Findings of Fact and Recommendation3 o
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of Kraus- Anderson, Inc. for the following:
1. Planned Unit Development Amendment to the existing standards —Chanhassen Gateway.
2. Site Plan Review for the construction of a multi -tenant building with a drive -thru serving a fast food
restaurant (Building 4B).
On March 5, 2013, the Chanhassen Planning Commission met at its regularly scheduled meeting
to consider the application of Kraus- Anderson, Inc. for a Planned Unit Development Amendment
and Site Plan Review (Planning Case 2013 -06). The Planning Commission conducted a public
hearing on the proposed Site Plan and Planned Unit Development Amendment 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 Planned Unit Development -Mixed Use, PUD -Mixed Use.
2. The property is guided in the Land Use Plan for Mixed Use.
3. The legal description of the property is Lot 2, Block 1, Crossroads of Chanhassen.
4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse
effects of the proposed amendment. The six (6) effects and our findings regarding them are:
a) The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City Comprehensive
Plan.
Finding: The site is guided mixed use (residential and neighborhood commercial). A drive -
thru window for a restaurant will add a convenient purchasing method. It will be screened
from views.
b) The proposed use is or will be compatible with the present and future land uses of the
area.
Finding: The proposed use is and will be compatible with the present and future land uses
of the area through the implementation of the design standards, landscaping, architecture, etc.
c) The proposed use conforms with all performance standards contained in the Zoning
Ordinance.
Finding: The proposed use will conform with all performance standards contained in the
Zoning Ordinance such as design standards, signage, durable materials, uses, etc.
d) The proposed use will not tend to or actually depreciate the area in which it is proposed.
Finding: The proposed use is intended to meet the daily needs of the area. It could
potentially add convenience to the homeowners in the area.
e) The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
Finding: The site is located within the Municipal Urban Service Area. The proposed use
can be accommodated with existing public services and will not overburden the city's service
capacity.
f) Traffic generation by the proposed use is within capabilities of streets serving the
property.
Finding: Based upon traffic studies conducted by the applicant's traffic engineer, traffic
generation by the proposed use is within capabilities of streets serving the property.
5. In evaluating a site plan and building plan, the city shall consider the development's
compliance with the following:
a) Consistency 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.
b) Consistency with this division.
c) Preservation of 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 areas.
d) Creation of 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.
e) Creation of 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.
2. The amount and location of open space and landscaping.
2
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.
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.
f) Protection of 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.
Findine: The proposed development is consistent with the City's design requirements, the
comprehensive plan, the zoning ordinance, the design standards, and the site plan review
requirements with the exception of the area of the building which will require a PUD
amendment. Staff is recommending approval of the request with conditions. The site design
is compatible with the surrounding developments. It is functional and harmonious with the
approved development for this area.
The Planning Commission regards the project as a reasonable use of the land. The overall
design is sensitive to the City's image.
7. The planning report #2013 -06, dated March 5, 2013, prepared by Sharmeen Al -Jaff, et al, is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the Planned Unit
Development Amendment to the Chanhassen Gateway PUD and Site Plan for a multi-tenant
building with a drive -thru serving a fast food restaurant (Building 4B).
ADOPTED by the Chanhassen Planning Commission this 5a' day of March, 2013.
CHANHASSEN PL ISSION
BY:
Its Chairman