Findings of Fact and RecommendationCITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of Center Companies, LLC and Clifford Whitehill for Site Plan Review for a 20,600
square -foot, one - story, retail building in the Highway and Business Services District (BH).
On February 7, 2012, the Chanhassen Planning Commission met at its regularly
scheduled meeting to consider the application of Center Companies, LLC and Clifford Whitehill
for Site Plan Review for a 20,600 square -foot, one -story retail building for property located at 80
West 78 Street. The Planning Commission conducted a public hearing on the site plan which
was 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 Highway and Business Services District (BH).
2. The property is guided by the Land Use Plan for Commercial use.
The legal description of the property is: Existing Registered Land Survey 59, Tracts A and
B.
4. Site Plan Findings:
a. The proposed development is consistent 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;
Finding: The redevelopment of the site is consistent with the City's development guides
and comprehensive plan for commercial use in this location. The site is currently
accessed via West 78 Street and will utilize the existing curb cut into the site.
b. The proposed development is consistent with the site plan review requirements;
Finding: The site complies with the site plan review requirements subject to meeting the
conditions of approval.
c. The proposed development 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 of the neighboring developed or developing or developing areas;
Finding: The site currently contains a building and parking lot, both of which will be
removed and the site re- graded, similar to the existing topographic conditions. The
redevelopment will provide additional landscaping and buffer yards. There is an existing
pond located on the northeast portion of the site that will treat a portion of the runoff
from the site, and then drain into a wetland located on the adjacent property. This
wetland will not be impacted as a result of this project. The proposed building and site
improvements will be consistent with the surrounding properties.
d. The proposed development creates 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;
Finding: The development will be harmonious with the existing buildings and features.
The development will be architecturally compatible with the surrounding property that
was previously redeveloped in 2010. The applicant will demonstrate the interior
circulation of the subject site in relation to the properties to the east.
e. The proposed development creates a 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;
Finding: The main entrance into the building is located on the east elevation, adjacent to
the main parking area. The architectural detailing and fenestration is mimicked on the
south elevation. The employee and services entrances are located on the west and north
elevations. The parking is dispersed around the south and east sides of the building.
2) The amount and location of open space and landscaping;
Finding: The site will be landscaped, including the landscaping islands in the parking lot
and exceed the minimum required in the district regulations. There is also a pond located
in the northeast portion of the site that will remain and act as a buffer to the property to
the north.
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; and
Finding: This is the second parcel to redevelop in this area. The architecture and
materials of the proposed building is compatible with the design standards of the property
to the east that was redeveloped in 2010.
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.
Finding: The site includes sidewalks which connect with the existing public sidewalk
along West 78 Street. The proposed development will utilize the existing curb cut on
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West 78 Street. The applicant has demonstrated that the interior circulation is adequate
for both passenger and commercial vehicles. The parking is distributed around the
building and complies with the size and number of required parking stalls required by
City Code. The developer will show future internal circulation on the property to the east
which will connect when it is redeveloped.
5) Protects 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.
Finding: Sanitary sewer and water service are installed on the site and are consistent with
all design standards. The applicant has adequately addressed the drainage and runoff
from the site to existing storm water ponds and drainage systems. The redevelopment of
the site will have a positive impact and is complimentary to the neighboring properties
and uses.
5. The planning report, Planning Case #12 -03 dated February 7, 2012, prepared by Angie
Kairies, et al, is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve Planning Case #12 -03 for
Site Plan approval for an 20,600 square -foot, one -story retail building located at 80 West 78
Street.
ADOPTED by the Chanhassen Planning Commission this 7 day of February, 2012.
CHANHASS�1' -LA OMMISSION
BY:
Its Chairman
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