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25-10 PC Signed Findings of Fact and DecisionCITY OF CIIANHASSEN CARVER AND HENNEPIN COUNT'IES" MINNESOTA FINDINGS OF FACT AND RECOMMENDATION lN RE: Application of Fusion - AE - Planning Case No. 2025- 10, Eden Springs, for a site plan review and variance request, On September 2. 2025, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Fusion - AE for a Memory Care Facility. The Planning Commission conducted a public hearing on the proposed development, preceded by a published and mailed notice. The Planning Commission heard testimony lrom all interested persons wishing to speak and now makes the following: I . The property is currently zoned R- l 6 District. 2. The property is guided in the Land Use Plan for Residential - High Density. 3. The legal description ofthe property is described in the attached Exhibit A. SITE, PLAN REVIEW FINDINGS l. The Applicant has requested approval ofthe site plan dated August 13.2025. prepared by Anders S- Melby. 2. The zoning ordinance directs the City to consider nine possible adverse effects ofthe proposed site plan. The nine effects and our findings regarding them are: a) Is consistent with the elements and objectives ofthe city's development guides, including the comprehensive plan. olficial road mapping. and other plans that may be adopted. b) ls consistent with the site plan review requirements. c) 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 ol the neighboring developed or developing or developing areas. d) Creation of a harmonious relationship of buildings and open spaces with natural site features and with existing and future buildings having a visual relationship to the development. FINDIN(]S OF FACT e) Creates a functional and harmonious design fbr structures and site features, with special attention to the follou ing: i. An internal sense oforder for the buildings and use on the site and provision ofa desirable environment for occupants, visitors and general communityi ii. The amount and location ofopen space and landscapingl iii. Materials. textures. colors and details ofconstruction as an expression ofthe design concept and the compatibility olthe same n'ith adjacent and neighboring structures and usesl and iv. Vehicular and pedestrian circulation, including walkways. interior drives and parking in terms of location and number ofaccess points to the public streets. width of interior drives and access points. general interior circulation. separation of pedestrian and vehicular Iraflic and arrangement and amount of parking. Q Protects adjacent and neighboring properties through reasonable provision for surl'ace 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 ellects on neighboring land uses. g) Within the Highway Corridor (HC) districts. cor.rsistency with the purpose, intent and standards ol the HC districts. h) Within the BluffCreek Overlay (BCO) district. consistency with the purpose. intent and standards ofthe BCO districl. i) Maintain an acceptable road system Ievel o1'service. Findins: The propo.sed de|elopment is c'onsistent v'ith the ('it)"s design requirements, the Comprehensive Plon, lhe :oning ordinante. lhe design .stundartls, ond the site plan reviet' requirements. Stctff is recrsmmending opproval oflhe request v,ith condilion.\. The site design is compolible with the surrounding devektpntenls. It is.funtlional and harmonious v,ith the urea. Appr<tval oJ this site pktn is contingenl upon lhe condilions listed in the stalJ report #25- 10 dated August 26, 2025, prepared by Rachel .leske et al. Variances shall only be permitted when they are in harmony with the general purposes and intent of this chapter and when the variances are consistent wilh the Comprehensive Plan. When there are practical difficulties in complying with the zoning ordinance. "Practical difficulties". as used in connection with the granting of a variance. means that the property owner proposes to use the property in a reasonable manner not ) 2 VARIANCES permitted by this chapter. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. 3. That the purpose ofthe variation is not based upon economic considerations alone. The plight ofthe landowner is due to circumstances unique to the property not created bv the landowner. 5. The variance. ifgranted, will not alter the essential character ofthe locality. Variances shall be granted for earth-sheltered construction as defined in M.S. S 216C.06. subd. 14. when in harmony with this chapter. Finding: The proposetl wetland setback and parking bt sethack variances are in harmony with the zoning code and the Comprehensit'e Plan. Bolh requestecl variances ore caused by lhe welland site encumbronces, nol lhe property owner. The applicant o/fsels the practical tlifficulties in complying with the zoning orclinance by providing reasonuble screening and wetlond buffer improvements, v,hich will maintain the choracter ol the loc'ality. Approval ofthese variances is conlingenl upon the conditions listed in the stalfreport #25- l0 dated Augusl 26, 2025, prepared by Rachel Jeske et al. The planning report #2025-10 dated August 26,2025, prepared by Rachel Jeske et al. is incorporated herein. RECONIMENDATION ANI) ACTION The Planning Commission approves the requested wetland setback and parking lot setback variances for constructing a Memory Care Facility. CITAN}IASS PLNNNINC COMMISSION I}Y: .1 6 7 -) Il nc yes, Chair The Planning Commission recommends approval ofthe proposed Site Plan lor the proposed development of a Memory Care Facility to the City Council. ADOPTED by the Chanhassen Planning Commission this 2"d day of September,2025. EXHIBIT A That part of the Southeast Quarter of the Southeast Quarter of Section I 0, Township I I 6 North, Range 23 West, Carver County. Minnesota, described as flollows: Beginning at a point on the south line of said Southeast Quarter olthe Southeast Quarter. distance 195.0 feet west ofthe southeast corner thereof; thence west along said south line a distance of361.00 feet; thence northerly parallel to the east line of said Southeast Quarter ofthe Southeast Quarter a distance of593.20 feet; thence deflecting right at an angle of62 degrees 00 minutes 00 seconds a distance of I 50 feet, more or less, to the center line of creeki thence easterly along said centerline to its intersection with a Iine drawn northerly and parallel with said east line from point of beginning; thence southerly along said parallel line to the point of beginning. Tract B: That part of the Southeast Quarter of the Southcast Qua(er of Section I 0. Township | | 6 North, Range 23 West, Carver County. Minnesota. described as lollows: Beginning aI a point on the south line of said Southeast Quarter of the Southeast Quarter, distance 195.0 leet west ofthe southeast comer thereof; thence notherly parallel with the east line of said Southeast Quarter ofthe Soulheast Quarter to its intersection with the centerline of the creek; thence easlerly along said centerline ofthe creek to its inlersection with the east line said Southeast Quarter of the Southeast Quarter; thence southerly along said east line to the southeast corner of said Southeast Quarler of the Southeast Quarter: thence west along said south line to the point ofbeginning; which lies northerly ofthe northerly boundary of Minnesota Department of Transportation Right ol Way Plat Numbercd l0-09 as the same is on tlle and ol record in the office ofthe County Recorder in and for said county. .l DESCRIPTION OF PROPERTY SURVEYED That part of Tracts A and B below: Tract A: