Planning Commission approves site plan for Aspen Fields childcare facility
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Summary
Rosemount Planning Commission approved a site plan review allowing Aspen Fields LLC to build a 13,550-square-foot childcare facility serving roughly 174 children with a 10,741-square-foot outdoor play area, subject to conditions A–G and a 10-day appeal period.
The Rosemount Planning Commission on Sept. 23 approved a site plan review permitting Aspen Fields LLC to construct a 13,550-square-foot childcare facility with a 10,741-square-foot outdoor play area in the Aspen Fields development area.
The commission’s approval, made during a public hearing, follows a presentation by city planning staff outlining the proposal and site constraints. Staff said the proposed development is in the B1 General Business zoning district and that daycare centers serving more than 16 persons are a permitted use in that district. Staff recommended approval “allowing Aspen Fields LLC to construct a childcare facility subject to conditions A through G,” and answered commissioners’ technical questions about setbacks, easements and lighting.
The plan locates the building in the southeastern portion of the parcel, with outdoor play areas to the west and south. Staff reported required setbacks and parking meet ordinance standards: the site plan shows approximately 21% lot coverage (under the 75% maximum) and provides 48 parking stalls where 47 are required. The parking calculation described in the staff presentation included one stall per five children (35 stalls for 174 children), one stall per room (11 rooms = 11 stalls) and one stall for an on-site van.
Staff identified two site constraints: two well easement areas in the western portion of the site and a natural gas pipeline easement running from northwest to southeast across the northern part of the lot. The applicant said it has been in contact with the easement owner and received permission to construct parking over that easement area.
Staff reviewed exterior materials and elevations and reported compliance with the B1 district standard that at least 50% of the exterior be natural stone or brick; no EFIS is shown on the elevations. The proposed height is under the 35-foot maximum for the zoning district. A photometric study submitted by the applicant showed lighting meets ordinance lumen requirements; staff noted the applicant must verify that pole-mounted lights are at least 100 feet from adjacent residential property lines or shorten poles to 20 feet if not.
After the public hearing (no members of the public spoke on the item), Commissioner Reid moved to approve the site plan review; Commissioner Biedner seconded the motion. The commission voted in favor; the decision is final for the commission and will not go to City Council. City staff advised a 10-day appeal period is available for persons wishing to appeal the commission’s decision.
The applicant on the record for the project is Aspen Fields LLC; the operating business name shown on elevations is Crystal’s Cuddlebugs childcare preschool.
The approval is subject to the conditions A through G listed in the staff report; those conditions were summarized on the project slide and remain part of the administrative record.
