots 1 through 8,
Block 2 and Lots 1 through 8, Block 3, Pinehurst Addition.
4. 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 significant environmental damage;
f. The proposed subdivision will not conflict with easements of record, but will dedicate
all required easements; and
g. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
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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.
5. In order to permit private streets, the city must find that the following conditions exist:
a. The prevailing development pattern makes it unfeasible or inappropriate to
construct a public street. In making this determination, the city may consider the
location of existing property lines and homes, local or geographic conditions and
the existence of wetlands. Extension of a public street to serve the six homes on
the west end of the site would significantly impact an environmental area on the
property.
b. After reviewing the surrounding area, it is concluded that an extension of the
public street system is not required to serve other parcels in the area, improve
access, or to provide a street system consistent with the comprehensive plan.
Public streets are not necessary to access the property to the west, which is
currently developed with single-family homes and accessed via Brenden Court.
c. The use of the private street will permit enhanced protection of the city’s natural
resources including wetlands and forested areas. The use of limited private streets
preserves approximately 2.8 acres of woodlands.
6. VARIANCE FINDINGS – PRIVATE STREET
a. The hardship is not a mere inconvenience, but provides a means for preserving natural
features on site.
b. The hardship is caused by the particular physical surroundings, shape or typographical
conditions of the land.
c. The conditions upon which the request is based are unique and not generally applicable
to other property.
d. The granting of the variance will not be substantially detrimental to the public welfare
and is in accord with the purpose and intent of the subdivision ordinance, the zoning
ordinance and comprehensive plan.
7. The planning report #06-07 dated February 7, 2006, prepared by Robert Generous, et al,
is incorporated herein.
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RECOMMENDATION
The Planning Commission recommends that the City Council approve the
preliminary plat with a variance for private streets.
ADOPTED by the Chanhassen Planning Commission this 7th day of February, 2006.
CHANHASSEN PLANNING COMMISSION
BY:___________________________________
Its Chairman
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