Planning commission approves site plan for 10,000‑sq‑ft daycare at 4640 Knutson Drive with conditions

Farmington Planning Commission approved a site plan May 13 for a single‑story, 10,000‑square‑foot commercial daycare to be built at 4640 Knutson Drive, subject to five staff‑recommended conditions including revised photometrics to limit light spill on the west property line.

The action matters because the proposal responds to local childcare demand while raising traffic, lighting and site‑layout questions raised by commissioners and staff.

Planning staff presented the application as a site plan review for a commercial daycare on a 1.37‑acre vacant lot platted as Lot 2, Block 3 of the Vermillion River Crossings development. The property is in the Spruce Street Mixed Use zoning district and the Spruce Street overlay; commercial daycares are a permitted use in that district, staff said. The applicant, Insight Development, proposes a single‑story facility with synthetic stucco exterior, concrete base, metal trim and an asphalt roof; staff noted false facade windows on the front elevation to provide an upper‑story appearance.

Jared, planning staff, said the site plan meets bulk and density standards except for a front yard setback variance that was approved in October 2024 to allow 0% of the building front to sit within 20 feet of the right of way. He said the variance enabled two access drives on Knutson Drive and kept playground space at the rear of the building away from the parking lot and street.

Cyrus Amani, licensed architect and project manager with Insight, said Insight is a national developer focused recently on daycare projects and that the proposed address is 4640 Knutson Drive. "I'm a licensed architect. My name is Cyrus Amani with Insight. I'm also a project manager for them," he said. Amani told the commission the company intends to start construction in August and expects about an eight‑month build duration.

Staff outlined five conditions of approval: obtain necessary building permits; obtain sign permits; satisfy outstanding engineering comments; include final architectural details for the trash enclosure and playground fencing at building permit submittal; and submit a revised photometrics plan showing a maximum of 1 foot‑candle at the western property line.

Staff said the project proposes 22 employees and about 150 children. Under city code staff summarized the parking requirement as one space per employee on the maximum work shift plus one space per 10 children. Using those figures, staff said the site requires 37 spaces and the plan provides 41.

Commissioner Berg expressed concern about traffic on Knutson Drive at peak times and asked whether engineering had reviewed circulation; Jared responded that engineering and fire had signed off and had no concerns. Commissioner Orcheski said the community will embrace another daycare option. Commissioner Windchett asked about playground fencing and gates; Amani described a perimeter fence that will surround the rear playground, with gates at the accessible parking area.

After brief discussion, Commissioner [unnamed] moved to approve the proposed site plan with the five contingencies; the motion carried on a roll‑call vote recorded in the transcript as affirmative responses from the commissioners present.

The commission approved the site plan while reserving final review of lighting, fencing and trash‑enclosure details for the building permit review process.