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F-2a. Request for Rezoning Property from Single Family to Mixed Medium Density Residential � MEMORANDUM fl� TO: Todd Gerhardt Cit Mana er CI YO�� y g ��i'�� FROM: Sharmeen Al-Jaff, Senior Planner 7700 Markef Boulevar�i v� �� PO Qox 147 DATE: June 8, 2015 t�j�'=;�� Chanhassen,MN 553i7 SUBJ: Approve Rezoning of Property fi•om Single Family Residential District to Mixed Medium Density Residential District; Preliminary and Final Administration P1at to Replat 8.69 acres into two lots with a variance for a private Phone:952.221.1100 Fax:952.227.1110 street (BeeHive Hoine 2"d Addition); and Site Plan Review for a 10,700 square-foot addition to a continui�g care retirement facility Building Inspections (BeeHive Homes)— Planning Case#2015-10 Phone 952.227.11�30 Fax:952.227.1190 � PROPOSED MOTION Engineering Phone:952.227.1160 "The Chanhassen Planning Coinmission r•ecommends that City Council Fax:952.227��o approve a Rezoning of Propei�ty froin Single Fainily Residential District to Mixed Medium Density Residential District; Preliminary and Final Plat to Finance Replat 8.69 acres into two lots with a variance for a iivate street• Site P1an Phone�952227.1i40 � � Fax��52.22�I i io Review for a 10,700 square-foot addition to a continuing care retirement facility (BeeHive Homes); and adoption of the attached Findings of Fact." f�at�l�&F�ecreafion Phone:952227.112o City Council approval requires a inajority vote of the entit�e City Council. Fax:952227.1'110 Recreation Cen4�;r EXECUTIVE SUMMARY 2310 Coulter Boulevard Phone:952.227.140o The applicant is requesting rezoning of 0.94 acres of property located at 6440 Fax�952227.��404 Hazeltine Boulevai•d from Single Family Residential (RSF) to Mixed Mediuin Density Residential (R-8); replat of 8.69 acres located at 6330 Hazeltine Boulevard �s�11f10�`� and 6440 Hazeltine Boulevard into two lots BeeHive Home 2nd Addition with NaturalResouecGs ( ), Phone:952.227��30 variances; and Site Plan Review foi• a 10,700 square-foot addition to a continuing care Fax:952.227��10 retirement facility (BeeHive Homes), with variances. Notice of this public hearing has been mailed to a11 property owners within the required 500 feet. Staff is Public uuorlg� recommending approval of the i�equest with conditions. 7901 Park Place Phone 95222��130o pLANNING COMMISSION SUMMARY Fax:952.227.�3�I 0 Senior Center �e Planning Cormnission held a Public Hearing on May 19, 2015 to review the Phone�952227��5 proposed i-equest. The Coininission voted unanimously to recoimnend approval of the Fax:95222 L 1110 preliminary plat. Website The May 19, 2015 Plaiuling Coimnission minutes are a pa�-t of the consent agenda in the www.cl chanhassen.mn us June 8, 2015 City Council packet. Chanhassen is a Community for Life-Providing ior To�lay and Planning torTomorrow Todd Gerhardt BeeHive Home 2°a Addition June 8, 2015 Page 2 RECOMMENDATION 1. REZONING "The City Council approves Planning Case#2015-10 to rezone 0.9 acres of property fi•om RSF, Single Fainily Residential District, to R-8, Mixed Medium-Density Residential for Lot 1, Block 1, Beeluve Home 2°a Addition subdivision contingent upon final plat approval, as shown in plans dated received April 17, 2015, and adoption of the Findings of Fact and Recom�nendation." 2. SUBDIVISION "The City Council approves the preliminary and final plat with a variance to allow a private street for Planning Case 2015-10 for BeeHive Home 2"`� Addition as shown in plans dated '� received Api-i1 17, 2015, and including the attached Fuldlllgs of Fact and Recoinmendation, I subject to conditions. 3. SITE PLAN APPROVAL "The City Council approves the site plan consistiiig of a 10,700 square-foot addition contllluing care retirement facility, Plamung Case 2015-10 for BeeHive Hoines as shown in plans dated received April 17, 2015, and including the attached Findings of Fact and Recoininendation, subject to conditions. ATTACHMENTS 1. BeeHive Home 2"a Addition Final Plat. 2. Planning Commission Staff Repoi-t (bold/strikethrough) dated May 19, 2015. g:Aplan�20]5 planning cases�2015-10 beehive expansion\executive summaiy.doc U .� z� ��_ _ - _ _ _� n _ _ �, =oU�V= �� z �"t___ - o�� - = -- -i— - ��mo�� zZ - = = W� -�- --c I� _�N �� w - -_ "a'�i Q �S � _ _ - oa ' �o�3U= � �� d�f : o� � ` �� \ �� \ � -;`.`;, � � � � �r� � _ � � C - �, / � � \ \ �_ -� •. . � \ / l —� � _ --_ _ __ ^j"> 'r �\ \ \ �%. 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(_�.• � ^py3 3 -� �u�r�� "_ � I II .�i.� nni� o � � 2 � �i PC DATE: 5/19/2015 i ' CC DATE: 6/8/2015 CITY OF CHANHASSEN REVIEW DEADLINE: 6/16/2015 CASE #: 2015-10 BY: Al-Jaff, et al. PROPOSED MOTION: II'� "The Chanhassen Planning Coinmission recommends that City Council approve a Rezoning of Property froin Single Family Residential District to Mixed Medium Density Residential Distl7ct; Preliminary and Final Plat to Replat 8.69 acres into two lots with a variance for a private street; Site Plan Review for a 10,700 square-foot addition to a continuing cai•e retirement facility(BeeHive Homes); and adoption of the attached Findings of Fact and Recommendation." SUMMARY OF REQUEST: The applicant is requesting rezoning of 0.94 acres of property located at 6440 Hazeltine Boulevard fiom Single Family Residential (RSF) to Mixed Medium Density Residential (R-8); Replat of 8.69 ac1•es located at 6330 Hazeltine Boulevard and 6440 Hazeltine Boulevard into two lots (BeeHive Home 2nd Addition), with variances; Site Plan Review for a 10,700 squai•e-foot addition to a continuing ca�e i•etirement facility(BeeHive Homes), with variances. Notice of this public hearing has been mailed to all property owners within the required 500 feet. Staff is recoimnending approval of the request with conditions. LOCATION: 6330 and 6440 Hazeltine Boulevai•d APPLICANT: Tyler Stevens Ben Gowen 6330 Hazeltine Boulevard 6440 Hazeltine Boulevard Excelsior, MN 55331 Excelsior, MN 55331 Phone: 612-770-7611 tyler.stevens@beehivemn.com PRESENT ZONING: Single Family Residential Dist�-ict and Mixed Medium Density Residential District 2030 LAND USE PLAN: Office/Residential Medium Density (Net density 4-8 Units/Acre) ACREAGE: 8.69 Acres DENSITY: NA LEVEL OF CITY DISCRETION IN DECISION-MAHING: The City has a relatively lugh level of discretion in approving Rezonings because the City is acting in its legislative or policy- making capacity. A PUD amendment must be consistent with the City's Comprehensive Plan. The City's discretion in approving or denying a preliminaiy plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. Tlus is a quasi judicial decision. Planning Commission BeeHive Home 2"`� Addition—Planning Case 2015-10 May 19, 2015 Page 2 The City's discretion in approving or denying a site plan is limited to whethei•or not the proposed project coinplies with Zoning Ordinance requirements. If it meets these standards, the City inust then approve the site plan. This is a quasi-judicial decision. PROPOSAL/SUMMARY The request consists of multiple applications to facilitate the construction of a 10,700 square-foot �I addition to a continuing care retirement facility (BeeHive Homes). The request includes a � Rezoning fiom Single Family Residential Dist�-ict to Mixed Medium Density Residential District, Preliminary and Final Plat to replat 8.69 acres into two lots—BEEHIVE HOME 2"a Addition; and Site Plan approval for the construction of a 10,700 square-foot addition continuing care i-etireinent facility. This type of facility is pei�nitted in the Mixed Medium Density Residential District which is the reason behind the rezoning request. The site is located west of Highway 41, 6330 Hazeltine Boulevard. Access to the site will be gained off of Highway 41. The site is zoned Single Family Residential District and Mixed Medium Density Residential District. Sewer and water are available to the site. }�'� �� ,:�� "''��;- i�.; ,.. .�3@ '�p,� ��.f .yl� � � �o l~, j .�� SY ��Tr y � ��.� F � \` ). � . -�j-' � � � � �` d,�" � ^ ,G+�j y�i� �� , \ ` -� �� d u�r ' ��:• ., -- . � - �t � : � _ . / . �-� �\� _ . 5 _ _�� .� � .�,. �'~ , �� _�f�r�- .f,' ..�'� r�§�� ..� �• �, � j� � yi7�_ _'l'"" f. �' � � �..� .�� .) ., . � yt, .. �fi�. ��"�._�I ;�'� -- '4:' �a ',t:- � �`, � �E�s ,� '� I I � �� ,' � ' E�,� T, ': ��, � .� y� � . ;•� � .:�, i � . :�'�' t:� 'i��. ��i �# ^ .•i� � „ ` « �_� ..i/'✓. � Y ' ' _ . - . t �`,� �,� ,�:T �' '?' ' �, ��, ✓ �� i�'�� 4 _ f1�,. � � ki�l'�'T �� f�! ��y � � — FY . �� .d/ t 5 t 1t - . •:. �` \ �` . . �.�� J f ��.. � ��.� � .;_ `�, -,�� .� .�:. $��,: � : - - ; � �� = y �� '� , �`;: , � r,�/` r ��,' s :�, �'�,,_ ?;�� r�` ,Y,�� ,� �:; b� � � . � `�- . ,. ' Y �,� �! .� :�. � �, � � ��..�°� 7 "'� „!� �,- ? . 1'��JL+ �, } � '' E�� . ,� '--_- �, ?'"'y ^• �=},'�� i'. • `' ".', „�r. • 'p . ��, ♦- ,,r' ' ��; s �� , ..,�,��.� -� I_� � . . . � �`�� +M,�. � . - . .�, . .*�fl.✓T'- `-r�` # �;� -s� - ,' � � � �{` • �� .� �..kK �. , ,,� ��.,.. .rI ,.�� +P' . �7 a'.. i i.�� - t"'�; _ �';r'��, y1 7'' <�� '/ ,�. ��'^ - .t,��'i. � i�''t .x. - Planning Cominission BeeHive Home 2°d Addition—Planning Case 2015-10 May 19, 2015 Page 3 The following is a suminary of the proposal: 1. Rezoning: The first request is to rezone the portion of the property that will be occupied by the expansion of the continuing care retirelnent facility froln Single Family Residential District to Mixed Medium Density Residential Dish•ict. ; 2. Subdivision/Preliminary and Final Plat: '� The second i•equest is for the replat of 8.69 acres into two lots which will house the expansion of the continuing care retirement facility and an existing single-family home. 3. Site Plan: The final request is for a site plan to construct a 10,700 square-foot additiarl to a continuing care retirement facility (BeeHive Hoines). The total permitted site coverage in the R-8 district is 35 percent. The proposed development has a total hard coverage area of 33.5%. The design of the building is attractive and is proposed to be constructed of high-quality materials. They include limestone at the entry and paneling at the main body of the building. The addition will utilize identical materials to the existing building. All elevations that can be viewed by the public have received equal attention. Pai-king is buffered fi�om views by landscaping. The existing stzucture contains undei-g1•ound parking. The applicant is proposing to add additional surface parking along the westei-ly portion of the property. A trail is proposed to be extended along the east portion of the site to allow connection between the subject site and the sui�ounding area and separates pedestrian froin vehicular traffic. Access to the site is provided via Highway 41. Currently there are three access points, two for the single-family home and the third to the BeeHive Homes facility. The applicant is proposing to consolidate the three access points into one. The shared access is defined by ordinance as a private str•eet which i-equires a variance. Staff regards the project as a well-designed development. The overall design is sensitive to the sun-ounding area. Based upon the foregoing, staff is recommending approval of the rezoning, subdivision and site plan with conditions as outlined in the staff report. APPLICABLE REGULATIONS Chapter 18, Subdivisions Chapter 20, Ai�ticle II, Division 6, Site Plan Review Chapter 20, Article XXIII, Division 9. —Design Standai-ds for Multifamily Developments Planning Commission BeeHive Hoine 2"d Addition—Planning Case 2015-10 May 19, 2015 Page 4 BACKGROUND On October 22, 2012, the Chanhassen City Council approved the following: � " . ,; � ;�� , �� , • Rezoning of 2.16 acres of property zoned RSF, , x...� � � � - �: Single Family Residential Dish7ct to R-8, Mixed ' """r �, t . � __ _ Mediuin-Density Residential District for `" '; ' '�< '� BeeHive Home-Planning Case#2012-15 '�' . : �:.,. F. e, � • Preliininaiy and final plat to replat 2.16 acres �, �`� '�� •� `� � � into one lot-Plaiming Case 2012-15 for " ' � ��'��, �r"�� `� �. BeeHive Home - �.P �`�""�; �� `,, ;`' �� y � �* &.,d... • Site plan consisting of a 15,681 square-foot � �' ;� � � � � � h* � , t continuing care retirement facility, Planning �� .��,��,�� y �� _., Case 2012-15 for BeeHive Homes. " � �. �}�� _ ... � .. .�.i�,.�.r�.�-. � The Land Use Plan designates the area that is south of � �' �° � the BeeHive Homes facility and west of Highway 41 as ��'� �� "'' ' Residential Medium Density. This categoiy has been �� '�� -!' � ;:. . 1 '�:� �j �t;r .. established to accommodate medium-density residential ° -�` � ` .•< , �. � z „ ; �. �� ,� ; r development. The medium-density categoiy, which � .�, '� -�, ~ �ec g - includes units with a maximum net density of 8.0 units ---- --- ---- 1y1 , �,� 1{)/�- ,�17, � ("' � r �c`.-�� .H. BcEHIVE HOME 2AI�ADDITIO�� 1 5 L_�'�I� �/��/j ��]� 1T� ��Jv� C,e e � �/`y--L4 ��-� � r;��, ,•�_ �u „�tI-� , ��a�• a � � .,I _ r� �1i i�a-�'�A 7��ii � t � l. .� ;��j��Sr'�� -�.�1 1 �.: /�i ��7 ��I . .�{�y�Y.,�i1 �,I �� i J, 7 �>V�,l ��L7 J, . � � . . �� t�j; ��., �1,.5�� ;��r - .� .� r �� ,,,.,.�°,°,�' � J � �, i ,'�r'�� ;`.�(_t �t` I , t�''\ j /' . �"� �1 l��7L� I ;�� : � '' ' ! -,��/ �� ---� � , � � , "� �i . t , /,-� � � ,��{''.�� — _ , � < ��,• . '; � 'l � t �t �i t , Jrj . ..,,..�.�,,., � `, /� :_� '��a �— ,�,��,.,..,�,�., � y�_-.��ra�l �'�-�1� ��TT'r��t��'�� - ' 'I u.��„�,�i ��t �[I_� � 'r-' � �' �, /��j�� , "._�� , r�� {�{ [ jj'�!/�,S�i\1 �yl ` /r,. ...�7 �i.'� � u�„ „/i ��1� — /' ; i �" t i - fQ ' E 1� r -%- . �,�,,,..,.r- _ _ , i (- h r �_.-, � � oHW vs�_c t� - � �, nf i .,/�`��-�` Il � per acre, accommodates townhouses, two-family and multi- family dwellings,but would also � pennit the development of the - � �.-� continuing care retirement facility. `�� rX �� ' Only the portion that will house the "� _ _ _ . _ _ , - ��_____. r. —_ s: _ �� `"�..f.�. ,��, expansion is proposed to be rezoned ' --� _'- — e�= ` �: __ . to R-8. �� -- __i 'i� ;. . _ . �; �� I� _ - �i� ; - ,_ , _ � r r . � � �� -•-r� '� �{. .,va ��:.. -. ' � �. Y . .. .. , �i�`�a�`:w. � nrM j #��~� "�- � .. �w"-�w. . a , �� e�`R. .. - ao�.i_ X.a.-y- x"��4� .. - ... '. �-Y,l � ' .. �.v� . Plamling Coinmission BeeHive Hoine 2"d Addition-Planning Case 2015-10 May 19, 2015 Page 5 The property south of the existing BeeHive Homes facility contains a single-family home which � is proposed to remain on the site. ' SITE PLAN In order to provide a better understanding of the ovei-all development, staff will first review the site plan component, which in tuin leads to the rezoning. The building inust comply with the Design Standards for the inulti-family distr-ict and the standards set in the continuing care retireinent facility. The city code requires the developinent to have an attractive design and use durable materials. Site cover•age may not exceed 35 percent. The total hard surface coverage proposed on the site is 33.5%. The design of the building addition is attractive and is proposed to be constructed of high-quality materials that are identical to the existing building. They include liinestone and paneling as the main body of the building. All elevations that can be viewed by the public have i•eceived equal attention. '�� _ �, �: � � rt-- r. `�"�� Pruposzd Addition . '�5 wj�. .+ `� .�:i'' Parking is buffered from �� ,,, . — v12WS l�}�1a11dSCap111g. T11e ��-� . _ '`` � �y'�� Existing Buildina .-�--1 d ��' �. ;�` 4 ��: P�t :,. ...�i .. . majority of the parking is � �i,,�� 4�f ft (.F�t �!+?, � • �y, i ' �. ! � . i. y � . � 1 . y a s A underground and was ��,�3;,5� : 1 '`j,;�'�.� ; �h�,t� ..�r�`'�:4 ..., � �, �A . approved as part of the '�'��,�` . , � �`} ,� ��y a r�� ,�,6 Y^ ..��. E'�f .� �':. existing building. �;;. ,��.. i �c �,, r. "N� k�� `'�,� "� k r'�'�l: r ; ��- � ,�rr "? r `�• .:� ;�� r� �� i�•�'� j �� f� ��" Additional surface parking � - � `i :,��r�� . eu •� x- - ,�. ., � t , �, ` �:� �. is being added along the �� ,�� ; ; � � �� `�� ' ,__a� _ -..`.�i, ��, ':� � ° �:. �.�.�...'..� � � easterly portion of the .•�. -• . .._.:.._..��--�,.�._,.. -: -,�� .:�,�..,:. property. . , . � . � .i.•; � -rt":;iv +'�T��1�-'k`i'S` - .Y�is.. �, A trail is proposed to be - �� '�� ' �� extended along the east por-tion of the site to allow � � - - - -- �`� � - - - - ' , ��.�� F�� ; F..-�,::, coimection between the � � ; � , � �'� subject site and the � � - - ,� �_ _ '' _ �, ; , ` .�surrounding area and � �ot i , �-��tt, .; separates pedesri-ia�l from � ;- ; ; _ _ _,�� ' r � , , . vehicular traffic. The trash � � � � � �ry;'� ,, �,,; . � �, � i :� � i �� , enclosure for the building is � � � - ,, �j� ,� � � _�Existingr •.� �� located inside the existing ' � ; ,�� ' a��d�ng 1°� ,--F.E�-'� F'H=hL F.IO::E �,�� building and is hidden from " � ; '��; ' ; � � � : � views. The added ; ' ; - ---- -- r�. ,: �; � � .ExistingAccess 1211C�SCaplllg 211C1 bOUleV2TCl i ' to be removed ti-ees will provide a calming �°t 2 -- ,�� , effeCt t0 a UUSy al'ea.. I Existing Single family home � i �i 7'11e Slte p11111�eC]UeSt 1S fOP ExistingGreen House / �� 'o ' 1': � , ;, a 10,700 square-foot ��, 1 addition continuing care ti�'�� P�ouosed Access --- --- —---- :�i�/;;' �' � Planning Commission ��, BeeHive Home 2"d Addition—Planning Case 2015-10 �� May 19, 2015 �' Page 6 retirement facility. The structure is proposed to be located on Lot l, Block l, BeeHive Home 2"a Addition. The building has a pronounced enti-ance, utilizes durable exterior materials, and exhibits articulation. The building maintains all required setbacks. The following applies to the continuing cai-e retireinent facilities: (1) The facility shall maintain state licensing. (2) The facility shall confonn to the requirements of the Minnesota State Building Codes and Fire Codes. (3) The facility shall be connected to municipal services. (4) The facility shall be of residential style and character with a maxiinum structure height of 35 feet. (5) Parking areas shall be screened from public or private i•ight-of-way and adjacent single- fasnily residential areas. (6) One-third parking space per bed shall be provided with an additional parking space for every employee on the largest single shift. (7) The facility shall be located in a mediuin oi-high-density district with a gross density not exceeding 16 beds per acre. (8) Access to the site shall be from a collector or arterial street as defined in the comprehensive plan. Finding: The expansion will be licensed and confoim to the requirements of the Minnesota State Building and Fire Codes. The site will be connected to municipal services. The building has a residential appearance to it. It inaintains a one-stoiy appearance and inost of the parking is located underground. The cui-�ent building has a capacity of 25 individuals and requires three einployees on flle major shi$. This translates to 11 parking spaces. The existing site has 15 spaces. The proposed addition will require 5 additional spaces. The applicant is providing 9 spaces which exceeds ordinance requirements. The access to the site will be via Highway 41. The applicant is providing an expanded outdoor seating area as well as a 6,000 square-foot common activity space for•residents. Staff regards the project as a well-designed development. The overall design is sensitive to the sui�oundi�lg area. Based upon the foregoing, staff is recommending approval of the site plan with conditions as outlined in the staff report. LIGHTING/SIGNAGE - - _ The a licant has submitted a li htin lan and a !�-•`' ___-- -__ � PP � g P =- --__ __�-�- -. photometrics plan has been prepared for the site. Light levels �:-�i�____ � for site ligliting shall be no inore than one-half foot candle at ''''�'�' the project perimeter propei-ty line. This does not apply to � street lighting. All fixtures must be shielded. I � NQRIZ.iOMTAL j LAMP (I'IYAj l Planiling Commission �� BeeHive Hoine 2"d Addition—Plaiuling Case 2015-10 '� May 19, 2015 ', Page 7 '�, ""`_' ': I�I The development has an existing monuinent '� / � � i;. sign. The total sign a1•ea may not eXceed 24 ;�.,._ _-'� _ � �, �* �' ��. square feet and 5 feet in height which is in �� ::° , � u►� i� �`�. keeping with the district regulations. The sign ��•-;� -�� _� � ` �.' "'��; is located at the current access point into the ;�;�� • � � ��` r�4 ''wi'�. .��. site. , � � . ��" ��' �� :� � � /—.>c c'�li< < TT v. �F ' � Staff is recoinmending the sign be moved to �� t� � '��= ' � '- --Q,�`=x the new access into the site to clearly define � � ��t v��s�� : �` � � ` the access for emergency vehicles. �� '� ' ��,��,``'�,�_ • � '�•� 61�: �;.� .�� ,:�;� PARHING The ordinance requires one-third parking space per bed with an additional parking space for every employee on the largest single shift. The building (including the addition) has a capacity for 42 individuals which translates to 12.6 parking spaces. The major shift wi11 have 5 employees. The total number of parking spaces required is 18. The applicant is providing 26 parking spaces. ARCHITECTURAL COMPLIANCE Size, Portion and Placement Entries: The building has pronounced entrances. Articulation: The buildings incorporate adequate detail and has been tastefully designed to complement the existing building. The architectural style is unique to the buildings but will fit in with the sur-�•ounding area. The building utilizes exterior materials that are durable and of high quality. Signs: All signage must meet the sign ordinance. Material and Detail High quality materials are being used on the building. Color The colors chosen for the buildings are earth tones. The selection is unique, but blends in with the surrounding buildings. Height and Roof Desi�n The building is a one-story building. The roofline is staggered and contains doimers which adds ai-ticulation to the design of the buildings. Al1 rooftop equipment must be screened from views. Planning Commission BeeHive Holne 2"a Addition—Planning Case 2015-10 May 19, 2015 Page 8 Facade Transparency A11 facades viewed by the public -,�� __ ; �ti �� ' P o asedflddition •;�ti �"`> � 'I C011t2111 TT10Te t111ll 5�peTCellt '�I �' � ?{ � i Eaistm�Bu�ldm � windows and/or doors. �:' � 1 �'sr ' ��{ : � �. ± ,. , � I :�,.��,� �� " , -�- 2�t�au��',,,' r:��I` ,y,�. . i. i}'^a � � ... � -n^ �� Loadin�Areas, Refuse Areas, etc. -� � ;� � � . � ��` ,� f,;"'�� '. �` `r ` � `- �, ' ` ':"��'ti.,''k `�r +" �i. sS- �f �r r�}J� f�'�,yL� �,'y�sy. �Ycia��S,-'. �_`'� F:' M. Y �}'� at%y� +�, � .(' 4 - The ts•ash enclosure is located inside �� s��, �:,; -_x�� ,��.�� .��' � � ;��a` � .��,� �-• � r :..x . ��. the existing building and is hidden � �-.�..,� �'_ g� o � Y,�.-�—��, � �_ ��.,�_�_, fi•om views. �*�'��:4 _ - ----- . �-....-�,;:^.,,. SITE PLAN FINDINGS � � � � �'`�``` � In evaluating a site plan and building plan, the City shall consider the development's compliance with the following: (1) Consistency with the eleinents and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that inay be adopted; (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent practicable by minilnizing tree and soil i-emoval and designing grade changes to be in keeping with the general appearance of the neighboring developed oi-developing areas; (4) 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; (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: a. An internal sense of order for the buildings and use on the site and provision of a desvable enviroiunent for occupants, visitors and general community; b. The amount and location of open space and landscaping; c. Materials, textures, coloi•s and details of construction as an expression of the design concept and the compatibility of the same with adjacent aizd neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and pai•king in tei�ns 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 an�angement and amount of parking. Planning Cominission BeeHive Home 2"d Addition—Planning Case 2015-10 May 19, 2015 Page 9 (6) Protection of adjacent and nei�hboring properties through reasonable provision for surface water drainage, sound and sight buffers, preseivation 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. Findin : The proposed development is consistent with the City's design requirements, the comprehensive plan, the zoning ordinance, the desigll standards, and the site plan review 1•equireinents. Staff is recommending approval of the request with conditions. The site design is compatible with the sun•ounding developinents. It is functional and hai7nonious with the area. Staff regards the project as a reasonable use of the land. The overall design is sensitive to the city's image. Based upon the foregoing, staff is recommending approval of the site plan with conditions outlined in the staff repoi-t. REZONING The applicant is proposing to rezone 0.9 acres from RSF, Single Family Residential District,to R-8, Mixed Residential Medium Density District. The area to the noi�th is occupied by the 7/41 Crossing shopping center and the existing BeeHive Hoines building, and the area to the east contains Highway 41. The area to the west is occupied by single-family homes guided Residential Low Density, and the area to the south contains a single- family home and is guided Residential Medium Density. ._. .._ oEE�:�I t+a�i_zuonoaiiav �"'v�� `L�'t�`��I �r�,/f�\ `, � �<,`I'I� tJ"�✓ ��'r'(r � Y�'c _ � � � � s � I � j A I � � J� .. I � � . .:� �,-�� .. an f t t \ I �� J/ I � r . , ��i . i -.�xl�tiY�l�� . 1�� - V �Ii�� liu i ��/11�.1 f i�ii r.,�A � � �� f��, ��,•�`.� �- . — I '�l�i� 'i � ' / � � rt,, ; �;�� , l � �, r �' ��— � �� ;Jn�, Z��-� � .._�...�,,.. � �...� �-:_= !.i � f rfa�J� '!.1�r /� � � � � r — � � _.11� _ — — � � s�� i � � i� j'7ZtT� � �� ' ��,�,A.,,,.�,�, , � /�`� �<d�y��l � G? i��-ii t ;I � 1� 1 / ��T�'j� . �— yr��i�,' . ,' � N,r.�„�„i , 4'/ � ��t��v�C•�j� � �ij�(�`)f�:-- _ � - �j L� � � �� f �#�� 1 ��'�� l� � " l r��}-�� j;�� l�� . �� _..._. �n.,;gr.r_� _..___. � i'.i Q�/�1- �i �_ � vy .� -- ... �. ..-'F �'I..'_� .' OM.^�'.59.�.f', /i NORTH SOUTH EAST VVEST DEVELOPMENT 7/41 Crossing Single Family Highway 41 Single Family LAND USE Commercial Residential NA Residential Low Medium Density Density ZONING Neighborhood RSF NA RSF Commercial The 2020 Land Use Plan shows this area designated for developinent as Medium Density Residential,net density of 4 - 8 uiuts per acre. Appropriate zoning for this land use is R-8, RLM, or PUD-R. The use consists of a single building with the addition of 17 individual rooms. The Planning Coimnission BeeHive Home 2"d Addition–Planning Case 2015-10 May 19, 2015 Page 10 occupants of the building will be individuals that need assistance with their mobility and will not put the satne level of deinand on the infi•astructure that a typical medium density development would (i.e. ti7p generation,parking, etc.) This area is in the Metropolitan Urban Service Ai-ea(MUSA). Staff is recommending that this area be rezoned to R-8 and finds that the i•ezoning is consistent with the Comprehensive Plan. SUBDIVISION �' The developer is requesting preliminary and final plat approval to replat 8.69 acr•es into two lots. Lot 1 is proposed to have an area of 3.1 acres and house a continuing care retirement facility. Lot 2 contains a single-family home that is proposed to reinain on the site. The ordinance states, "All lots � � sha11 abut for their full requued � � '� '� � ci minimuin fi•ontage on a public � � street as required by the zoning ordinance; or be accessed by a � ' private st��eet; or a flag lot which shall have a minimum of tot 1 thirty feet of frontage on a public street." � The lots have street frontage; "' howevei•, for safety reasons and � tlu•ough a number of discussions with MnDOT, the applicant will �ot 2 � combine the access point for the �� two lots into one curb cut off of �z� Highway 41. A shared access is ';-i � defined as a private street and requires a variance. Staff is recommending approval of the variance. Staff directed the applicant to �� provide a concept for the future � is ,16 I " ,�'� development of Lot2. The �,,, � �� z1 ` applicant provided a sketch plan �3 - - 'R zo ___ that shows a future cul-de-sac ----- 19 r�` �``-- with a potential of 21 homes. » � --_ �"`` � -ii �-�_ .~1 ' � .�—` — z The subdivision request is a �� —( �� relatively straightforward action � � R I , � s� I� a � and staff is recominending , � approval with conditions. Planning Commission BeeHive Home 2"d Addition—Planning Case 2015-10 May 19, 2015 Page 11 Staff notes that the proposal is consistent with the Comprehensive Plan and geilerally coilsistent with the Zoning Ordinance. SUBDIVISION FINDINGS 1. The proposed subdivision is consistent with the zoniilg ordinance. Findin : The subdivisioi�meets the intent of flle city code subject to the conditions of the staff report. 2. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's coinprehensive plan; Findin : The proposed subdivision is consistent with applicable plans. 3. The physical characteristics of the site,including but not liinited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; Findin : The proposed site is suitable for development subject to the conditions specified in this report. 4. The proposed subdivision makes adequate provision for water supply, stoi-�n drainage, sewage disposal, streets, erosion control and a11 other unprovements required by this chapter; Findin�: The proposed subdivision wi11 be seived by adequate urban infrastructui•e. 5. The proposed subdivision will not cause environmental damage; Findin�: The pr•oposed subdivision will not cause environmental damage subject to conditions of approval. 6. The proposed subdivision will not conflict with easements of record. Findin : The proposed subdivision will not conflict with existing easements,but rather will expand and provide all necessary easements. 7. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate stoi7n water drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systeins. d. Lack of adequate off-site public improvements or support systems. Findin : The proposed subdivision is provided with adequate urban infrastiucture. Planning Commission BeeHive Home 2"d Addition—Plam�ing Case 2015-10 May 19, 2015 Page 12 VARIANCE FINDINGS Sec. 18-22. Variances. The City Council may grant a variance from the regulations contained in tlus chapter as part of the plat approval process following a finding that all of the following conditions exist: Variance Findin�s Private Streets Section 18-57. Streets. Private streets sei•ving up to four lots may be pei7nitted in residential � developments with a density of less than foul•units per acre if the criteria in variance section 18- 22 are met arid upon consideration of the following: (1) The prevailing developinent pattei•n makes it unfeasible or inappropriate to construct a public street. In making this detennination, the city may consider the location of existing �� property lines and homes, local or geographic conditions and the existence of wetlands. , (2) After reviewing the surrounding area, it is concluded that an extension of the public street , system is not required to serve other parcels in the area, improve access, or to provide a �� street system consistent with the comprehensive plan. I (3) The use of a private street will permit enhanced p1•otection of the city's natural resources, including wetlands and pi•otected areas It is the City and MnDOT's objective to minimize the nunlber of curb cuts off of Highway 41. At the present tiine, a private street will adequately serve the two sites. When Lot 2 develops, a city street will be built which will eliminate the private street. Staff is recominending approval of the private street. Variance Findin�s within Subdivisions The city may grant a variance from the regulations of the subdivision ordinance as part of the plat approval process following a finding that a11 of the following conditions exist: 1) The hardship is not a inere inconvenience. Finding: The hardship is not a mere inconvenience. The proposed private street will adequately sei-ve the site until Lot 2 develops. 2) The hardship is caused by the particular physical sunoundings, shape or typographical conditions of the land. Finding: The hardship is caused by the location of the existing single-fainily home. 3) The conditions upon which the request is based are unique and not generally applicable to other property. Planning Commission BeeHive Home 2"a Addition—Plaruung Case 2015-10 May 19, 2015 Page 13 Finding: The conditions upon which the request is based are uiuque and not generally applicable to other properties due to the unique site features. 4) The �•anting of the variance will not be substantially detrimental to the public welfare and is in accord with the puipose and intent of this chapter,the zoning ordinance and coinprehensive plan. Finding: The granting of a variance will not be substantially deti7inental to the public welfare and is in accord with the puipose and intent of this chapter, the zoning ordinance, and comprehensive plan. The applicant is proposing to utilize a private street until Lot 2 develops. At that point, it will be replaced by a public street. The applicant's request is r•easonable. Staff is recommending approval of this request. SITE CONSTRAINTS Wetland Protection '� Neither the City of Chanhassen Wetland Inventory nor the Minnehaha Creek Watershed Wetland '� Inventory indicate the presence of a wetland on the subject property. These inventories are not definitive and the absence of a wetland on these does not preclude the presence of a wetland on � site. Given the position on the landscape where the proposed infiltration basin will be built and the known groundwater issues in the area, this area should be evaluated for the presence of wetland characteristics to assure that there is not a wetland present. If one is detei7nined to be present then the site plan must be altered to accoimnodate. Bluff Protection There are steep slopes on the subject property with grades approaching 50%. Because the change in elevation is less than 25 feet, it does not meet the criteria for classification as bluff but does merit caution during the design and construction of any site unproveinents. The subinittal shows stoi�nwater being channelized and directed over this slope. A stabilized conveyance shall be requii-ed as part of the stoimwater management plan. ShoNeland Managenzent The property does not lie within any shoreland district. Floodplain Overlay This p1•operty does not lie with a floodplain. FUTURE PHASES City staff received a sketch of a ghost plat on April 2, 2015. This ghost plat inust be incorporated into the plan set. This ghost plat does not show where or how the stormwater manageinent of this site would take place, nor does it look at the grading needed for the westei7l lots. The stormwater and grading analysis can take place when this phase is submitted for Planning Coinmission BeeHive Home—Planning Case 2015-10 May 19, 2015 Page 14 development. This ghost plat provides a conservative look at access and traffic management by maximizing the number of lots on site. It is highly likely the final layout will vai-y from what is shown. , , - - , ' !- - j _ _ _ __ _ ._.- i , i . _ _> � 1�1 � �f�' ' � � , ; � �l, � , , � � _ _ -l�. ` � �-_- �,� �/ `� �. �, � , ' a'—`i. � � h!`; �' i i , 1��' , � ; �r: ��, , , ; ,- _,; � � �'�" =,'� � � ' , , � ' � _ � .; � . _ .Y...._._ ........_.. . _. . , �.. � . , � ._ � _ � � -t� 1 ,� I , � � � ��\ � �,<� � � � ��, �,\ , � ��-- \ � f � �. / //�\/\ _�— 3 • . � \ / � � t ` .. _�_ � . . ��i \ � / � ! \`` lt �,\`� .�r ,\ / + , + . I � /� �i �� `\ ! t �_.__`._.,�_,___ �` . . . ' � \ .. � / , j . . ��. -.. :.�1.. � / � � � ;�j % • � �-� f/; � / .. .\ —� � � � .. . . � � � " � �. . �/. � I �'\ �� . � � � ' � � � s i , I , , � � � f , ' , / / // I � ``\ � J I � , �_ _ .. /__ _ �._. _ _ ..,_. . .. _ Beehive Phase 2—Ghost Plat �ee��«,:�..a = _ tir�n � DRAINAGE _-� -- '' ' ..,\ .� � , Be< �cRhasol All of the first phase of BeeHive drains to - _ ! ,�`�t � ' ° ' �� '� � pond LM-P 1.2 (Reed's Orchard pond). � ' �'�y��1��.•_,� ' .�,� �..� �~� �, __. Approximately three quarters of the first phase �� - �� '�' � � '�� ai-ea went through a pond construct with the � ,y, ;` �� !�•� � � proj ect before being directed to pond LM-P 1.2. � � � � �;� � ,�� , , J�� :_ �, � 1 The remainder of the site discharges directly to � a �,, . �1�' '� G the pond. A wetland was converted to create � � �� b.;.�� ,� .� this pond when Reed's Orchar•d Ridge was � - �'`` `� � ;.;_,�,;; �; developed in 1990. A storm sewer interceptor �. ,_, '� � pipe goes through the property taking i-unoff to ,� ' � � the Reed's Orchard pond. ; ' � PROPOSED DRAINAGE � ;' �<�,.- i, ___ - - ,.. P.IF •,.111V.l.li:. . Figure 1 Post development drainage-Beeliive Planning Commission BeeHive Home–Plaruling Case 2015-10 May 19, 2015 Page 15 The proposed expansion will maintain similar drainage pattei-ns post-development. The newly- created access and the eastei�i 4,100 square feet of the new building shedding to the north through the pond created in Phase 1. The western portion of the expansion, including 14,900 square feet of buildulg, will be directed to the west towards an existing low area. Conveyance will be overland through graded swales. This will create a concentrated flow condition immediately above a 16-foot elevatiarl change with a steeper than 2:1 grade. This condition is unacceptable as it will result in a situation where rill and gully erosion are probable to all of the first phase of BeeHive draining to pond LM-P 1.2 (Reed's Orchar•d pond). Approxiinately thi-ee quarters of the first phase area went through a pond construct with the project before being directed to pond LM-P1.2. The remaii7der of the site discharges directly to the pond. A wetland was converted to create this pond when Reed's Orchard Ridge was developed in 1990. A stoi7n sewer interceptor pipe goes through the property taking r•unoff to the Reed's Orchard pond. The pi•oposed expansion will inaintain similar drainage patteiYls post-development. The newly created access and the eastern 4,100 squa�•e feet of the new building shedding to the north through the pond created in Phase 1. , _ _ ,�.y.i -- — _� .�_�_� � �— 1 �� r P , - .. '� �,' SP �' ��.�,:_?� , I ! � 3S� � � -- �-- ---��- ----- ----- ----- _ �_ . � S ---�i----- _-__�, �� ❑ `' 4S tr 4� . ` =', \ t�� v,� r= ._ :�.....,._ f. �ti: . 'cr Figure 2 Post development di•ainage pattern for Beehive Phase 2 onl,y The western portion of the expansion, including 14,900 square feet of building will be directed to the west towards an existing low area. Conveyance will be overland tlu•ough graded swales. '�� Tlus will create a concentrated flow condition immediately above a 16-foot elevation change �� with a steeper than 2:1 grade. This condition is unacceptable as it will result in a situation where �I rill and gully erosion are probable to occur. A stable conveyance must be provided to the � Planning Commission BeeHive Home—Planning Case 2015-10 May 19, 2015 Page 16 pi-oposed infiltration basin identified as SP on the drainage plan. All drainage ways and stoimwater treatinent devices lnust be included in a drainage and utility easement. The infiltration basin will discharge to the west onto the co-applicant's property. This water will then route north and west. There is no identified discharge route and, based upon available topography, it appears the drainage will cross three private pi-operties prior to entering the wetland located within the City park adjacent to Lake Minnewashta. This is the cui�ent flow �� path as well and discharge rates are decreased from current conditions. Discharge rates leaving the site to the southwest ai•e less after development than existing conditions for all modeled stor�n events. Because the applicant did not model both Phase 1 and Phase 2 in a unified model, staff cannot determine if rates are reduced from existing conditions after build-out. In addition, failure to model the site in its entirety leaves us uncei-tain if the pond constructed during Phase 1 is adequate to accominodate the additional di-ainage. The original pond design didn't account for any of the land in Phase 2 draining to it nor the additional unpervious. The applicant must model the entu•e site using data from Atlas 14. r � ��e � .� � =%�' � � ., � � �..:Y� ��:�.�, , '��, s ��,-,�` � �, { s �'� �[ � ,� �I� ..,k�_r !1'` AO � . .� _� �t �i��,:i t'+2 ,�. ''i' . {f .i;Y�= �.( � `� �� I�+� � iy�f�r -.'� �' � �� Ir�r ��'v/ '� ��,� i �.�. � �� . .. � �}a �,� � � tt" i � r '� ��. �� '�";�� ' ;� � �4 - t � � "� '��'� �'.: '�`'" � � % v �ir >*. �.. � �. _ ,` ,n,' 3•: ,� � .�� , . � , ,. -'` #.` �s.� '� � j *� .. _� �, ' "'� �� ,�, • � �"• ,,/ �'t� "� z �� .k� , ��1; � ` �..f'� .� tl�(ia�#��)`�� i ,� 'f �, -� � . �w .... y J�� e i � b }Yr �y��: y � ,.� � � 1t . �� Y y {' 2� A I )� , I �f`r�A�r .' �� .-' � � t � . 1P� �- �� "��A�; i Y ��,��,�:��'�� N x'��'_+��-.(�. � '�+y�� t��•!1� ';/, ;�{ if �� F ��_�`� �{ �� -�� [r�. �. �.�_:..,�_ , '�1``, . a,e- i. r t ' .'�.. '[� y� ..�..� ��a"t�,` " i S.. k.. d �,:f �,� ; s'��. �� }•..l� fi'` ;t�' � '�� ] � r'�'( � �• � �. � , � ,f. l n� �,�; t� sr,a� . �,� ,t � -��iY�`�� '�� T..�Y ,=T.� a r � "� '�s� ` � ��.y �-:'��z,�. ct i . ��5':" ;�1 �'�,� �� 4=� `�.�� '..9�5� �f � i �'a„ "�. r�� ',��«rrs�,'�� ,,w � `, � � r t.. t.?k. 1�� -: q'. ,,,�s � .��.- � �,4^ 3� rr � �� ..,F. � � ;d �,� , „ L � � � , � 4 � ��•". a '',-!' �� ; �� '� . � � � �� f �.i a�F,}�.. � ��`� 7�yg ;� 1 ' .� f � .� � _� � _.�� r 1 . _�' ' � ��.�� -� '`.� �1 y,ti �jf E� ;''� _'�yr y�� ' 7- �" ��'�� ,� �r� Rt ra.� Y � . 9: 2I - r �i, �+1 6 )�7 � J � � �'�, `� i � t'y f/�j�xi��e�yPn.� r�c�pr�� +��,+�,S��p itj�;',T�', rc `�S� �'�;+�+t 6 ..,� �� a+��j k��{ �� i��.� _ j .'�}./'; �.�6c� �_�' Y�� f �..� Fa ��F.-�',i�ar s F:�: i.r. � �!.r�l�y1� #��4�.t. �>g��'' l�y. :`.,�� y .:� ��` f�`� �4 � i ♦ n �s'9�. ._ �` :f'v i* � .�� '�l , � ��I y'SC�.S� � .�;�� ii a�3L��1 �+f.l + � rs . . i �..y. �� r� ��. ! � /'�, 4�` '�''�,'`a�xl��,� �t l � l.',� ,� ��'!�y�� +�' .�� t.A �i �5,, � 9 I� '76` , y< .♦ 1 � � ��+' S' 'i� ,F'�f � C;, � �' °'� . ir y�'.,�` ';. I� - cr � ' � � ' � ,��,� F ° r' : r, �{ �;� � � �4+� �' q � . � �' ,�, �(.� f! � ,�,�.s �.�" i +� � 'fYs A!'An--1. , � *+�I: i� � �" ��„` "`� ?�'�.yt • Proposed infiltratipn�a�'.�'�' y �, �, t �s.'�"��Y._ �� _.s �ti i►;� -�� rt� `r�f � I a, .,.�� Figu►•e 3 Pr•oposed infiltration basin location and p►•obable overland flow�path to Lake Minnewashta To evaluate the di-ainage near structures, the grading plans must be revised to show the first floor elevations of adjacent lots. Spot elevations must also be shown to illustrate the drainage pattern near the existing house's driveway. The proposed grades on the site shall be no greater than 3:1. Planning Coininission BeeHive Home—Planning Case 2015-10 May 19, 2015 Page 17 EROSION AND SEDIMENT CONTROL Because this is part of a lai•ger overall common plan of development that will exceed one (1) acre of disturbance, the site is subject to the General Perinit Authorization to Discharge Stoi7nwater Associated with Construction Activity Under the National Pollution Discharge Eliminatioi�/State Disposal System (NPDES Constiuction Peimit). The applicant shall prepare a Surface Water Pollution Prevention Plan (SWPPP) and submit to the city for approval prior to the issuance of any grading permits or the commencement of any earth-disturbing activities. This SWPPP shall be consistent with the NPDES Construction Permit and shall contain all required elernents as listed in Pai-ts III and IV of the permit. City Code requires that six inches of topsoil be placed on all disturbed areas to be vegetated prior to the placement of sod, seed or other plant materials. The plans shall indicate this requirement and a stockpile area shall be indicated on the plan set. STORMWATER MANAGEMENT The applicant is required to manage stormwater for the site and must account for the impacts off- site contributions will have on the overall manageinent plan. Management of stoimwater not only includes rate control but inust also consider runoff volume and water quality. Article VII, Chapter 19 of City Code describes the required stormwater management development standai•ds. Section 19-141 states that"these development standards shall be � reflected in plans prepared by developers and/or project proposers in the design and layout of site �� plans, subdivisions and water management features." I Since this is part of a lai•ger common development plan that will exceed one (1) acre in size, it falls under the National Pollution Dischal•ge Elimination System permits— construction and MS4. Pa�-t III (D) 5 states that Chanhassen, as the pei7nitee under the NPDES MS4 must iinplement a Post-Construction Stoi7nwater Management program that incorporates nlanagement practices, with the highest priority given to "Green Infi•asti•ucture" that results in a reduction of stoimwater discharge voluine, stoi7nwater discharges of total suspended solids (TSS) and total phosphorus (TP). Pas-� III (D) of the NPDES Consti-uction permit, under which the developer will be operating, reads as follows: "Where a project's ultimate development i•eplaces vegetation and/or other pervious surfaces with one (1) or inore acres of cumulative impervious surface, the Permittee(s)must design the project so that the water qualit3�volume of one (1) inch of runoff from the new impervious surfaces created by the project is retained on site (i.e. infiltration or other volume reduction pi-actices) and not discharged to a surface water. For purposes of this pai�, surface waters does not include man-inade drainage systems that convey stormwater to a compliant pei7nanent stormwater management system. For those projects where infiltration is prohibited (see Part III.D.l.j.), the Permittee(s) shall consider other inethods of volume reduction and the water quality volume (or remaindei-of the water quality volume if soine volume reduction is achieved) must be treated by a wet Planning Cominission BeeHive Home—Plaiming Case 2015-10 May 19, 2015 Page 18 sediinentation basin, filtration system,regional ponding or equivalent methods prior to the discharge of stormwater to surface waters." NOTE: Bold accentuation fi�om the permit and f�epresents terms defined within tlie pef•mit. Prior to the development of Phase 1, that poi-tion of the property that drained north was directed to pond LM-P 1.2. This pond is actually a wetland that was convel�ted to a stormwater pond in 1990 prior to the MN Wetland Conservation Act going into effect aizd was not designed to NURP standai•ds. The pond is undersized with a NURP ratio of only 0.14% of watershed ai-ea. It is a coinmon design standard to have the surface area of the wet pond equal to 1% of the watershed area. In cominercial areas the desired ratio is closer to 2%. Because of this, the pond does not provide watei-quality benefits consistent with Chanhassen City Code oi-the Federal � C1ean Water Act. �� When the first phase of Beeluve was developed, a wet detention basin was constructed onsite. ' This basin took drainage froin 0.56 acres as shown drainage area 1 S outlined in red in figure 1. ' Design for this pond was based off of the old Technical Paper No. 40 (TP40) data and is at �', capacity for the existing drainage area based upon data laiown to inaccurately depict I pi-ecipitation patteir�s for the area. It is likely that, if modeled using the cu1-rent Atlas 14 data, the pond would fail to meet water quality and flood attenuation standards. '�'',� ^„�-�r+ �� a ,a i ' i a'.,,.„ ,,,a<, i n nnn � o �o+ „�n,a,a;+;,,,,.,i ; ,,.�,.o o � ,�,�o The stoimwater management must be designed based upon Atlas 14 data, to ineet the water quality volume requireinents and meet the flood protection requirements set forth in city code. + � •�;�..�i,,,� ,. ,,,a„�o��,:� . „�,,,,,o a �• i � �i� ' �, �'�'�•,,,,, �t,o„o� ; „•�,.o ii ci n ,.,,�.;,. b \ / mr� � � rc�fl Tl, • .7 + � .,� .,1;�.,. �,1,,,�,o:�.�.. /l l ,..,� »..�f'F�•.,,,-, K71 ,,o.. „ �� . .. �� ..,... .. � . � �-n-i-i�-vT--rT�c6� Tl, '.7 .] ♦ + , o„�Yl�„ �7�,0� „�,4_f,.o.,� �t,o,• „f'4'�-.,,,, +rl'rx�c�E'--r9t't.7 A 'f" +, .,,-f;., .,f'�t,o o., l�o .. .a;, �40�3 �., �l, ' �7�,..,�;..,, 1.., Zllt 111111L11A1 V ) 7 ,,�7 TC C` ., ,-0.7 r`�E�irE�'�rr��BznvE�r��r�'r�r�ii`��i6i�-i=c'l� . Tl,.,� ��l.lo ., ,, l.o F,,,,l7 l,oro; —13e}��3€,--�3i t�-&��_. Planning Commission BeeHive Home—Plamling Case 2015-10 May 19, 2015 Page 19 �� r�o The applicant is proposing to treat the drive through a filtration feature in the front of the building. This water will then be diverted to tbe Reed's Orchard pond. The applicant has provided a generic detail of a filtration feature. The generic detail must be revised to include elevations and grades specific to the site in which it is to be constructed. There must be a detail specific to both the filtration area and the infiltration ai•ea. This detail must be consistent with the MN Stoimwater Manual. They are calling out a bioretention soil mix equivalent to MPCA Mix B which is appropriate for the infiltration area. This mix has a propensity to leach phosphorus and is not appropriate for the filtration area unless the applicant can show that the phosphorus content is less than 30mg/kg per Mehlich III as stipulated in the MN Stoi�rnwater Manual. ,` , Yr.. - � ,-�a��,��::.:�� :,- -- �5 f� The plan calls for seeding the�� '�►�� -��`==y a�: � �� , �� .�-filtr•ation features with state seed mix �,� � -� t _:_ ;�=�� ...�.�,� .� �� ,�., � ' __.. . ,� . � � 33-261. Given the issues with plant -.}_.�,,id��r.,.�, :.. . . � � � �` �� " � establishment on the first phase of this .. �... -�t,�,:��.,,.�,.d.� ��:�.�...:�..�':� � :- ;�•'�. site, coupled with the high probability � � � � � that the seed will float and ti•anslocate ��. � : , � � �- ��• ' > � ' .�-�?'� downstreain, seed is inappropriate for this � �-- ,, x`� � �' ".,,. `'��-�':- _:_.�.. t�,-� �. � - ' ��.:;� �.-�. � �� f .-�, application. .r ��'..� ,-,, ,�K , .: -- .� . . � . �cr,r ;`,. . - s f^ V � � ,.` �,;, � .�� .,,,; Plugs and live plants shall be used and a r Y �' ;;.. � k�4�: �� " ` ;' planting schedule and a maintenance plan . . _. ,�._ ., a.�. .> _. . Tigure 4 Pom•vegctation establisliment and site stabiliz.�tim�on Phase]pond S11211 be deVelOpOd �111d SUb1111tted fOT Clty appi•ovals and record retention. This plan shall include the anticipated maintenance activities necessary to assure long-term opel•ation of the feature and must clearly identify who is responsible for the activities. Pretreatment is required for all bioretention features. A gi-ass swale is acceptable but inust be designed to the standards set forth in the MN Stoi7nwatei-Manual. For instance, they must have flow velocities no greater than one foot per second for the design stonn with a flow depth of less than four inches. The remaining volume is to be treated through some ,yet to be designed capture and reuse practice. Staff has spoken with the designer/contractor for the practice and feels comfortable that a design can be submitted for approval prior to the certificate of occupancy. Platming Commission BeeHive Hoine—Plaiuung Case 2015-10 May 19, 2015 Page 20 Stoj�mwate� Utility Connection ChczNges Section 4-30 of Code sets out the fees associated with surface water management. A water quality and water quantity fee are collected with a subdivision. Since there is no subdivision the fees will not be collected at this tune. EASEMElaTTS Along with the proposed shift in the property lines, the perimeter drainage and utility easement must be vacated and re-platted to border the new p1•opeT-ty lines. The City Council will vote on approval of vacating the existing drainage and utility easeinents at the meeting on June 8, 2015. The new plat must include perimeter draiilage and utility easement as well as easement over the � utilities that are owned and maintained by the city and the treatment ponds. �� The proposed di•ainage alid utility easement over the proposed sanitary sewer must be widened to I facilitate the utility maintenance and excavation the pipe. An assumed 1:1.5 excavation slope is ��, prefen•ed, 1:1 minimum. TRAFFIC STUDY The existing Beehive access to Trunk Highway 41 will be eliminated. A new access to Trunk Highway 41 will be consh-ucted at the Minnetonka Middle School West intersection. A h•affic impact study was produced by Spack Consulting. They examined the h�ip generation expected from this development and the maxunized lot numbei• fi-om the ghost plat. The results of their analysis are shown in the table below. ?'able 1 Trip Generation Estim�te . , . � r I Phase 1—Assisted Living 254 17 BedS 46 2 1 2 2 Phase 2—Townhomes ?30 �+0 Nr��nes 232 3 15 14 7 Tc�tal 278 5 iG 16 9 The study concluded that the low ainount of new traffic generated by Phase 1 and Phase 2 of this developinent would not be significant enough to wairant a change in the traffic control on Trunk Highway 41. Plarllling Commission BeeHive Home—Plarming Case 2015-10 May 19, 2015 Page 21 DRIVEWAYS, PRIVATE STREET & PARHING LOT The proposal would eliminate the three existing accesses (one on the north property and two on the southern property) and build a new, shared access to Trunlc Highway 41. This plan is constant with MnDOT's pi•eference to reduce the number of access points along the MnDOT highway. The engineer shall coordinate with MnDOT and incorporate their comments regarding the treatment of the driveway connection to Trunk Highway 41. The portion of the private driveway that would be shared for access will be considered a pi-ivate street under the city code. It must, therefore, have a 7-ton design and a joint access and maiiltenance agreement must be created between the two parcels. The radius of the driveway curves must be shown on the plan set. The private street will need a name labeled on the plans. Name suggestions shall be submitted to the city for approval. The drive aisle of the parking lot must be revised to provide 26 feet wide from the face of curb to �� face of curb. SIDEWALKS ' The plans propose a 10-foot sidewalk connection to the trail along Trunk Highway 41. The trail ��' width shall be labeled on the plan set. The connection to the existing trail to the north is skewed. The plan sha11 be revised to reconsh�uct the trail further back to create a better tie-in. The engineel• shall coordinate with MnDOT and incorporate flleu comments regarding the treatment of the trail along Trunk Highway 41. SANITARY SEWER AND WATER N1AIN The new addition is subject to sanitary sewer and water hookup charges. These charges are based on the numbei•of SAC units assigned by the Met Council and ai-e due at the time of building pelmit issuance. The sanitary sewer pipe under the new section of di-iveway in the proposed plan set is set at a 5.02%pitch. This steep pitch brings the sewer pipe closer to the surface. However, the ghost plat sketch the city received on Apri12, 2015 shows that the proposed future development may have issues with lnaintaining sufficient sewer depth down the hill to flle western portion of the site. That steep grade would likely necessitate the construction of a lift station for futut•e development of the southern parcel. Planning Commission BeeHive Home—P1amling Case 2015-10 May 19, 2015 , Page 22 �'i ' � ;� :, � , � � �vr�= � �� 1�� I � ; ; , ,, � 1 , ._. �� _.1. , . � r,� J '`�(. . �.._ �.: _ -=L>. � . ...\ _.. _-. _. . .. .,.._._. .._. __ . r _.. -I- /� . i � � � � ! . \ � ! � � -� � . , � � ' /j� ' \ j .. -'�...� \ ' x'. \ . i \ ? � �.. , ..._.._. F �\ i` \ ' j� . _"'._.� i . \ ' ,\ �\ •'� 1 r j �_ ___ _____ a ,,� :- .� . 4�. � � � Sk.Wk�li GRADE . . , � � �......�y,�.- �� . - r� . . � � , �� - '. � � � � � � �/ �? � 1 , \ \ i {: i� i '� � � // `-�� I I '\ . � . � � , / i , � \ � � � l_� ; �,,,��a �„ , � �� , _ _ , _ , _ . . _ _ , _ _ _ _ In order to provide gravity sanitary sewer to the southern parcel, the developer shall extend the sanitaiy sewer at a maximum slope of 0.50% to the centerline of the new shared driveway access to TH 41. Altei-�iatively, it would also be acceptable for the developer to submit a layout to City staff that would provide gravity sanitary sewer to the future development from another sanitary line. The new sanitary sewer lines will be owned and maintained by the City. The seivices connectii7g to the buildings will be private. Plan and profile sheets are required for all publically-owned utilities. The developer's engineer• must incorporate the latest edition of Chanhassen Standard Specifications and Detail Plates into the plan set. LANDSCAPING Minimum requu•ements for landscaping include foundation plantings around the building and bufferyard plantings along property lines. The applicant's proposed landscaping as compared to the requirements for landscape area and parking lot trees is shown in the following table. Re uired Pro osed North property line, 50' 0 overstory trees 0 overstory trees bufferyard B, 20' width 1 understoty h•ees 0 understory trees 2 shrubs 2 shrubs South property line, 250' 3 overstory trees 3 overstory trees bufferyard B, 15' width � understory trees 2 understoi-y trees 11 shrubs 7 shrubs Planning Coimnission BeeHive Home—Planning Case 2015-10 May 19, 2015 Page 23 Required Proposed East pi•operty line, 140' 2 overstory trees 2 overstoiy trees bufferyard B, 20' width 4 understory trees 7 understory trees 7 shrubs 5 shrubs West pr•operty line, 100' 1 overstory trees 3 oveistory trees bufferyard B, 30' width 2 undei-stoiy trees 0 understory ti-ees 2 shrubs 0 shrubs Staff recommends that the applicant meet the ininimum bufferyard requirements, concentrating plantings in areas where the building comes closest to the property lines. Buffelyard plantings to the east of the building need to be located on the west side of the entryway rather than on the east as proposed. This insures no future conflicts with trail construction, utilities or right of way. The applicant is extending the parking area on the original BeeHive site. The applicant will need to provide adequate screening of the parking area from Highway 41. A revised landscape plan shall be submitted to the city showing proposed plantings adjacent to the entire parking area that limits direct views of the pavement and the vehicles. PARKS The plans show sidewalks that connect to city trails tlu•oughout the site. COMPLIANCE TABLE Lot Ordinance Requirements Lot 1 Lot 2 RSF-R-8 Lot Coverage 35%-25% 46.5%* Building Height Ordinance Requirements Subject Site Principal 35/3 story 2 Story 1 Story Building Setbacks Ordinance Requirements Subject Site East Front yard 25-30' S0 130 South Side yard 10-10' 25 220 North Side Yard 10-10' 130 10 West Rear yard 25-30' 45 490 Parking Requirements Ordinance Requirements Subject Site Stalls 18 26 NA RECOIVIMENDATION Staff recommends adoption of the following three motions: Planning Commission BeeHive Home—Plarming Case 2015-10 May 19, 2015 Page 24 1. REZONING "The Plarming Commission recommends approval of Plaruiing Case#2015-10 to rezone 0.9 acres of property fr�om RSF, Single Fainily Residential District,to R-8,Mixed Mediuin-Density Residential for Lot l, Block 1, Beehive Hoine 2"`�Additiarl subdivision contingent upon final plat approval, as shown in plans dated received April 17, 2015, and adoption of the Findings of Fact and Recommendation." 2. SUBDIVISION "The Planning Commission recoinmends the City Council approve the preliminary and final plat with a vai•iance to a11ow a private street for Planning Case 2015-10 for BeeHive Home 2°d Addition as shown in plans dated received April 17, 2015, and including the attached Findings of Fact and Recormnendation, subject to the following coilditions: En ing eerin� Conditions: 1. All conveyances, drainage ways and stoi7nwater treatment devices must be included within a drainage and utility easelnent as requued in Section 18-76 (c). 2. The periineter drainage and utility easement inust be vacated and re-platted to border the new proper�ty lines. 3. The proposed drainage and utility easeinent over the proposed sanitaiy sewer must be widened to facilitate the utility maintenance and excavation of the pipe. 4. The portion of the pi-ivate driveway that would be shared for access will be considered a private street under the city code. It must, therefore, have a 7-ton design and a joint access � and maintenance agreement must be created between the two parcels. , 5. The private street will need a nasne labeled on the plans. Name suggestions shall be I submitted to the City for approval. ', 6. The drive aisle of the pai•king lot must be revised to provide 26 feet wide fi•om face of curb. �� 7. The new trunk lines will be owned and maintained by the City. The services connecting to '� the buildings will be private. � I 8. • ° • � 0 � �*�, ��*��-� r „��-*�� P. In order to provide gravity sanitary sewer to the southern parcel, the developer shall extend the sanitary sewer at a maximum slope of 0.50% to the centerline of the new shared driveway access to TH 41. Alternatively, it would also be acceptable for the developer to submit a layout to City staff that would provide gravity sanitary sewer to the future development from another sanitary line. 9. Plan and profile sheets are required foi- all publically-owned utilities. Plaiming Commission BeeHive Home—Plamling Case 2015-10 May 19, 2015 Page 25 3. SITE PLAN APPROVAL "The Planning Cominission recommends the City Council approve the site plan consisting of a 10,700 square-foot addition continuing care retireinent facility, Planning Case 2015-10 for BeeHive Homes as shown in plans dated received April 17, 2015, and including the attached Findings of Fact and Recommendation, subject to the following conditions: Planiun�Conditions: 1. The existuig monument sign shall be moved to the new access into the site to clearly defiue the access for emergency vehicles. 2. Approval of the site plan is contingent upon approval of the rezoning, subdivision and vacation of drainage and utility easement. 3. All rooftop equipment must be screened. Building Official Conditions: 1. The building plans must be prepared and signed by desigll professionals licensed in the State of Minnesota. A "Code Record" is required (Code Record schematic plans may be same scale as architectural). For"Code Record" infor•mation go to MN Dept. of Labor and Industiy: htt�/v��ww.dli.nul. ov/CCLD/P1anCoilstructioil.a� 2. Retaining walls in excess of 48 inches in height must be designed by a professional shuctural engineer licensed in the state of Minnesota. 3. A demolition pennit is requu•ed foi•removal of any existing stiuctures. 4. The buildings must be protected with automatic fire sprinkler systems. 5. An accessible route must be pi-ovided to buildings,parking facilities, public transportation stops and all coinmon-use facilities. �� 6. All parking areas,including parking garages, must be provided with accessible parking spaces I dispersed among the various building entrances. 7. Accessible units must be provided in accordance with Miilnesota State Building Code Chapter 1341. 8. The building owner and/or their representatives should meet with the I�lspections Division to discuss plan review and permit procedures. In particular, occupancy group, type of conshuction and allowable area issues must be addressed. Planning Commission BeeHive Home—Plaruling Case 2015-10 May 19, 2015 Page 26 Fire Marshal Conditions: 1. "No Parking Fire Lane" signs and yellow-painted curb will be required on the new driveway. Only one side of the driveway will be posted"No Parking." Contact the Chanhassen Fire Mai-shal for exact locations. En ing eerin� Conditions: 1. A stable conveyance must be provided to the„�•^N^�� ;,,�''+,.�';^„ ��;r ;��„+;�� p west on the drainage plan. '�, 4. The applicant is required to meet a water quality volume of one (1) inch runoff from all new iinpeivious surface or demonstrate why this volume cannot be met. 5. The applicant must provide a water quality model, as required by Section 19-144 of the city code, showing that there is a 60%reduction in TP and 90% reduction in TSS as required by city code and the NPDES peimits. Demonstration of 1" abstraction will be considered equivalent treatment. 6. The plan set shall include a detail specific to � the bioretention feature which is consistent with the MN Stormwater Manual. 7. Plugs and live plants shall be used in lieu of seed and a planting schedule and maintenance plan shall be developed and submitted for city approvals and record retention for both bioretention features. 9. The applicant shall prepare and subinit to the City for approval a Surface Water Pollution Prevention Plan (SWPPP) consistent with the NPDES Constl-uction Pez�rnit which shall contain all required elements as listed in Pai�ts III and IV of the permit. 10. The plans shall uldicate that six (6) inches of topsoil are to be placed on all disturbed areas to be vegetated and a stockpile area shall be indicated on the plan set. 11. A final stabilization plan shall be prepared for the site. 12. The plans shall show locations proposed for stockpile areas. 13. A soils repoi�t shall be submitted to staff indicating soil conditions and permeability if infiltration is to be used. Planning Cominission BeeHive Hoine—Planning Case 2015-10 May 19, 2015 Page 27 14. The grading plans inust be revised to show the first floor elevations of adjacent lots. 15. Spot elevations must also be shown to illustrate the drainage pattern near the existing home's driveway. 16. The proposed grades on the site shall be no greater than 3:1. 17. The engineer shall coordinate with MnDOT and incoiporate their comments. 18. The radius of the driveway curves n7ust be shown on the plan set. 19. The trail width shall be labeled on the plan set. 20. The plan shall be i-evised to reconsti-uct the trail further north to create a better connection. 21. The new addition is subject to sanitary sewer and water hookup charges. These charges are based on the number of SAC units assigned by the Met Council and are due at the time of building pei7nit issuance. 22. The developer's engineer must incorporate the latest edition of Chanhassen Standard Specifications and Detail Plates into the plan set. 23. The applicant must work with a qualified designer and contractor to design a system to capture and abstract a volume of runoff equivalent to one inch (1") from the new roof area. This s,ystem must be reviewed, approved and installed prior to the issuance of the certi�cate of occupancy. Environinental Resource Conditions: 1. Install tree protection fencing around all preseived trees shown on grading plans. The fencing shall be installed prior to any construction activity and remain until site construction is completed. 2. Site plantings shall be increased to meet minimum bufferyard requirements. Plantings shall be located so as to soften direct views in areas where the proposed building is closest to property lines. 3. Buffeiyard plantings shall be located on the west side of the entryway drive rather than on the east as proposed. 4. A revised landscape plan shall be submitted to the city showing proposed plantings adjacent to the entire parking area that limit direct views of the pavement and the vehicles." Plaiuling Coinmission BeeHive Holne—Planning Case 2015-10 May 19, 2015 Page 28 ATTACHMENTS 1. Findings of Fact. �� 2. Application and Project Nai7�ative. I 3. Reduced Copy Preli�ninary and Final Plat. �� 4. Reduced Copy of Civil Plans. , 5. Reduced Copy of Landscape Plan. I 6. Reduced Copy of Ar•chitectural Plans. � 7. Traffic Study fi•om Spack Consulting dated April 14, 2015. 8. Letter from MnDOT dated May 1 l, 2015. 9. Letter froin Benjamin Gowen dated May 1, 2015. 10. Letter from Colleen Nustad dated May 8, 2015. 1 l. Email from Jan and Gary Reed dated March 27, 2015. 12. Public Hearing Notice and Affidavit of Mailing. g:\p1an�2015 planuing cases�2015-10 beehive expansion\staff report_tij rev_06022015.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Tyler Stevens—Planiung Case No. 2015-10, BeeHive Homes. Request for Preliminary Plat creating two lots; and a Rezoning of 0.9 acres of property zoned RSF, Single Family Residential Dish7ct, to R-8 Mixed Mediuin Density Residential; and Site Plan ,. appi-oval for the construction of a 10,700 square-foot addition Continuing Care Retirement Facility located west of Highway 41, 6330 Hazeltine Boulevard. On May 19, 2015,he Chanhassen Plamling Commission met at its regularly scheduled meeting to consider the application of Tyler Stevens for a Continuing Cai•e Retii-ement Facility. The Planning Commission conducted a public hearing on the proposed development 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 cui7ently zoned RSF, Single Fainily Residential District and R-8, Mixed Mediuin Residential District. 2. The property is guided in the Land Use Plan for Residential —Medium Density or Office. 3. The legal description of the property is described in Exhibit A. 4. Subdivision Findings: a. The proposed subdivision is consistent with the zoning os•dinance; the subdivision meets all the requirements of the R-8, Mixed Medium Residential District b. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; the proposed subdivision is consistent with the subdivision ordinance. �� c. The physical characteristics of the site, including but not limited to topography, soils, �,, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm � water drainage are suitable for the proposed development; the proposed site is suitable for development subject to the conditions specified in this report. d. The proposed subdivision makes adequate provision for watei- supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; the proposed subdivision is served by adequate urban infrastructure subject to the conditions specified in this report. 1 e. The p1•oposed subdivision will not cause envii-omnental damage; the proposed subdivision will not cause excessive enviromnental damage subject to conditions of approval. The proposed subdivision contains adequate open areas. f. The proposed subdivision will not conflict with easements of record,but rather will expand and provide all necessaiy easements. g. The proposed subdivision is not premature. It will have access to public utilities and streets. Finding: The granting of a variance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of this chapter,the zoning ordinance, and comprehensive plan. The applicant is proposing to utilize a private street until Lot 2 develops. At that point,it will be replaced by a public street. 5. Rezoning Findings: 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 zoning has been considered in relation to the specific policies and �I provisions of and has been found to be consistent with the official City Comprehensive I Plan. b. The proposed zoning is or will be compatible with the present and future land uses of the area. c. The proposed zoning confonns with all performance standards contained in the Zoning Ordinance. d. The proposed zoning will not tend to or actually depreciate the area in which it is proposed. e. The proposed zoning can be accommodated with existing public seivices and will not overburden the city's seivice capacity. £ Traffic generation by the pi-oposed use within the zoning district is within capabilities of streets serving the property. 6. 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 inapping, and othei-plans that may be adopted. b. Consistency with this division. 2 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 relationslup to the development. e. Creation of functional and hanilonious design for sh-uctures and site features, with special attention to the following: 1. An intei-nal sense of order for the buildings and use on the site and pi•ovision of a desirable enviromnent for occupants, visitors and general coininunity. 2. The amount and location of open space and landscaping. '� 3. Materials, textures, colors and details of const�-uction as an expression of the design �I 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 tenns 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 ainount 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. Finding: The proposed development is consistent with the City's design requirements, the coinprehensive plan, the zorung ordinance, the design standards, and the site plan i-eview i-equirements. Staff is recommending approval of the request with conditions. The site design is compatible with the sui-�•ounding developinents. It is functional and hai-�nonious with the area. 7. The planning report #2015-10 dated May 19, 2015, prepared by Shanneen Al-Jaff et al, is incoiporated herein. 3 RECOMMENDATION The Planning Commission recominends that the City Council approve the proposed development including a Preliminary Plat creating two lots; a Rezoning of 0.9 acres of property zoned RSF, Single Family Residential District to R-8, Mixed Medium Density Residential, and Site Plan Approval for the construction of 10,700 square-foot addition Continuing Care Retirement Facility. ADOPTED by the Chanhassen Plaiming Cominission this 19t1i day of May 2015. CHANHASSEN PLANNING COMMISSION BY: Its Chaii�rnan 4 EXHIBIT A Legal Description: Lot 1, Block l, BEEHIVE HOME, according to the recorded plat thereof, Carver County, Minnesota. � AND I Beginiling at the northeast corner of Southeast Quarter of Northeast Quarter of Section 4, in Township 116, Range 23 West, thence running west 40 rods,thence south 24 rods; thence east 40 rods; thence 24 rods to the place of beginning. AND Beginning at northwest coi7ier of Southwest Quarter of Noi�thwest Quarter of Section 3 in Township 116, Range 23; thence i-unning east 139 feet to the centerline of the Excelsior and Chaska road; thence southwesterly along the centerliile of said road 267 feet to the West line of said Section 3; thence north along said section line 220 feet to the place of beginning. AND Beginning at a point in the south line of the Northwest Quarter•of the Northwest Quarter of Section 3, Township 116, Range 23,where said line intersects the Excelsior and Chaska Road; thence westerly along said line and along the south line of the Northeast Quarter of the Northeast Quv-ter of Section 4 in said Township and Range to the southwest corner of the East Half of the Northeast Quarter•of the Northeast Quarter of said Section 4, thence north at right angles 30 feet; thence east in a line parallel with the said South line as heretofore described to the point of intersection with said Excelsior and Chaska Road above inentioned; thence alon�said road to point of beginning. COMMUNITY DEVELOPMENT DEPARTMENT ,� Pianning Division -7700 Market Boulevard '� ��v j�� u��i Mailing Address- P.O. Box 147, Chanhassen, MN 55317 �^ J 1 « �lj Ir Phone: (952) 227-1300/ Fax: (952) 227-1110 APPLICATION FOR DEVELOPMENT REVIEW /� . _ ' �' " ` `- ` �, Date Filed: "(--j �-� 1:� 60-Day Review Deadline: �' ' � — 1� Planner: �J�� —� Case#:c� � � � �� e - • � • • • • - . • • ❑ Comprehensive Pian Amendment.........................$600 ❑ Subdivision ❑ Minor MUSA line for failing on-site sewers.....$100 ❑ Create 3 lots or less ........................................$300 ❑ Create over 3 lots.......................$600 + $15 per lot ❑ Conditional Use Permit ❑ Metes & Bounds.........................$300 + $50 per lot ❑ Single-Family Residence ................................$325 ❑ onsolidate Lots.............................................. ❑ All Others.........................................................$425 Lot Line Adjustment......................................... 150 ❑ Final Plat*........................................................$250 `Requires additional$450 escrow for attorney costs. ❑ Interim Use Permit Escrow will be required for other applications through the ❑ In conjunction with Single-Family Residence..$325 development contract. ❑ All Others.........................................................$425 � Vacation of Easements/Right-of-way................ .. $300 (Additional recording fees may apply) ❑ Rezoning ,�f ❑ Planned Unit Development (PUD)..................$750 I.,LI�Variance............................................................ ..$206 ❑ Minor Amendment to existing PUD.................$1 � `� All Others...................................................... .. 500 ❑ �Netland Alteration Permit I` ❑ Single-Family Residence............................... $150 ❑ Sign Plan Review...................................................$150 ❑ All Others....................................................... $275 '[��Site Plan Review ❑ Zoning Appeal...................................................... $100 ❑ Administrative..................................................$100 ❑ Commercial/Industrial Districts*......................$500 ❑ Zoning Ordinance Amendment............................ $500 Plus $10 per 1,000 square feet of building area NOTE: When multiple applications are processed concurrently, `Include number of existing employees: the appropriate fee shall be charged for each application. and number of new employees: Residential Districts........................................ 500 (Refer to the appropriate Application Checklist for required submittal Pius $5 perdwelling unit '( �'''� _ � informationthatmustaccompanythisapplication) A�D�ITIONAL RE(�UIRED FEES: �G'� ,� Notification Sign................................................... TOTAL FEES: $ � 2� � � (City to install and remove) �� ,�� roperty Owners' List within 500' ........ $3 er add Received from: �'-wo^S :�.*�a,k�•.�F� (City to generate—fee determined at pre-application meeting) ❑ Escrow for Recording Documents.. $50 per document Date Received: '��--(`�Check Number: �N'7 (CUP/SPR/VAC/VARNVAP/Metes&Bounds Subdivision) • - • - • • • I Project Name: ��C lc x'P�^S�'u^ Property Address or Location: ��,3a a-' �K`'�� l�-az.�-�+�i�•c ►�3�u�. Gl�c..�ws� ►N+N 5�33) Parcel #: Z�DO�O�O� Legal Description: Total Acreage: 6• �`( Acw1 Wetlands Present? ❑ Yes �No Present Zoning: �--�i (ZS F Requested Zoning: ��' (LS�' Present Land Use Designation: � _� - 1 �SF Requested Land Use Designation: a� �� 2�� Existing Use of Property: 5i-�� 'Fo-�.;1--� Description of Proposal: � �+'�6+','"� , • ; �-:`��:. r��.� Check box if separate narrative is attached "'��` � �'� r��,`) � �:' ��;e�;�; , �°==�„ '- "'"!".a . • � • • ' � • � � • • • APPLICANT OTHER THAN PROPERTY OWNER: In signing this application, I, as applicant, represent to have obtained authorization from the property owner to file this application. I agree to be bound by conditions of approval, subject only to the right to object at the hearings on the application or during the appeal period. If this application has not been signed by the property owner, I have attached separate documentation of full legal capacity to file the application. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. I certify that the information and exhibits submitted are true and correct. Name: T�I� S'��"'P^'S Contact: Ty�cf S�P.��S Address: 633� CTo►2G�'�'��-��vdl. Phone: b!Z—'7�0 —'�6�� City/State/Zip: C^��S*.� v►�N S5 33/ Cell: Email: �i�er'• S'��S �T�GGI�v'vc W�I.� • ��"` Fax: Signature: � �-`S Date: 3' zS /rS` PROPERTY OWNER: In signing this application, I, as property owner, have full legal capacity to, and hereby do, authorize the filing of this application. I understand that conditions of approval are binding and agree to be bound by those conditions, subject only to the right to object at the hearings or during the appeal periods. I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. I certify that the information and exhibits submitted are true and correct. Name: << � , y� r t.�,�=�- L Contact: Address: � -':'� ��' t �� `�" - �� O '°�_'-�'� Phone: City/State/Zip: = � �, ��'��;<<��' `,f'°.�' �%�`�°� Celi: , Email: Fax: , Signature: �� ' Date: This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, refer to the appropriate Application Checklist and confer with the Planning Department to determine the specific ordinance and applicable procedural requirements. A determination of completeness of the application shall be made within 15 business days of application submittal. A written notice of application deficiencies shail be mailed to the applicant within 15 business days of application. PROJECT ENGINEER (if applicable) � Name: Contact: Address: Phone: City/State/Zip: Cell: Email: Fax: . . . . . Who should receive copies of staff reports? *Other Contact Information: ❑ Property Owner Via: ❑ Email ❑ Mailed Paper Copy Name: �Applicant Via: ,�'�mail ❑ Mailed Paper Copy Address: ❑ Engineer Via: ❑ Email ❑ Mailed Paper Copy City/State/Zip: ❑ Other* Via: ❑ Email ❑ Mailed Paper Copy Email: ,.; ; ;� �, i,. � � e� � v� K tJ M E S �� . _- _ _ _ . _ : :, . � _ �..: � ;� .xx::._�,} �- - , - ; , , ..:. , ._: � . ..._-�n_ . . .�., .. , . .._ i ,Y, . . , . ` =��' °' '• , a. . r �'� � � �" �ss � `•. I ��+� ,. .. x�,,�♦ ,�j�i'! s .._ .$�a'�p��t,�o�s. • � � `� � i Y 4� � 'F � .� _ t f �'-� t i ; � . '..�Jr x�, " �� .t ;{ 9 k��`i'i 's -. , �'v.�J`. � ..,'�t - 't Y�,, t . �f �n • ;�Z, � � . � .. � �.t.�y' + t£ ,h` ��: '' °^� 4 � ��n�...ir. , � 'FSN�i°' Y•''f�' �>Y_', 6 ' w;�> .. •,. t F �� r�4 . , +' ,, ..`f� - .�� i a d+r.#.g, �z '..*Z�,. �► �t f;w �� A`:�'+s#� � .. ,f � - - . ia '�. �kS �� p Y _ �.. t .., t � 4y.sF :4_�s,.. .I. ..F � �� ;�� ti�r; � ti,ei ;1` x °�:Ft�. 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A wa ,� �.��,e�'+r-Yv� '�L t �.•. i.3lE x I ��.-�, _ '�-+.,.¢.. _ :ra...�fta ,si'"': . . 7�+' . '�-� -1{ t�r..._�..,..va..:..�a.».-u.a..rsc+�xa�.a.nev wmx..��awer.�carevcstdY�a3'_4L.eiSK=aar ��....e:. 1�+�� 'i$P �I ',,'.�.:e_za. ."�.T..-x.,,� . .. ... . . . . . d � • e• )'E�;S I > �` r� :I ''�/,i= 1 i� i�)''�;� �' ,�j a�ii,� r�; II'� �� C) I\j ' �e5i - , .., �.-�_ . �.:_� _ '. _.,::r, - :. ,..,__ - :..,�.. ...�>-...� �.-.,,__ .,;..�. 3>, -..:: � -;....� - ` I I ___ 6330 Hazeltine Blvd, Chanhassen, MN 55331 s `��J4'� P7=cl�at i;, ,,a� ,. �� AP� r 7 201�� ,, �.��,��;� �:R � - p . t`Id ;:'1 'b li'�.�I"i��.,. I _, What we do: BeeHive is a small memory care community that is designed to look and feel like a residential home. What differentiates BeeHive from other memory care facilities is that the home is designed and operated like a traditional home. We have home cooked meals, our residents are able to bake, play games, be outside, etc... We have an intergenerational approach to aging and involve children to be part of our day, from newborns to middle school ages. Children and music have a wonderful way of sparking interest with people that suffer from memory loss, both physical and emotional. s�; T � _ ;3, � ��)ff �i�� F ��" � � : �� . 'v� .�° -- 1> —�._, � �� `�� _ �" � � � � , .y - l:'- -- ... ' � - i �. 1 t' - "'_`" _ � �:. - r� �} ,a„�7..' t __: ' �. _ ..5 �`, . t,�,� i � w. �-. i#,� �x� •�..a '� - . � . , •' !. _. . . . . . .. � i � i � � •.-'-' �� / �1+�� ' . � :�s �� . f - a� ,t�^. � , ., 'r �v�. <,d . � . �� =r.��. ��. }rq�y,-= �'�." "` v� _ �� -a '� ,~ � � m f r � , ry'� � " � �,..';, �i�' � � ` ' �' g-�r."� �; , � � f ; F� 4„ � _ r 4 �� '�'��-: • � ��:`i , ' ;�4� ," Objectives: BeeHive Homes in Chanhassen is currently at capacity with an active waiting list. BeeHive is purchasing the neighboring property which sits on roughly 7 acres. Our plan is to add-on to our existing structure 17 apartments/bedrooms as well as increase our activity room space by roughly 6,000 sq/ft. Below are the details: Building (addition) size/location: • 6330 Hazeltine Blvd, Chanhassen, MN 55331 • Approximately 10,700 finished sq/ft addition • Utilize 2 acres of available 7 acres • Add 9 parking spaces (which exceeds ordinance requirements) _____ ___ BeeHive has an in-house doctor and available nursing 24 hrs/day which allows BeeHive to take residents that many other communities cannot accommodate due to the level of care they require. An overwhelming majority of all of our residents lived very close to Chanhassen and neighboring cities. Why the addition? The addition will allow BeeHive to add 17 bedrooms to our existing 25 bedroom facility. Along with adding more bedrooms, the addition would also increase activity space for all residents to enjoy. This addition would create 3 things: 1. Meet the demand for this type of facility by adding 17 apartments/bedrooms. 2. Create approximately 6,000 sq/ft of common activity space for residents to enjoy (including outdoor patio and porch). 3. Allow BeeHive to host community events that cater to our residents and families, such as music entertainers, support groups, and activities. BeeHive will also be adding considerable parking spaces, exceeding of what the current zoning ordinance requires. Maintain site/location integrity: It is our goal to keep the look and feel of a residential setting for our newly acquired property. Keeping the look and feel of"home" is very important to our residents and BeeHive. It is important to BeeHive that we convert the entire property into one that anyone would be proud to call home. 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I � - i �_ � ' � � _ :� ��', � __ 07 --- � �, _ � o�=� � z �� ., � �' _ '�= @ s° [ZI � � � �o �F 5�� i O _ rn �_ y - O - _ - � _�, ti W = �_ — � � 1 '.� rJ� �F n � � _ z — 9�` �< _ _ 0 � � � m rn � /� �� - m � F �,o �� ; � — � ,, � - _ .,4 � . . . . . . . . c .. ac ., THE TRAFFIC STUDY COMPANY � �� Technical Memorandum ��'�� `s � ��' �� To: Tyler Stevens, BeeHive Homes - From: Bryant Ficek, P.E., P.T.O.E. Date: April 14, 2015 Re: Traffic Impact Letter—Proposed Expansion Project in Chanhassen , BeeHive Homes of Excelsior provides residential assisted living in the City of Chanhassen. This residence "maintains the look and feel of a family home while offering the safety features and care required for each resident." Based on discussions with the site managers, memory care is the primary function of the housing. Located on the west side of Hazeltine Boulevard (Highway 41) to the south of the intersection with Highway 7, the acquisition of the adjacent property has provided an expansion opportunity. This memorandum provides an overview of the expected traffic associated with this potential expansion project. Existin�Conditions and Expansion Plans BeeHive Homes is accessible through a sole intersection to Hazeltine Boulevard. This driveway "T" with Hazeltine Boulevard is located between the intersections with Chaska Road and the Minnetonka Middle School West. The proposed expansion area covers approximately 7 acres and is located adjacent to and just south of their current site. The proposed site is currently occupied by a single family home with two driveways accessing Hazeltine Boulevard opposite the school driveway. The proposed expansion is envisioned for two phases. Phase 1 would expand the current BeeHive Homes facility and provide an additional 17 bedrooms for memory care residents. This expansion project is expected to occur in the next year. Phase 2 would develop the remaining five acres with townhomes. Initial review of the site proposes eight units per acre for a total potential of 40 townhomes. The townhomes would be available for general use, not restricted to any type of assisted living. Phase 2 is expected to occur in five years. The existing home is expected to remain at least through Phase 1 and potentially with Phase 2. Phase 1 would also combine the existing BeeHive Homes and single family home driveways into a single access opposite the school drive. The Phase 2 townhomes, when developed, would also use this new connection as the sole access to and from Hazeltine Boulevard. Traffic Impact Studv Requirements Traffic Impact Studies (TIS) provide an assessment of existing and future traffic operations to identify the impacts of a proposed development. A TIS can identify capacity deficiencies at key intersections and potential mitigation to avoid safety or operational problems due to expected traffic from a proposed development. However, a TIS is not always necessary. Both the Minnesota Department of Transportation (MnDOT)and Carver County have guidelines that trigger the need for a TIS. � , .' . . „ .r.� _. . .;,,;. . , �i�., .rr��t'=.� � <<rz� -:,�'9.�'?�"��f:.., Spack Consulting 2 of 3 Traffic Impact Letter BeeHive Homes Expansion Project MnDOT uses the following guidance: • Development proposals that are estimated to generate fewer than 250 peak-hour vehicle trips or 2,500 new daily trips • Development proposals that will be evaluated sufficiently by applying other elements of guidance from the MnDOT Access Management Manual, such as access spacing. Carver County uses the following as a trigger for a TIS: • Development expected to generate 750 or more vehicles trips per day. • Development expected to generate 100 or more vehicle trips in any one hour period. • Associated roadway traffic is increased by 50%or more. • Development is determined to create a potential hazard to public safety as determined by the County Traffic Engineer. • Development traffic could substantially affect an intersection or roadway segment already identified as operating at a level of service D or worse. If these guidelines are not satisfied, than a full TIS is not needed. The proposed BeeHive expansion is evaluated against these guidelines in the rest of this memorandum. Trip Generation A trip generation analysis performed for the development site based on the methods and rates published in the Institute of Transportation Engineers (ITEJ Trip Generation Manual, 9rh Edition. In this ' case, the trip generation for the Assisted Living and Townhome land uses was used. Assisted Living is �', described as "residential settings that provide either routine general protective oversight or assistance '� with activities necessary for independent living to mentally or physically limited persons." Memory living, serving only those with cognitive issues, as currently provided by BeeHive Homes is not a perfect match with the ITE Assisted Living land use. However, this is the best source available and likely provides a conservatively high estimate of traffic. Table 1 shows the estimated traffic generated by Phase 1 and Phase 2 proposed developments. Table 1 Trip Generation Estimate . . . . � • � . Phase 1—Assisted Living 254 17 Beds 46 2 1 2 2 Phase 2—Townhomes 230 40 Homes 232 3 15 14 7 Total 278 5 16 16 9 As shown, the expected traffic generated by the proposed development is well below the thresholds identified by MnDOT and Carver County. Based on trip generation, the proposed expansion project would not be a significant impact on the roadway system for either phase separately or in total. Hazeltine Boulevard (Hi�hway 41i Traffic MnDOT maintains a database of existing traffic volumes on roadways across the state. The latest MnDOT flow map shows a 2012 average daily traffic volume of 14,000 vehicles per day on Hazeltine Boulevard. The estimated daily traffic from the proposed development is less than two percent of the current daily and would not represent a significant increase in the existing volume. Spack Consulting 3 of 3 Traffic/mpact Letter BeeHive Homes Expansion Project The City of Chanhassen 2030 Comprehensive Plan presented information on this section of Hazeltine Boulevard. This plan noted a higher volume at that time (17,900 vehicles per day compared to 14,000 vehicles per day today) and did not note any segment or intersection capacity issues in this area. Since traffic has decreased, operations would be expected to be better than when the Comprehensive Plan was completed and would not be impacted by the estimated traffic from the proposed development. Site Access As mentioned, the proposed plan will consolidate access to a single driveway opposite the existing school access. By reducing several access driveways into one, safety will be improved on Hazeltine Boulevard. In addition, left turn lanes at this location are currently provided on Hazeltine Boulevard, allowing those turns to occur safely without impacting through movements. The relatively small amount of traffic is from the proposed development would likely only need a single outbound lane, particularly since the peak hour traffic is low. Similarly, the expected amount of traffic is not expected to necessitate a change in traffic control from the existing side-street stop control with Hazeltine Boulevard traffic able to proceed without stopping. When the new approach is constructed, the sight distance could also be examined. Combined with the existing turn lanes on Hazeltine Boulevard, this would ensure a safe connection to and from the proposed expansion project. Conclusions and Recommendations The principle findings of this technical memorandum are: • The proposed BeeHive Expansion Project is expected to be developed in two phases and ultimately expected to generate 278 daily vehicle trips with 21 trips and 25 trips during the a.m. and p.m. peak hours, respectively. • The proposed traffic represents less than two percent of the existing 14,000 vehicles per day on Hazeltine Boulevard (Highway 41). In addition, this area of road, either segment or intersections, were not identified as having capacity issues in the 2030 Comprehensive Plan even with a higher volume of 17,900 vehicles per day. • The proposed plan consolidates access into one driveway opposite an existing school access, reducing access points on Hazeltine Boulevard and making use of the existing left turn lanes. • The expected low amount of traffic would not drive the need for a traffic control change from the existing side-street stop control at the new intersection. Based upon the information presented in this traffic impact letter, the BeeHive Homes proposed expansion does not represent a significant impact to the surrounding roadway system and does not require a full traffic impact study. �,HNESpTq fio ,�o Minnesota Department of Transportation 3' 4 a Metropolitan District �,,� y° �F TRPi� Waters Edge Building 1500 County Road B2 West Roseville, MN 55113 May llth, 2015 Sharmeen AI-Jaff, Seniol•Planner City of Chanhassen Planning and Zoning 7700 Market Blvd �� Chanhassen. MN 55317 SUBJECT: S 15-024 BeeHive Homes 2°d Addition � Southwest Quad of MN41 and MN7 Chanhassen, Carver County Control Section 1008 Dear Ms. Al-Jaff: T11ank you fo7• the opportunity to review the BeeHive Homes 2"d Addition plat. The Minnesota Department of Transpot-tation (MnDOT) has reviewed the above refer•enced plat in compliance with Minnesota Statute 505.03, subdivision 2, Plats. Before any further development, please address the following issues: Design: The constr•uction plans are too general to determine impacts to highway operations. Please submit construction plans showing the right turn lane, saw cuts, pavement sections, taper, striping, ti•ail cross slopes and grades. The submittal documents are uncleal•as to any intended drainage changes. MnDOT Standard Plate 7025, Conci•ete Entrances & Curb Returns is enclosed for the access from MN41. Unless the access is signalized, no pedestrian curb rainps or truncated domes are installed at driveways. Please direct questions coi�cerning this comment to Nancy Jacobson (651-234-7647 or Nancy.L.Jacobson a,state.mn.us). Right-of-Way: The construction plans do not appear to have clearly inarked MnDOT Right-of-Way. The proposed driveway cr•osses through MnDOT Right-of-Way and Access Control. MnDOT will allow the conveyance of a drainage ease��ent to the developer at "Fair Marlcet Value" based on an appraisal. There will need to be an access exchange to corl•ect the access control along this development site. Please contact Michael Geertsema at Michae�l.Geertsemana,state.mn.us or 651-366-3492 Traffzc Engineering: The provided plans do not show the ditch being re-establisl�ed at the existing driveways. They will also need to include plan sheets for Pavement Markings, Signing, � Traffic Control, and Special Provisions. �� Please direct questions concerning this commel�t to David Sheen (651-234-7824 or ��, David.Sheennstate.m�l.us). ' Water Resout�ces: A drainage permit maybe required. The developer will need to submit calculations showing that current drainage r•ates to MnDOT right of way will not be increased. A drainage peimit checklist is attached to this review letter�. The checklist pi�ovides more infot7nation about the requirements associated with the submittal of a MnDOT Drainage permit application. Please contact Hailu Shakur (651-234-7521 or Hailu.Shalcuf�nstate.i��7.us) for questions concerning this comment. � Per`rtits: An Access Permit is required for the turn lane and access modifications. Additionally, a Limited Use Permit is required for the proposed trail. If any other work is to be per•foi-med that will impact MnDOT right of way, additional permits will be required. Permitting forms are available froln MnDOT's utility website at http://www.dot.state.mn.us/utility/forms.html. Direct any questions regarding permit requirements to Buck Craig, Metro Permits, at (651-234-7911 or Bucl<.Crai�a,state.mn.us). 2 Review Submittc�l Options: MnDOT's goal is to complete the review of plans within 30 days. Submittals sent iu elecn�o�lically can usually be turned a�•ound faster. There are four subinittal options. Please sub�nit either: 1. One�(1) electronic pdf. veision of tl�e plans. MnDOT can accept the plans via e-inail at metrodevreviews.dot a,state.inn.us provided that each separate e- mail is under 20 megabytes. 2. Three (3) sets of full size plans. Although sub�nitting seven sets of full size plans will expedite the review process. Plans can be sent to: MnDOT—Metr•o District Planning Section � Development Reviews Coor•dinator � 1500 West County Road B-2 �� Roseville, MN 55113 � 3. One (1) compact disc. � 4. Plans can also be submitted to MnDOT's Extel7�a1 FTP Site. Please send �les to: f�://ft��2.dot.state.�7ln.us/pub/incomin�/MetroWatersEd�e/Planning � Internet Explorer doesn't work using ftp so please use an FTP Client or•your Windows Explorer (My Computer). Also,please send a note to n�etrodevreviews.dot(�state.nu�.us indicating that the plans have been submitted on the FTP site. If you have any guestions concerning this review, please feel fi•ee to contact me at (651) 234-7798. Sincerely, �� L.�� Andrew Andrusko, GIT Assistant Planner Attachment: MnDOT Standard Plate 7035N, Concrete Walk & Curb Returns at Entrances.pdf Attachment: Drainage Permit Applications Checklist.pdf Copy sent via E-Mail to: Sharmeen AI-Jaff, City of Chanhassen Russell Owen, Mett•opolitan Council Jon Solberg, Area Manager Nancy Jacobson, Design Diane Langenbach, Area Engineer poug Nelson, Right-of-Way 3 Hailu Shekur, Water Resources Dan Phelps, Right-of-Way Buck Craig, Permits Bruce Wetherbee, Surveys David Moa Sl�een, Traffic Engineering Michael Geertseina, Land Management Clare Lackey, Traffic Engineer•ing 4 1 CURB AND GUTTER 1 6 IN.WALK AT DUADRANTS 8 IN. PAVEMENT 6 IN. PAV'T. p CONTRACTION 1 1 JOINTS 1 I . 9 ; 9 ' • •'• I � �'.::�'.'. :.'�`.. .:'. •".'. �'.� �'.'.�.•:: 1 �PAVED 4 IN. 1 I I 4 IN. WALK IALLEY WALK � PRIVATE � 1 4 IN. WALK � PRIVATE � DRIVEWAY � i WALK I � PLAN 0.015 FT./FT.(3/16" PER FT.)TYPICAL 11 TOWARD ROADWAY PROVIDE INTERMEDIATE 1/4" R. Q JOINT AT S�UARED END Z (TYP.) ►— . � IN SIDEWALK, WHEN 9 a>-� 7 .,o; �. ,•,••a. ;• • .'•o. '• SIDEWALK IS ADJACENT �3 j •' �t' � ' TO CURB AND GUTTER ��a I_ VARIABLE WIDTH� _I U o Z SECTION THRU WALK 1 � CONCRETE WALK . . � O �na,ua�,�re�+��a�''�n�"'�,,�m� de 4 IN. WALK , . .. � '��" m+ ,�i��,�� a,a��e 1 w�Pd,�*„�",,t� O��O 11�� '*yi1��'Mi��I+'*rM' NOTES: �� SEE ROAD DESIGN MANUAL, CHAPTER 5, FOR ��P�O� 1 3 � ENTRANCE GEOMETRIC DESIGN OF ENTRANCES. SZ��P �� 45• 1 �1�' A7 WOULD BEEEXCEEDED,�DUE TOETHEAPOSIT ON OFT '� � EXISTING WALK, THE WALK SHALL BE REMOVED AND "�^^rY�•�••'• � "• A� • � REPLACED, OR THE PAVEMENT WARPED TO PROVIDE C & G ^'�'�;;�::• �`"''�� :'�� 60' TO 90° THE RE�UIRED ENTRANCE SLOPE. '�`�•''i:ir.;.�i.^.`:i�S;;,:pr,'.!,`��,'.�:'`�.:. :,�:•��, •. : . ';:::'>;:%.:;,;;.".�r..``-':`?�.::•. .', lP' ,'� 6,.,"....'.:.•:: .. SEE PLANS FOR PLACEMENT OF WALK AND � � ��`�'`" ' ��P� � � �'��Q�' .•- � DIMENSIONS FOR CONSTRUCTION OF DRIVEWAYS. .:: 1 �;'' F'```}Y.9.::f��;-,:.;',.:'.. • '•'.' 7 :�'•'.;•:'�•:.�� O �`.' .:.;t.r.��:�,�.;,r,'.'•''.' .. .., ...• •5�, ,•. ;;;�y,::�;�:,;.,,,•••,•• OO NO DEDUCTION SHALL BE MADE IN CURB & GUTTER 3� r'�< A FOR ENTRANCE. •... :.;. .�,.:,:,::�:.;,b':;.'.;'::...' .� � �' `�`�.::'S�,�Qf''�� Ql 1/2 IN.EXPANSION JOINT. 1/2 IN.PREFORMED JOINT VARIABLE A�%��•" FILLER MATERIAL,AASHTO M 213 (RE�UIRED WHEN 2 CONCRETE AREAS ARE POURED SEPARATELY). HALF PLAN PERSPECTIVE QQ 1/2 IN. EXPANSION JOINTS AT 60 FT. (APPROX.) MAXIMUM INTERVALS. 03 MATCH INPLACE DRIVEWAY THICKNESS (6 IN.MIN.). Q4 WITHOUT SIDEWALK, PAVE ONLY TO THE END OF DRIVEWAY PAVEMENT CURB RETURN WHEN ENTRANCE IS UNSURFACED OR LENGTH VARIES CONSTRUCTION IS NOT NEEDED BEYOND THIS POINT. � QS WITH SIDEWALK, PAVE TO THE BACK OF SIDEWALK. 1/4" R. 4 FT.MIN. PAID FOR AS CONCRETE DRIVEWAY PAVEMENT. 0.02 FT./FT. 1�4„ R. Q CONTRACTION JOINT (FORMED OR SAWED). 0.06 FT./FT. MAXIMUM , SLOPE — — — — — — — — — — OO EXPANSION JOINT NOT REQUIRED IF ADJACENT � •.•'• • •� °•'�•� SECTIONS ARE POURED MONOLITHICALLY. SEE , , , � . .•• ' ,•• .•• °• SECTION A-A. •' .o . .' ..•''.�•' • ••�:�. •' s•'. .• ,,.•• 08 SEE PLANS FOR PLACEMENT OF PED. CURB RAMP. Q9 FORM CONTRACTION JOINT AS NEEDED TO PRODUCE 1 7 APPROXIMATELY S�UARE PANELS (MAXIMUM WIDTH 15 FT.BETWEEN JOINTS). SECTION A-A �0 THE MINIMUM CONTINUOUS AND UNOBSTRUCTED CLEAR WIOTH OF A PEDESTRIAN ACCESS ROUTE SHALL BE CURB RETURN 4.0 FT. 11 SEE PLANS FOR PROPOSED CROSS SLOPE OF THE PEDESTRIAN ACCESS ROUTE,WHICH MAY NOT EXCEED 0.02 FT./FT.AS CONSTRUCTED. APPROVED JULY 25. 2011 STATE OF MINNESOTA SPECIFICATION STANDARD ——————— DEPARTMENT OF TRANSPORTATION REFERENCE PLATE CONCRETE WALK & 2301 No. —STATE DESIGN ENGINE CURB RETURNS AT ENTRANCES 2531 7035N MnDOT Drainage Permits Checl�list Purpose of the MnDOT Drainage Permit MnDOT Metro District regulates activities that impact its drainage systems and its MS4 regulated area. The purpose of the Drainage Per�nit is to protect State of Minnesota investment in infi•astructure including but not limited to roadways, storm water treatment basins, ditches and storm sewer systems. Excess storm water and/or•sediment lade» storm water added to MnDOT's drainage systems leads to degradation of these assets.Negative impacts i��clude but ar•e not limited to: sediment deposition, loss of flood storage capacity and also loss of hydraulic conveyance capacity. These impacts lnay cause pl•emature flooding of the r•oad surface and/oi• erosion dalnage on State right-of way. Technical Requirements of the MnDOT Drainage Permit The permit applicant shall demonst�ate that offsite runoff co�ning to MnDOT drainage system and/ot•right-of-way will not increase as a r•esult of the proposed project. This is guantified as a "no increase in dischar�ge" criteria for the 2-year�, 10-year and 100-year storm events. Compliance is demonstrated by applying hydraulic/hydr•ologic software models. HydroCAD and XPSWMM are the approved models to compare the pre and post project discl�arge values. Typically, HydroCAD is sufficient to lnodel most pr•oposed projects. However, XPS WMM may be required if the project contains extensive storm water pipe systeins connected to MnDOT storin sewet•or if HydroCAD cannot in MnDOT's judgment effectively lnodel pressure f7ow, complex junctions and/or backwater effects that are present. The 2-year, 10-year and 100-year storm events shall be based upon Atlas 14 r•unoff amounts per the NOAA website. In addition, Di•ainage Permit Applicants shall meet all applicable water quality t�•eatment requirements established by the local Watershed Disn•ict(s) and the MPCA. Permit applicants should anticipate that specific projects that seek to divert runoff to another sub-watershed or water•slled will be denied. It is MnDOT practice to avoid such watei•shed diversions whenever practicable. Submittal Requirements: • Readable/legible watershed n�aps that show pre and post project di•ainage conditions. These two separate contour maps shall be large enough in scale so that approximate flow paths can be determined for verifying the Time of Concentrations used in the models. The drainage/watei�shed maps shall include enough detail so that Curve Numbers used in the hyd7•aulic models inay be verified by MnDOT. April 2014 • Sur•face water flow direction ai�d storin water pipe water flow direction shall be ' indicated on the pre ai�d post project watershed �naps. ��i • Minimum i•ecommended watershed nlap scale is 1" =100'. Project applications submitted with smaller scales (e.g., l"=500') may be rejected and returned to the applicant. The sa�ne would apply for project watershed maps that do not include topogt•aphic contours or basic land use information such as the location of buildings, pavement and "green space". Watershed�r�aps subinitted as pdf files or CAD files shall be readily printable at scales that allow foi•good readability. • Pt�e and post project watei•shed maps shall be clearly linked to the drainage inodels such that the naines of the sub-watersheds, ponds and drainage structures are the saine in the models as showi� on the watershed maps. In addition, watershed and sub-watershed boundaries shall be cleai•ly shown. • Submission of the actual pre and post project HydroCAD or XPSWMM inodels is required: pdf copies of the drainage inodel simulations are unacceptable. In the event that the models cannot be tt•ansferred readily by electt�onic mail or electronic repository site, a hardcopy CD shall be pi�ovided. • Cui•ve numbers shall be deteimined per NRCS methodology and should be modified as needed based upon detailed knowledge of soil type and specific conditions on site. HydroCAD modeling software includes NRCS guidance for deterinining curve numbets based upon land use and condition. • Time of concentration (Tc) computations and assumptions that in MnDOT's assessment clearly ovei•estimate or underestimate this critical runoff parameter will be rejected. Two coinmon assumptions that lead to overestimating Tc include: using the "Lag/CN"method to determine peak runoff fi•om water•sheds that have a r•elatively long and/or diverse flow path, and assuining that sheet flow occuis for a distance exceeding100 feet. Convei•sely,pi•e-pi•oject Tc shall not be undel•estimated to offset post project increases in peak discharge. • Available fi�eeboard for existing and proposed h•eannent ponds sllall be shown on the watershed maps as well as the normal and 100-year high water levels. All proposed pond treatment systems along MnDOT right-of-way shall have a minimum fi•eeboard of 2.0 feet between the road surface and the proposed 100-year HWL. • Infiltration basins, filn•ation basins and ponds adjacent to MnDOT right-of-way shall be designed to provide at least 2 feet of elevation difference between the 100-year HWL and the crest of the basin berm. The berm crest shall be at least 5 feet wide. The emergency overflow shall be lined from crest to toe of slope with Turf Reinforcement mat or Category 6 or 7 �rosion Control Blanket. April 2014 • Best management practices (BMP's) including in�ltration/filt�ation sites, storm water ponds, etc. shall be clearly labeled on the pre and post project watershed maps. • Plan sheets submitted as watershed maps shall be evaluated as such. They shall be readable and legible and ineet all the same t•equirements including clear delineation of watershed boundaries, readable map scale, and land use shown by an aet•ial photo background map, or that is cleat•ly depicted based on details on the plan sheet or sheets submitted. • Project plan sheets relevant to the Drainage Permit are required and include: existing site conditions, the proposed grading plan as well as proposed site drainage systeln plans and profiles. The plans shall include applicable wetland impact/mitigation features and temporar•y sediment and erosion control ineasures for the project. In additioil, erosion control blanket will be used to stabilize distur•bed area on MnDOT right-of-way unless other methods such as rip-rap treatment are called for in the plans and approved by MnDOT. • Pond and basin special str•uctures including weirs and orifices shall be consistent with what is used in the Hydr•oCAD or XPSWMM models submitted and include relevant calculations/details. • A table summaty of existing versus proposed site dischar•ge to MnDOT dr•ainage systein/right-of-way is requir•ed for the 2-year, 10-year and 100-year Atlas 14 rainfall events. • Post project storin water discharge to MnDOT ditches or other open channel shall be limited to flow velocities of 6 fps or less for a 50-year Atlas 14 rainfall event. • Project discharge points that will connect to MnDOT ditch or channel shall be located such tl�at they do not cause erosion or conflict with the grade of the existing ditch or•channel. • Proposed access road culverts on MnDOT right-of-way shall be designed for•the 10-year Atlas 14 r•ainfall event unless they are part of a significant drainage ditch along the roadway in which case a 100-year or 50-yeal•design will apply. • Dii•ect connections to MnDOT storm syste�n sl�all be avoided. Connection to open ditch, or channel is preferred. If direct storm sewer connections cannot be 'i avoided, it is the applicant's responsibility to provide a good connection typically � via a new structure. Furthei�more, MnDOT offers no warranty that ther•e will not �� be a hydraulic backwater effects on the new storm line upstream that is connected � to MnDOT's existing stor•m sewec•. Api•il 2014 • For all disturbed areas tl�at sheet flow to MnDOT right-of-way and any disturbed areas within MnDOT right-of-way, either Erosion Control Mat or Bo»ded Fiber Matrix shall be used for telnporaYy/permanent er•osion control. • Silt fence shall not be used for erosion cont�•ol at the proposed project site perimeter. Rather, continuous Wood C11ip or colnpost Sediment Conn•ol Logs shall be implemented. Pei•mit applicants are encouraged to contact MnDOT Metro Water Resource Engineeriizg with questions/concerns. Questioi�s posed early in the permit application process help to avoid project delays. This is particularly true for large project Drainage Permits with significant complexity. April 2014 May 15t, 2015 Re: Beehive Homes expansion (6330/6440 Hazeltine Blvd.) Attn: Kate Aanenson My name is Ben Gowen and I am the current property owner of 6440 Hazeltine Blvd. We have been approached by many developers in the past about this property but I think what Beehive has in mind is the best use of the land and also is a great resource for the community. I am in favor of the expansion. Any questions,feel free to contact me Sincerely, f t� , `�„ ,, .. � ��,-z`� �t; v � � � � d: .. I � Benjamin Gowen 6440 Hazeltine Blvd. 5/8/15 To: City Council and Planning Commission 7700 Market Bivd Chanhassen, MN 55317 RE: BeeHive expansion 6330 Hazeltine Blvd. Excelsior, MN 55331 My name is Colleen Nustad, and I live at 7791 Erie Avenue in Chanhassen. I am currently employed as a nurse at BeeHive Homes in Excelsior. Tyler Stevens has built a beautiful home where residents and families can feel comfortable and loved by carefully selected staff. I have worked in various settings for the memory impaired; ranging from individual client's home to larger scale facilities. No setting compares to the BeeHive! I agree with Tyler when he says that just because people need memory care, doesn't mean they have to stay in an institutionalized looking facility. I am proud to be an employee of the BeeHive and know that our residents are getting superior care. There is a sense of joy in our environment and our residents are happy! Memory care doesn't have to be a dark, dreary and a sad place. It can be vibrant, uplifting, and fun—like the BeeHive! Word of mouth about our reputation has spread quickly. There are daily visitors and tours who are curious to find out more about the BeeHive. Currently our occupancy is full and it is disheartening to have to turn potential residents away. The expansion would allow a beautiful home for additional residents. I support Tyler in his efforts to expand and believe it would be an asset to Chanhassen. Thank you, C��`.,=:._:_, �� Colleen Nustad, RN AI-Jaff, Sharmeen From: Aanenson, Kate Sent: Tuesday, April 07, 2015 9:35 AM To: AI-Jaff, Sharmeen Subject: FW: Bee Hive Homes From:Jan Reed [mailto:garyjanreed a�gmail.com] Sent: Friday, March 27, 2015 4:31 PM To:Aanenson, Kate Subject: Bee Hive Homes Hi, We are the former property owners of the Bee Hive Home site. We just had a meeting with Tyler Stevens and are very excited about his proposal to purchase the Gowen property - with which we share a property line. Tyler showed us the preliminary plan of the new building and we are very impressed with the proposed project. We have been very happy with the current Bee Hive Home facility and have heard nothing but great reviews about the facility. We feel this future project will also meet the great needs of our community for memory care as well as continue to visually improve the sites. As long standing friends and neighbors of the Gowens, we feel this is a win-win situation for everyone impacted. Tyler is to be commended for his thoughtfulness, care and concern to be such an outstanding business owner. Si ncerely, Jan and 6ary Reed i CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on May 7,2015, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing for Beehive 2°� Addition —Planning Case 2015-10 to the persons named on attached Exhibit "A", , by enclosing a copy of said notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. �� `�� >� .;� ' ___-- a"�.t•i� .f, �;�1. G;�t,t1f �, �"Y,_�� : �;!" �i— Karen J. Engelh°ardt, Deputy Clerk , ,,. Subscribed and sworn to before me this ��t.�day of �� , 2015. . --- �/ f • � I � Notary l�ublic �-- ., �' �"'.. KIM T. 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Q.m (0 U > � CO Q � (0 (6 Q-� N M d' — +. ! fn � N L � fq Q 0. ��o�r a�r��m�a�L a ��n� � �c � o�c.s�.oincd�no� Qoo�3c V y � `-�oQn'�raa�°iwm'u5 �yyorn� m G� C! = p� � c m 10 m o.� a�i`od ��o-o � ot��a �o ca �r � � a-o � o�nNL yrn�- a� Q,+-' Vj � m � �a mQ� ��U � o �.o�a� `ma� � .. ,�,,: Q G� N r.+ o a > Q c ,� a�n m T.��a---° o �a `°u ~ � fA � �' � _ � 0 N 3oa�ia�i`° a�3 `m �-aUim�as `o.c�o�o � W O � G� � � � � N� C O �� E L p y N ��L� N C U d 10 C. � C. la � L y a�i� a��m.�u�•`o � mu�io'3 �-° u°�i .r+ C� 0 � V = � G! � a.� o:o.>� �a�� o� � Eoca�iuo�a�i r � � �`�nU `o.5(nmHa3 ��v�iaQEm �- o � a` a a` � � ca C�c� � . . . . . � BENJAMIN H & HIDEKO GOWEN BRIAN D & KRISTINE V MCMENAMIN CARVER COUNTY 6440 HAZELTINE BLVD 6393 MELODY LN 602 4TH ST E EXCELSIOR, MN 55331-8049 EXCELSIOR, MN 55331-6405 CHASKA, MN 55318-2102 CHASKA ROAD LLC CHINN FAMILY POWELL REV TRUST DALE JAMES & KELLY LEE HANCE 14525 HIGHWAY 7 STE 335 112 TURQUOISE WAY 6480 ORIOLE AVE MINNETONKA, MN 55345-3739 SAN FRANCISCO, CA 94131-1640 EXCELSIOR, MN 55331-7808 DAMON M JOHNSON DANIEL REICH DAVID L & MARY JO WILLADSEN 6366 MELODY LN 6378 MELODY LN 2325 MELODY HILL RD EXCELSIOR, MN 55331-6402 EXCELSIOR, MN 55331-6402 EXCELSIOR, MN 55331-8894 DONALD H &ANNETTE K DUEFFERT GARY A & MARIE C BRIDGE GARY G &JANET REED 2451 64TH ST W 2449 64TH ST W 2461 64TH ST W EXCELSIOR, MN 55331-8809 EXCELSIOR, MN 55331-8809 EXCELSIOR, MN 55331-8809 GARY SCOTT REED HEATHER SAMDAHL IND SCHOOL DIST 276 2471 64TH ST W 6421 ORIOLE AVE 5621 COUNTY ROAD 101 EXCELSIOR, MN 55331-8809 EXCELSIOR, MN 55331-7809 MINNETONKA, MN 55345-4214 JEFFREY A & CHRISTINA M JOHN & RENA DRAGSETH KARA T AMOROSI � WUNROW 2600 FOREST AVE 6451 ORIOLE AVE � 6361 MELODY LN EXCELSIOR, MN 55331-8857 EXCELSIOR, MN 55331-7809 I� EXCELSIOR, MN 55331-6405 �II KATHRYN BEYER KELLY LEE HANCE KIM KAMRATH I 6470 ORIOLE AVE 6480 ORIOLE AVE 6441 ORIOLE AVE EXCELSIOR, MN 55331-7808 EXCELSIOR, MN 55331-7808 EXCELSIOR, MN 55331-7809 LESLIE A POLTRACK MARK S & LORENA M FLANNERY MATTHEW ALLAN KLOSKOWSKI 164 DOUD DR 2350 MELODY HILL RD 6287 CHASKA RD LOS ALTOS, CA 94022-2369 EXCELSIOR, MN 55331-8893 EXCELSIOR, MN 55331-8824 MICHAEL C TOBIN MICHAEL D & KARA S TILDEN MICHELLE M CURTIS 6377 MELODY LN 6390 MELODY LN 2446 64TH ST W EXCELSIOR, MN 55331-6405 EXCELSIOR, MN 55331-6402 EXCELSIOR, MN 55331-8808 MICHELLE NADINE NELSON MYKE L & LYNN S MILLER NANCY JO PERKINS-BROOKS 2445 64TH ST W 6405 MELODY LN 2448 64TH ST W EXCELSIOR, MN 55331-8809 EXCELSIOR, MN 55331-6404 EXCELSIOR, MN 55331-8808 PAUL J &JUDITH A POITEVENT QUALITY HOMES RENEWED INC RACHEL L POPKEN 2300 MELODY HILL RD 24800 WILTSEY LN 2460 64TH ST W EXCELSIOR, MN 55331-8893 EXCELSIOR, MN 55331-8963 EXCELSIOR, MN 55331-8809 REALTY INCOME PROPERTIES 3, LL RICHARD D BLISS RUSSELL J & LYNN F PAULY 600 LA TERRAZA BLVD 6400 MELODY LN 2447 64TH ST W ESCONDIDO, CA 92025-3873 EXCELSIOR, MN 55331-6403 EXCELSIOR, MN 55331-8809 SCP PE CHAN LLC STEVENS INVESTMENTS LLC TARA BROWNELL ABBOTT 2227 UNIVERSITY AVE 6505 FOX HOLLOW CT 18 PLANTATION HILLS DR SAINT PAUL, MN 55114-1625 CHANHASSEN, MN 55317-9265 EVANS, GA 30809-5614 WAYNE PETERSON 2444 64TH ST W EXCELSIOR, MN 55331-8808