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D-6. Mission Hills Senior Housing: Approving PlansA CITY OF CHANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone: 952.227.1100 Fax: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance Phone: 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.227.1110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 7901 Park Place Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 D r' '4 MEMORANDUM TO: Todd Gerhardt, City Manager FROIV: Sharmeen Al-Jaff, Senior Planner DATE: February 22, 2016 0� SUBJ: Mission Hills 3rd Addition Approval of Final Plat, Development Contract, and Construction Plans Planning Case 2015-01 PROPOSED MOTIONS "The Chanhassen City Council grants approval of the final plat for Mission Hills Yd Addition as shown in plans dated received January 22, 2016 subject to the conditions of approval in the staff report; and The Chanhassen City Council grants approval of the development contract for Mission Hills 3rd Addition; and The Chanhassen City Council grants approval of the construction plans for Mission Hills 3rd Addition." Approval requires a simple majority vote of City Council present. PROPOSAL SUMMARY Final Plat approval to replat 8.64 Acres into a lot one lot, located North of Highway 212, east of Great Plains Boulevard and southwest of 86th Street. The site is zoned Planned Unit Development -Mixed Use. Sewer and water are available to the site. Access to the parcel will be gained off of 86th Street. BACKGROUND On February 23, 2015, the Chanhassen City Council adopted the following motion: Website Subdivision www.ci.chanhassen.mn.us "The City Council approves the preliminary plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission Hills Yd Addition, as shown in plans dated received Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow Todd Gerhardt Mission Hills Yd Addition February 22, 2016 Page 2 December 22, 2014, including the attached Findings of Fact and Recommendation, subject to the following conditions: Park and Trail Conditions 1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition of approval for Lot 1, Block 1, Mission Hills 3'd Addition. The park fees will be collected in full at the rate in force upon final plat submission and approval. Based upon the current residential park fee rates of $3,800 per apartment dwelling and $5,000 per twin home dwelling, the total park fees will be $599,200. Finding: This condition has been modified to read as follows: "Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition of approval for Outlot E, Mission Hills. The park fees will be collected in full at the rate in force upon final plat submission and approval. Based upon the current residential park fee rates of $3,800 per apartment dwelling, $5,000 per twin home dwelling, and $500 per bed for continuing care units, the total park fees will be $374,800." Unit Type No. of Units Amount Total Independent Apartments 66 $3,800/unit $250,800 Assisted Living Apartments 54 $500/bed $27,000 Memory Care Apartments 14 $500/bed $7,000 Rental Twin Homes 9 $5,000/side $90,000 Total $374,800 Engineering Conditions: 1. The estimated Surface Water Utility fees are $108,921.60. These shall be due with the final plat. Finding: This condition has been amended to read as follows: The Surface Water Utility fees are $108,921.60. These shall be due with the final plat. 2. The applicant must prepare an operations and maintenance manual that provides for the protection and preservation of the stormwater best management practices (BMPs) to provide for the designed water quality benefit in perpetuity. Finding: This condition still applies. 3. The applicant must enter into a maintenance agreement with the City and record that agreement against the property. Finding: This condition has been amended to read as follows: The applicant must enter into a maintenance agreement with the City or Watershed District and record that agreement against the property. Todd Gerhardt Mission Hills 3'd Addition Final Plat — Planning Case 2015-1 February 22, 2016 Page 3 of 13 The final plat contains one lot which is consistent with the preliminary plat. FINAL PLAT The applicant is requesting final plat approval to replat 8.64 Acres into one lot. Lot 1 is proposed to house a senior living apartment building and eight townhouses. The site is zoned Planned Unit Development -Mixed Use District and is located north of Highway 212, east of Great Plains Boulevard and southwest of 86th Street. Sewer and water are available to the site. Access to the parcel will be gained off of 86th Street. j Lot 1 s 44 Block 1 : 4 1, j Mission Hills 3rd l� Addition MISSION HILLS 3RD ADD/TION CR TDOC. FILE NO - _w.w .* `SSF, ��, �\\f. rr+.�...._r_ !_✓✓iv.•,w. rru...rr .�4..nw..~r* \ w yy'f( ..a �.. .✓wr M..� r .w ,J�Jj! "�.mr....nw.n+Mr.vr...r___.�..r__-,t_.. ✓..It <w...tN s.-. �!w•'bY' RDI' > 1i- R.1' h: - !} The ordinance states, "All lots shall abut for their full required minimum frontage on a public street as required by the zoning ordinance; or be accessed by a private street; or a flag lot which shall have a minimum of thirty feet of frontage on a public street." The lot has street frontage. Access to the lot is gained from a curb cut off of 86th Street. The subdivision request is a relatively straightforward action and staff is recommending approval with conditions. Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the Zoning Ordinance. Todd Gerhardt Mission Hills 3rd Addition Final Plat — Planning Case 2015-1 February 22, 2016 Page 4 of 13 SITE CONSTRAINTS Wetland Protection The City of Chanhassen Wetland Inventory and the National Wetland Inventory do not indicate the presence of any wetlands on the subject property. A review of historic aerial photographs and on-site observations supports the conclusion that there are no wetlands on the subject property. Bluff Protection There are no bluffs on the property. Shoreland Management A significant portion of the subject property lies within the shoreland district for Lake Susan. The development will need to meet the PUD requirements for the DNR shoreland rules. This includes having a minimum of 50% preserved as green space; they are proposing just over 53%. In addition, they must meet the minimum standards for stormwater management and erosion prevention. They have provided a stormwater management plan and an erosion prevention and sediment control plan. By meeting the requirements of the City and the Watershed District the applicant will have satisfied the DNR standards. Floodplain Overlay This property does not lie within a floodplain. Bluff Creek Overlay This property does not lie within the Bluff Creek Overlay District. SITE GRADING: DRAINAGE Currently the site has three drainage areas. The majority of the site either drains north to 86th Street West or south to the Right -of -Way for MN T.H. 212. Approximately 16% of the site drains to the east to Mission Hills with much of this watershed making it to a storm water pond located at the intersection of Mission Hills Way and 86th Street West. Under the proposed condition the site is divided into seven drainage areas that will leave the site at four distinct locations. A majority of the site will be treated and discharged to the existing storm sewer either at the intersection of Great Plains Boulevard and 86th Street West or to the storm system in the SW corner of the site that goes under Great Plains Boulevard and discharges onto 8601 Great Plains Boulevard. The applicant has revised the storm water management design so that discharge rates do not increase from existing rates at any discharge point form the site under all required storm designs. The proposed plan provides for on-site treatment for all but approximately one acre of the site. This acre is comprised almost entirely of open space with about 3,700 square feet of roof and will be directed towards one of two off-site treatment areas. Any discharge to MN/DOT or work within their right-of-way will require their approval. Todd Gerhardt Mission Hills 3rd Addition Final Plat — Planning Case 2015-1 February 22, 2016 Page 5of13 SITE GRADING: EROSION PREVENTION AND SEDIMENT CONTROL An erosion control plan consistent with Section 19-145 of city code will be required. This development exceeds the threshold for the NPDES Construction Permit. A Surface Water Pollution Prevention Plan (SWPPP) will be required for review and approval. Many of the elements required in the SWPPP have been included in the Grading, Drainage and Erosion Control Plan sheet C100. The City has checklist of required SWPPP elements. This checklist will be made available to the applicant and the consulting engineer for use in their preparation of the SWPPP. The SWPPP will be required with the final plat and prior to any earth disturbing activities. The NPDES construction permit must be granted to the applicant prior to any earth disturbing activities. RETAINING WALLS The developer is proposing two retaining walls along the south of the proposed, main building and one retaining wall near the north property line. The following materials are prohibited for retaining wall construction: smooth face, poured in place concrete (stamped or patterned is acceptable), masonry, railroad ties and timber. Walls taller than 6 feet shall not be constructed with boulder rock. Any wall taller than 4 feet must be designed by a professional engineer licensed in the state of Minnesota. The southeastern wall is approximately 180 feet long, with a maximum height of approximately 8 feet. It runs parallel to the walkway around the southeastern side of the main building. The top and bottom wall elevations must be revised to correspond with the proposed contours. The southwestern wall is approximately 200 feet long, with a maximum height of approximately 13 feet. It wraps around the walkway on the southwest side of the proposed main building. The plans shall label the top and bottom elevations of this wall. This wall must include a fence or other barrier to provide separation from the nearby walkway. The northern retaining wall is approximately 190 feet long with a maximum height of approximately 5 feet. This wall wraps around the northern most twin home, running between the home and Infiltration Basin #5. TRAFFIC STUDY The developer commissioned a traffic study to determine what impacts the proposed development would create compared with not developing the land. The results of the study show that the intersections of CSAH 101 and Lake Susan Drive, CSAH 101 and West 86th Street, and West 86t' Street and Mission Hills Drive would have a negligible change in Level of Service and all the studied intersections would function at acceptable levels. The City has been contacted by the Mission Hills Gardens Homeowners Association. This HOA is located nearby on the north side of West 860' Street. The two letters staff has received are included in this report. From these letters and a discussion with their Vice -President, the HOA's Todd Gerhardt Mission Hills P Addition Final Plat — Planning Case 2015-1 February 22, 2016 Page 6of13 main concern is with, not an increase in delay from traffic, but the safety of the left turn from West 86th Street onto CSAH 101, intersection design as it exists today. CSAH 101 is a county road, for that reason Carver County has jurisdiction over any changes to the intersection of CSAH 101 and West 86th Street. City staff has contacted the County to notify them of the residents' concern in the area. From MnDOT crash data, there has not been a reported accident at the intersection of CSAH 101 & West 86th Street within the past 5 years, therefore, it may not be a high priority for a County safety improvement project. Staff also received notice that residents were concerned about the visibility around West 86th Street curves when cars are parked on that street. The developer's traffic engineer indicated that the proposed development is not expected to generate additional parking on West 86th Street due to three onsite parking lots. Staff has followed up on this issue outside of the development review process. The follow-up resulted City Council approving a "No Parking" ordinance for a portion of West 86th Street at the February 23, 2015 meeting. STREETS The proposed plan consists of two private streets, Oriole Lane and Oriole Drive, to provide access to the nine twin homes and the main building and parking lots. The developer's engineer must submit documentation that the street pavement meets a 7 -ton design. The developer shall incorporate the recommendations from the traffic study into their plan set: • Special consideration should be made to limit any sight distance impacts from future structures, landscaping and signing. • When designing internal traffic controls, incorporate improvements based on guidelines established in the MUTCD. In particular, it is important to identify traffic controls at intersections between internal roadways/driveways to minimize vehicular conflicts and driver confusion. • Review truck turning movements to ensure that large vehicles have adequate accommodations to negotiate internal roadways. • Modify the raised median at the West 80h Street/Mission Hills Drive intersection and strip West 86th Street to help delineate the travel/turn lanes. PARKING & WALKWAYS The site plan includes two parking lots for the main building and a small parking lot for the twin homes. The parking lot aisle of the twin home is 24 feet wide, either the aisle must be revised to 26 feet, or the parking spaces must be 20 feet long. The turnaround for the dead-end parking aisles in the main parking lot must be 10 feet by 26 feet. The plan set includes turn movements for a fire truck to navigate the medians for entry access to the main building. The driveways entering the parking lots for the main building must be widened to accommodate the fire truck turning movement. Todd Gerhardt Mission Hills Yd Addition Final Plat — Planning Case 2015-1 February 22, 2016 Page 7 of 13 The plans include sidewalks and trails throughout the property. Trails and sidewalks must be constructed per the standard detail plates. The pedestrian ramps shall meet ADA requirements. WATER MAIN AND SANITARY SEWER MAIN — PRIVATE UTILITIES All water main and sanitary sewer main constructed in this project shall be privately owned and maintained and must meet the City's requirements for public utilities. The plans call for 8 -inch C900 PVC water main and 8 -inch SDR 35 sanitary sewer main to connect to the services stubbed out in the City's pervious utility projects on West 86th Street. The watermain crosses a draintile approximately at Station 7+92. This crossing must have an elevation separation of 18 inches. The current plan set shows an approximately 14 -foot drop at 90.28%. This elevation drop must be an inside drop, per Chanhassen standard detail plate, within a sanitary manhole structure. ASSESSMENTS This property was assessed and has paid in full for property assessments for the projects that constructed water main and sanitary sewer main under West 86th Street. Currently, no assessments are owed by this property. This parcel has paid the City for one water and sanitary service hook-up. The existing hook-ups shall be used as a credit for the main building. All additional units must pay a water and sanitary service partial hook-up fee at the time of final plat. The remaining hook-up fees would be paid with the building permit. The developer shall work with the Building Department to determine the City SAC and WAC fees for the main building. STORMWATER MANAGEMENT Article VII, Chapter 19 of City Code describes the required storm water management development standards. 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." This site will need to be compliant with the City of Chanhassen's MS4 permit. Part III D. 5 requires that new developments with a disturbance equal to, or greater than, one (1) acre must have no net -increase from pre - development conditions of stormwater discharge volume, total suspended solids (TSS) and total phosphorous (TP). The site will also need to be compliant with the NPDES Construction Permit. The site will fall under the jurisdiction of the Riley Purgatory Bluff Creek Watershed District and be subject to their stormwater management rule. This rule requires the abstraction of 1.1 inch of runoff from all new impervious surfaces and removal of 90% TSS and 60% TP. This is the same removal as indicated in Chapter 19 of City Code. Todd Gerhardt Mission Hills Yd Addition Final Plat — Planning Case 2015-1 February 22, 2016 Page 8of13 The applicant is proposing to use filtration as opposed to infiltration. The applicant has concluded, based upon the geotechnical report, that infiltration is infeasible as the soils are predominately lean clays which have a low infiltration rate. While this is a condition under which infiltration is limited, under the requirements of both the MS4 permit and the watershed district rules, the applicant must implement, to the "maximum extent practicable" volume reduction techniques other than infiltration. Stormwater re -use for irrigation purposes would be a method, preferred by city staff, for reducing runoff volume. Given that as much as 4.5 acres could be irrigated upon final build out, storm water reuse could also result in a significant reduction in potable water use. The applicant must evaluate the feasibility of other volume reducing practices and provide to the city and watershed district for review. The applicant did provide a summary of the outputs from the P8 model they ran to determine water quality benefits of the proposed practices. The overall annual reductions for the proposed features are 98% removal for TSS and 94% removal for TP. This meets the requirements for water quality treatment. The proposed best management practices will be privately owned. However, as these will be routed to the City's storm sewer system it is in the city's interest to assure that these function as designed for their life. It is also required under the city's MS4 permit that we have a mechanism in place to assure proper operations, maintenance and function of the practices. The applicant must provide an operations and maintenance manual to the city for review and comment. An agreement with the watershed district will also be acceptable. The applicant must provide access to city personnel to inspect the practices and to require maintenance in the event it is not being adequately performed. A draft maintenance agreement is included as part of this report. This will be included as part of the development contract. The design should follow the MN Stormwater Manual guidelines and recommendations wherever possible to do so. The applicant shall provide justification for any deviations from the guidelines. For instance, it has been staff s experience that filter socks around drain tile are prone to failure. The Minnesota Stormwater Manual recommends bedding the underdrain in #57 stone and using a choker course above the bedding. All basins must have pretreatment of water prior to entering the feature. For those areas where curb cuts serve as the inlet, rip -rap is an effective energy dissipation method reducing the risk of scour however, it is an ineffective pre-treatment method. The on-line Minnesota Stormwater Manual discusses a variety of pre-treatment methods. The applicant should look to this manual for guidance and select an effective pretreatment based upon the recommendation within the manual. City staff has found pretreatment chambers, such as the Rain Guardianrm to be an effective pretreatment practice for curb cut inlets. In areas where storm water is directed to the basin through a catch basin, a sump manhole, at least three feet in depth should be used. This includes the three (3) CBMH labeled 26 on sheet C200. Storm Water Utility Connection Charges Section 4-30 of code sets out the fees associated with surface water management. A water quality and water quantity fee are collected. These fees are based on land use type and are Todd Gerhardt Mission Hills Yd Addition Final Plat — Planning Case 2015-1 February 22, 2016 Page 9of13 intended to reflect the fact that the more intense the development type, the greater the degradation of surface water. This fee will is calculate as shown in the table below LANDSCAPING requirements for landscaping include 7508 square feet of landscaped area around the parking lot, two landscape islands or peninsulas, 30 trees for the parking lot, and bufferyard plantings along the property lines. The applicant's proposed as compared to the requirements for landscape area and parking lot trees is shown in the following table. Required Proposed Vehicular use landscape area 7508 sq. ft. >7508 sq. ft. Overall trees required for vehicular use area 30 trees 30 trees Landscape islands or peninsulas/parking lot 2 islands/peninsulas 2 islands/peninsulas The applicant meets minimum requirements for trees and landscaping in the parking lot/vehicular use area. Bufferyard requirements: Per acre rate Acres Totals Water Quality $6,240.00 8.64 $53,913.60 Water Quantity $9,140.00 8.64 $79,969.60 Credit ($6,240)0.5 7.68 ($23,961.60) Total due at fmal plat $108,921.60 LANDSCAPING requirements for landscaping include 7508 square feet of landscaped area around the parking lot, two landscape islands or peninsulas, 30 trees for the parking lot, and bufferyard plantings along the property lines. The applicant's proposed as compared to the requirements for landscape area and parking lot trees is shown in the following table. Required Proposed Vehicular use landscape area 7508 sq. ft. >7508 sq. ft. Overall trees required for vehicular use area 30 trees 30 trees Landscape islands or peninsulas/parking lot 2 islands/peninsulas 2 islands/peninsulas The applicant meets minimum requirements for trees and landscaping in the parking lot/vehicular use area. Bufferyard requirements: The applicant does not meet minimum requirements for bufferyard plantings. The north buffer is sufficient since additional plantings would interfere with sightlines at the entrance. The bufferyard along Highway 101 is short on understory trees. Staff recommends that evergreen Required plantings Proposed plantings Bufferyard B —north 5 Overstory trees 4 Overstory trees prop. line, 280' 8 Understory trees 8 Understory trees 14 Shrubs 16 shrubs Bufferyard B — south 5 Overstory trees 5 Overstory trees prop. line, 540' 10 Understory trees 10 Understory trees 20 Shrubs 20 Shrubs Bufferyard A — east prop. 6 Overstory trees 6 Overstory trees Line, 630' 6 Understory trees 6 Understory trees 12 Shrubs 20 Shrubs Bufferyard B — west 20 Overstory trees 21 Overstory trees prop. Line, 1000' 30 Understory trees 16 Understory trees 50 Shrubs 50 Shrubs The applicant does not meet minimum requirements for bufferyard plantings. The north buffer is sufficient since additional plantings would interfere with sightlines at the entrance. The bufferyard along Highway 101 is short on understory trees. Staff recommends that evergreen Todd Gerhardt Mission Hills Yd Addition Final Plat — Planning Case 2015-1 February 22, 2016 Page 10 of 13 and ornamental plantings be increased along Highway 101 to provide additional screening for the twin homes at the north end of the project site. COMPLIANCE TABLE Lot Ordinance Requirements Subject Site Lot Coverage 50% 46.5%* Building Height Ordinance Requirements Subject Site Principal Four-story Four -Story Building Setbacks Ordinance Requirements Subject Site West Front yard 0' 110' South Front yard 0' 25' North Front yard 0' 30' East Rear yard 50' 65' -Parking Requirements Ordinance Requirements Subject Site Stalls 169 169 West Front yard setback 35' 35' South Front yard setback 35' 80' North Front yard setback 35' 90' East Rear yard setback 50' 120' PARKS This property is located within the one-half mile neighborhood park service area for Chanhassen Hills Park. Residents of the Mission Hills Senior Living community will have convenient access to this publicly -maintained recreation facility. Chanhassen Hills Park is eight acres in size and features a playground, basketball court, picnic shelter, ballfield, benches and walking trails. Off-street parking is also available on Chanhassen Hills Drive South. Bandimere Community Park and Lake Susan Community Park are both located within the one -mile community park service of the new Mission Hills Senior Living housing. These two parks are more robust in their recreation facility offering, including features such as a fishing pier, boat landing, tennis courts, archery range, soccer fields and extensive walking trails. No additional parkland acquisition is being recommended as a condition of this subdivision. TRAILS The subject site has convenient access to the public trails along Great Plains Boulevard, the three- mile Rice Marsh Lake Trail Loop, and the lakeside trail route to Lake Susan Park. No additional trail construction is being recommended as a condition of this subdivision. Todd Gerhardt Mission Hills Yd Addition Final Plat — Planning Case 2015-1 February 22, 2016 Page 11 of 13 DEVELOPMENT CONTRACT The attached development contract incorporates the conditions of approval for the final plat and construction plans and specifications. A $1,028,329.50 financial security is required to guarantee compliance with the terms of the development contract relating to site grading, the installation of streets and utilities, engineering, surveying, inspection, landscaping and topsoil. The cash fees for this project total $495,996.60 City funds are not needed as part of this private development project. RECOMMENDATION Staff recommends that the City Council adopt the following motions: Subdivision "The City Council approves the final plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission Hills 3''d Addition, replatting 8.64 Acres into one lot as shown in plans dated received January 22, 2016, subject to the following conditions: Park and Trail Conditions 1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition of approval for Outlot E, Mission Hills. The park fees will be collected in full at the rate in force upon final plat submission and approval. Based upon the current residential park fee rates of $3,800 per apartment dwelling, $5,000 per twin home dwelling, and $500 per bed for continuing care units, the total park fees will be $374,800. Unit Type No. of Units Amount Total Independent Apartments 66 $3,800/unit $250,800 Assisted Living Apartments 54 $500/bed $27,000 Memory Care Apartments 14 $500/bed $7,000 Rental Twin Homes 9 $5,000/side $90,000 Total 1 $374,800 Engineering eering Conditions: 1. The Surface Water Utility fees are $108,921.60. These shall be due with the final plat. 2. The applicant must prepare an operations and maintenance manual that provides for the protection and preservation of the stormwater best management practices (BMPs) to provide for the designed water quality benefit in perpetuity. 3. The applicant must enter into a maintenance agreement with the City or Watershed District and record that agreement against the property. Todd Gerhardt Mission Hills Yd Addition Final Plat — Planning Case 2015-1 February 22, 2016 Page 12 of 13 4. This parcel has paid the City for one water and sanitary service hook-up. The existing hook- ups shall be used as a credit for the main building. All additional units must pay a water and sanitary service partial hook-up fee at the time of final plat. 5. The watermain crosses a draintile approximately at Station 7+92. This crossing must have an elevation separation of 18 inches. Building Official Conditions: 1. The street name "Oriole," shown on the submitted documents, is not acceptable. Fire Marshall Condition: 1. Prior to release of surety for the utilities constructed as part of this project, the developer shall provide hydraulic calculations to verify water availability under fire conditions of the main building. The design shall provide adequate water flow to support two elevated master streams while the main building is experiencing fire conditions. DEVELOPMENT CONTRACT "The City Council approves the development contract for Mission Hills 3rd Addition." CONSTRUCTION PLANS "The City Council approves the construction plans dated received January 22, 2016 for Mission Hills 3rd Addition subject to the following conditions: 1. Retaining wall shall not be constructed on top of the storm sewer run from STRM #31 to STRM #32 — Condition Added. 2. The top and bottom wall elevation must be revised to correspond with the proposed contours on the southwestern retaining wall. 3. The turnaround for the dead-end parking aisles in the main parking lot must be 10 feet by 26 feet. 4. The driveways entering the parking lots for the main building must be widened to accommodate the fire truck turning movement. 5. The current plan set shows an approximately 14 -foot drop at 90.28%. This elevation drop must be an inside drop, per Chanhassen standard detail plate, within a sanitary manhole structure." Todd Gerhardt Mission Hills Yd Addition Final Plat — Planning Case 2015-1 February 22, 2016 Page 13 of 13 ATTACHMENTS 1. Final Plat. 2. Development Contract and Construction Plans. 3. Traffic Study. g:\plan\2015 planning cases\2015-01 mission hills senior living\final plat\final plat staff report.doc MISSION H/LLS 3RD ADD/T/ON 11LE NO.- C.R.TDOC. NO. • D—I/2 inoM1 monumwt rf.mprketl 0 m[M1 PLS No. 66890.. unless elnemvias nolatl PIL 3.>f. " S,$ � ` � "\ \ L � KNOW ALL MEN THESE Tnot KI'mgNnulz Farina, I.I.C. o Min. IrIt. limited I'gbility comDonY. ownc we pro«iet« or tFe ronovnq [N35'W] Oenetw Der apt of MI540N HILLS (MNJ Oenotn per MINNESOTA DEPARTMENT OF % ' �Or� `-z� inFth. Cl aw¢.Ib.e Drop«ty >iwetea n tM1s Cwnly of Carver. Stale of Mlnnawt0. to veil: ty Outlet TRANSPORTATION RI(pii a WAY PLAT ND. 10 -IT A ' )� 'i' E el the plot of Miwian Xilla. Cl- County. Memnewb, witl plat being or retard of tM1e Caruec County Recertler's O(Fice. ....Fting IN-- existing $ght-ol y ca takes ler Trunk Righway Number 312. the norNeoeterly line of OUCIot E. 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Cprl¢pn, do hereby cantly that this plat wpa prepared Dy me « under my dlrect s IMAIIII.; that I — I duty Licenked Lona Surveyor m !Fe $tale ei Minnewlp: IM1pt Ihie plat is a co 1 nprmeQuol, of the boundary Purvey, Mot oil mo Memplicpl data and labels are l!dr A h JP cons by de>Ignp111 on INA pial; that 01 mmuma t¢ tlepicted IMe plot M10 a been, or wYl be correctly est within one pr; Uot WI wptar boundaries antl wsl lend-, os dented 'n MFnewle SteWin, Beol'gn 505.01, $ubd. 3, oe of IN dela el IN, cartilcole ar ehom I.bNed / -wM1D 1/2 eAa1 \\ 411-1 'o xor rAxcwr T , :� : \\ — Karx UxE V rM xW I/ f «sEu z.. resp. tla Aa. zJ1.k9 wd pn my plot: antl pli public ways «e show antl IpbAM on tMI pial. ,�� F. Leonerdto !'{ /eM1 i \_rgMO Pull.Minneao U.— Ne�n AAB9O IF WAY r1Kw GER / ...O .00r ww Pu, x0 to-I,1n LOT �• ,- , % ��p L t `� STATE OF MINNESOTA pT COUNTY OF HENNEPIN /,;, / Thi¢ malrumw! woes acknoMetlgetl bal«a me on ---___ day Of --__--- ZD—_ by Laenortl F. Codwn, Lord Survey«. CV ` ` ( D f a >�;; 14O.1y Public, Dakota Caunly Minnewlp---- My Commission Epirea >_—____—_____ \'\,\ / /v Yf8 CHANHASSEN. MINNESOTA Thi- plat of MISSION HILLS 3RD ADDITION wW approved antl accepted by the City Cauncll of ChanM1aaaen, Minnnoto. It o regular meeting Mxwf M1slod this tlay If 20—� antl is In comDlipnp with Me pl...-a or Minnwptp Statute.. Swoon E 1� y�by� / IJ.� / `y/� �" _1--_ 505.x. ate. 2. monumwte will be vet n >DwlRed by the City Council and es -totes on Mi. pial. c. -in, to Minnwptp Slolul.. ICC CITY CO- OF CHANHASSEN. MINNESOTA CO o - . -OtuxA.E unlit AND EAspt 1 WIN x� 0 Y CountY Surroyor, Lorror CwnlY• Minnewta I� I BLOCK e P«w I, Ct,IAMY 395. Minnewta Lore of 1971, this P1.1 IN.. bow approves Nis day of ------------- 20--- Q I 3i�� M\ 6 Wks Kranz. Cwnty Surrey« IT N,- - — ----- ,, tr •De•.I• 'L.:e.la `'•'S, \ s:s•Je•ss•E-c"\ , ;u W copmr Aumtor/rrwwrer, ccryer wunty. Minnewta I .... DE Axa A�4, - LP '�'y�yn O 1 h«ebv a«ref that loxes PeSpme in aha prix. yeas M1pro been Y pa;d !or fond dwcribee en Ihi¢ pill. Doled IN- day tr2'Jk'�a,55.•••r o, MUry EASfupi 0.5\ •t� --_- - ___ /1 �ZissyYJY • e D ; t I RM MpKi �� ct � .� wµzo0 w I ' �G' ' �1[ Laurie Davies. Coun1Y Audit«/treasurer Atlb/7T'W (LAM) NO°0/;72"W• - .-ON to L. _Mm TII'E I µpF150="T- xMA� � P.1' IOWD ALIMNW - x/W uCNWENi �o A rOMD Naar 0.,w waxp r �1� J� L ------------------- e o ---- e /7777- , (�1 ffii o C only Rwo tl Ca ly MI a . «, carr« n nnnoto N893075W </B.24 - . d_4'/8'/7" /fla �/7J7W "" hereby certify that this OltATMISSON HILLS 3RD ADDITION .1 ld Ins —__--_ d,y of -------------- 20___ at --____ attack es Dawmwt No 51 �� 1 !ar%Ca13n7 )L_/30.i I//>/ II,/A x/ A //1 %�6' f.I.1/ /YV. ..,c J ranz. Cw Luke KntY Rwortlw sISUNDE LAND SURVEYING CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA MISSION HILLS 3RD ADDITION DEVELOPMENT CONTRACT (Developer Installed Improvements) SPECIAL PROVISIONS 1. 2. 3. 4. 5. 6. 7. 8. 9. TABLE OF CONTENTS REQUEST FOR PLAT APPROVAL................................................................ CONDITIONS OF PLAT APPROVAL............................................................ DEVELOPMENT PLANS................................................................................ IMPROVEMENTS............................................................................................ TIME OF PERFORMANCE............................................................................. SECURITY........................................................................................................ NOTICE............................................................................................................. OTHER SPECIAL CONDITIONS.................................................................... GENERAL CONDITIONS............................................................................... GENERAL CONDITIONS P A (:F 1. RIGHT TO PROCEED.................................................................................................GC-1 2. PHASED DEVELOPMENT........................................................................................GC-1 3. PRELIMINARY PLAT STATUS................................................................................GC-1 4. CHANGES IN OFFICIAL CONTROLS.....................................................................GC-1 5. IMPROVEMENTS.......................................................................................................GC-1 6. IRON MONUMENTS..................................................................................................GC-2 7. LICENSE......................................................................................................................GC-2 8. SITE EROSION AND SEDIMENT CONTROL.........................................................GC-2 8A. EROSION CONTROL DURING CONSTRUCTION OF A DWELLING OR OTHER BUILDING.........................................................................................GC-2 9. CLEAN UP...................................................................................................................GC-3 10. ACCEPTANCE AND OWNERSHIP OF IMPROVEMENTS....................................GC-3 11. CLAIMS.......................................................................................................................GC-3 12. PARK DEDICATION..................................................................................................GC-3 13. LANDSCAPING..........................................................................................................GC-3 14. WARRANTY...............................................................................................................GC-4 15. LOT PLANS.................................................................................................................GC-4 16. EXISTING ASSESSMENTS.......................................................................................GC-4 17. HOOK-UP CHARGES.................................................................................................GC-4 18. PUBLIC STREET LIGHTING.....................................................................................GC-4 19. SIGNAGE.....................................................................................................................GC-5 20. HOUSE PADS..............................................................................................................GC-5 21. RESPONSIBILITY FOR COSTS................................................................................GC-5 22. DEVELOPER'S DEFAULT.........................................................................................GC-6 22. MISCELLANEOUS A. Construction Trailers........................................................................................GC-6 B. Postal Service....................................................................................................GC-7 C. Third Parties......................................................................................................GC-7 D. Breach of Contract............................................................................................GC-7 i E. F. G. H. I. J. K. L. M. N. O. P. Q. R. S. T. U. V. W. X. Y. Z. Severability.......................................................................................................GC-7 BuildingPermits...............................................................................................GC-7 Waivers/Amendments....................................................................................... GC -7 Release.............................................................................................................. GC -7 Insurance...........................................................................................................GC-7 Remedies........................................................................................................... GC -8 Assignability.....................................................................................................GC-8 Construction Hours...........................................................................................GC-8 NoiseAmplification..........................................................................................GC-8 Access...............................................................................................................GC-8 Street Maintenance............................................................................................GC-8 Storm Sewer Maintenance................................................................................GC-9 Soil Treatment Systems....................................................................................GC-9 Variances........................................................................................................... GC -9 Compliance with Laws, Ordinances, and Regulations.....................................GC-9 Proofof Title.....................................................................................................GC-9 SoilConditions................................................................................................GC-10 SoilCorrection................................................................................................GC-10 HaulRoutes......................................................................................................... GC -10 DevelopmentSigns..............................................................................................GC-10 Construction Plans............................................................................................... GC -10 As -Built Lot Surveys........................................................................................... GC -11 ii CITY OF CHANHASSEN DEVELOPMENT CONTRACT (Developer Installed Improvements) NIISSION HILLS 3RD ADDITION SPECIAL PROVISIONS AGREEMENT dated by and between the CITY OF CHANHASSEN, a Minnesota municipal corporation (the "City"), and, MISSION HILLS SENIOR HOUSING OWNER, a Limited Liability Corporation (the "Developer"). 1. Request for Plat Approval. The Developer has asked the City to approve a plat for MISSION HILLS 3RD ADDITION (referred to in this Contract as the "plat"). The land is legally described on the attached Exhibit "A". 2. Conditions of Plat Approval. The City hereby approves the plat on condition that the Developer enter into this Contract, furnish the security required by it, and record the plat with the County Recorder or Registrar of Titles. 3. Development Plans. The plat shall be developed in accordance with the following plans. The plans shall not be attached to this Contract. With the exception of Plan A, the plans may be prepared, subject to City approval, after entering the Contract, but before commencement of any work in the plat. If the plans vary from the written terms of this Contract, the written terms shall control. The plans are: Plan A: Final plat approved February 22, 2016, prepared by Sunde Land Surveying. Plan B: Grading, Drainage and Erosion Control Plan dated January 22, 2016, prepared by BKBM Engineers, Inc. Plan C: Plans for Improvements dated January 22, 2016, prepared by BKBM Engineers, Inc. Plan D: Landscape Plan dated January 29, 2015, prepared by Sperides Reiners Architects, Inc. SP -1 4. Improvements. The Developer shall install and pay for the following: A. Sanitary Sewer System B. Water System C. Storm Water Drainage System D. Streets E. Concrete Curb and Gutter F. Street Lights G. Site Grading/Restoration H. Underground Utilities (e.g. gas, electric, telephone, CATV) I. Setting of Lot and Block Monuments J. Surveying and Staking K. Landscaping L. Erosion Control 5. Time of Performance. The Developer shall install all required improvements by November 15, 2017. The Developer may, however, request an extension of time from the City Engineer. If an extension is granted, it shall be conditioned upon updating the security posted by the Developer to reflect cost increases and the extended completion date. 6. Security. To guarantee compliance with the terms of this Contract, payment of special assessments, payment of the costs of all public improvements, and construction of all public improvements, the Developer shall furnish the City with a letter of credit in the form attached hereto, from a bank acceptable to the City, or cash escrow ("security") for $1,028,329.50. The amount of the security was calculated as 110% of the following: Site Grading/Erosion Control/Restoration $ 156,000.00 Utilities: Sanitary, Water, Storm Sewer, Infiltration and Retention Systems $ 360,000.00 Streets $ 195,000.00 Street lights and signs (Estimate per Site Plan Agreement) $ 22,500.00 Sub -total, Construction Costs $ 733,500.00 Engineering, surveying, and inspection (7% of construction costs) $ 51,345.00 Landscaping (Estimate per Site Plan Agreement) $ 150,000.00 Sub -total, Other Costs $ 201,345.00 TOTAL COST OF PUBLIC IMPROVEMENTS $ 934,845.00 11 SECURITY AMOUNT (110% of 934,845.00) $1,028,329.50 —11 This breakdown is for historical reference; it is not a restriction on the use of the security. The security shall be subject to the approval of the City. The City may draw down the security, without notice, for any violation of the terms of this Contract. If the required public improvements are not completed at least thirty (30) days prior to the expiration of the security, the City may also draw it down. If the SP -2 security is drawn down, the draw shall be used to cure the default. With City approval, the security may be reduced from time to time as financial obligations are paid, but in no case shall the security be reduced to a point less than 10% of the original amount until (1) all improvements have been completed, (2) iron monuments for lot corners have been installed, (3) all financial obligations to the City satisfied, (4) the required "record" plans have been received by the City, (5) a warranty security is provided, and (6) the public improvements are accepted by the City. 7. Notice. Required notices to the Developer shall be in writing, and shall be either hand delivered to the Developer, its employees or agents, or mailed to the Developer by registered mail at the following address: MICHEAL HOAGBERG, MANAGING DIRECTOR MISSION HILLS SENIOR HOUSING OWNER, LLC 17550 HEMLOCK AVENUE LAKEVILLE MN 55044 Phone: 952-378-4386 Notices to the City shall be in writing and shall be either hand delivered to the City Manager, or mailed to the City by certified mail in care of the City Manager at the following address: Chanhassen City Hall, 7700 Market Boulevard, P.O. Box 147, Chanhassen, Minnesota 55317, Telephone (952) 227-1100. 8. Other Special Conditions. A. SECURITIES AND FEES A $1,028,329.50 letter of credit or escrow for the developer -installed improvements, the $495,996.60 cash administration fee and the fully -executed development contract must be submitted and shall be submitted prior to scheduling a pre -construction meeting. The cash fee was calculated as follows: Administration fee: ($408,000 at 3%) = $ 12,240.00 GIS fee: $25 (plat) + ($10/parcel x 1 parcel) _ $ 35.00 Surface Water Management fee: $108,921.60 Park Dedication fee: $374,800.00 Total, Cash Fee = $495,996.60 The administration fee is based on the estimated Utility Cost ($360,000), Erosion Control ($28,000) and Site Restoration ($20,000) as these are the site improvements that will be subject to Engineering inspection. If the signs must be installed in frost conditions, an additional $250/post must be paid by the developer. B. Park and Trail Conditions SP -3 Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition of approval for Outlot E, Mission Hills 3rd Addition. The park fees will be collected in full at the rate in force upon final plat submission and approval. Based upon the current residential park fee rates of $3,800 per apartment dwelling, $5,000 per twin home dwelling, and $500 per bed for continuing care units, the total park fees will be $374,800. Unit Type No. of Units Amount Total Independent Apartments 66 $3,800/unit $250,800 Assisted Living A artments 54 $500/bed $27,000 Memory Care Apartments 14 $500/bed $7,000 Rental Twin Homes 9 $5,000/side $90,000 Total $374,8001 C. En in�g Conditions: 1. The Surface Water Utility fees are $108,921.60. These shall be due with the final plat." 2. The applicant must prepare an operations and maintenance manual that provides for the protection and preservation of the stormwater best management practices (BMPs) to provide for the designed water quality benefit in perpetuity. 3. The applicant must enter into a maintenance agreement with the City or Watershed District and record that agreement against the property. 4. Retaining wall shall not be constructed on top of the storm sewer run from STRM #31 to STRM #32 — Condition Added. 5. The top and bottom wall elevation must be revised to correspond with the proposed contours on the southwestern retaining wall. 6. The turnaround for the dead-end parking aisles in the main parking lot must be 10 feet by 26 feet. 7. The driveways entering the parking lots for the main building must be widened to accommodate the fire truck turning movement. 8. The current plan set shows an approximately 14 -foot drop at 90.28%. This elevation drop must be an inside drop, per Chanhassen standard detail plate, within a sanitary manhole structure. 9. This parcel has paid the City for one water and sanitary service hook-up. The existing hook-ups shall be used as a credit for the main building. All additional units must pay a water and sanitary service partial hook-up fee at the time of final plat. SP -4 10. The watermain crosses a draintile approximately at Station 7+92. This crossing must have an elevation separation of 18". D. Building Official Conditions: 1. The street -name "Oriole", shown on the submitted documents, is not acceptable. E. Fire Marshall Condition: 1. Prior to release of surety for the utilities constructed as part of this project, the developer shall provide hydraulic calculations to verify water availability under fire conditions of the main building. The design shall provide adequate water flow to support two elevated master streams while the main building is experiencing fire conditions. 9. General Conditions. The general conditions of this Contract are attached as Exhibit "B" and incorporated herein. SP -5 CITY OF CHANHASSEN Denny Laufenburger, Mayor (SEAL) Todd Gerhardt, City Manager MISSION HILLS SENIOR HOUSING OWNER, LLC: Michael Hoagberg, Managing Director STATE OF MINNESOTA) (ss. COUNTY OF CARVER ) The foregoing instrument was acknowledged before me this day of , 2005, by Denny Laufenburger, Mayor, and by Todd Gerhardt, City Manager, of the City of Chanhassen, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. NOTARY PUBLIC STATE OF MINNESOTA ) ( ss. COUNTY OF ) The foregoing instrument was acknowledged before me this day of , 2016, by Michael Hoagberg, Managing Director of MISSION HILLS SENIOR HOUSING OWNER, a Limited Liability Company, on behalf of the company. DRAFTED BY: City of Chanhassen 7700 Market Boulevard P.O. Box 147 Chanhassen, MN 55317 (952)227-1100 SP -6 NOTARY PUBLIC EXHIBIT "A" TO DEVELOPMENT CONTRACT LEGAL DESCRIPTION OF SUBJECT PROPERTY: Lot 1, Block 1, MISSION HILLS 3RD ADDITION, according to the recorded plat thereof, Carver County, Minnesota. MORTGAGE HOLDER CONSENT TO DEVELOPMENT CONTRACT which holds a mortgage on the subject property, the development of which is governed by the foregoing Development Contract, agrees that the Development Contract shall remain in full force and effect even if it forecloses on its mortgage. Dated this day of , 20_ STATE OF MINNESOTA ) ( ss. COUNTY OF The foregoing instrument was acknowledged before me this day of , 20_, by NOTARY PUBLIC DRAFTED BY: City of Chanhassen 7700 Market Boulevard P.O. Box 147 Chanhassen, MN 55317 (952) 227-1100 FEE OWNER CONSENT TO DEVELOPMENT CONTRACT fee owners of all or part of the subject property, the development of which is governed by the foregoing Development Contract, affirm and consent to the provisions thereof and agree to be bound by the provisions as the same may apply to that portion of the subject property owned by them. Dated this day of , 20_ STATE OF MINNESOTA ) ( ss. COUNTY OF The foregoing instrument was acknowledged before me this day of 20_, by NOTARY PUBLIC DRAFTED BY: City of Chanhassen 7700 Market Boulevard P.O. Box 147 Chanhassen, MN 55317 (952)227-1100 IRREVOCABLE LETTER OF CREDIT No. _ Date: TO: City of Chanhassen 7700 Market Boulevard, Box 147 Chanhassen, Minnesota 55317 Dear Sir or Madam: We hereby issue, for the account of (Name of Developer). and in your favor, our Irrevocable Letter of Credit in the amount of $ , available to you by your draft drawn on sight on the undersigned bank. The draft must: a) Bear the clause, "Drawn under Letter of Credit No. , dated , 2 , of (Name of Bank) "; b) Be signed by the Mayor or City Manager of the City of Chanhassen. c) Be presented for payment at (Address of Bank) , on or before 4:00 p.m. on November 30, 2 This Letter of Credit shall automatically renew for successive one-year terms unless, at least forty- five (45) days prior to the next annual renewal date (which shall be November 30 of each year), the Bank delivers written notice to the Chanhassen City Manager that it intends to modify the terms of, or cancel, this Letter of Credit. Written notice is effective if sent by certified mail, postage prepaid, and deposited in the U.S. Mail, at least forty-five (45) days prior to the next annual renewal date addressed as follows: Chanhassen City Manager, Chanhassen City Hall, 7700 Market Boulevard, P.O. Box 147, Chanhassen, MN 55317, and is actually received by the City Manager at least thirty (30) days prior to the renewal date. This Letter of Credit sets forth in full our understanding which shall not in any way be modified, amended, amplified, or limited by reference to any document, instrument, or agreement, whether or not referred to herein. This Letter of Credit is not assignable. This is not a Notation Letter of Credit. More than one draw may be made under this Letter of Credit. This Letter of Credit shall be governed by the most recent revision of the Uniform Customs and Practice for Documentary Credits, International Chamber of Commerce Publication No. 600. We hereby agree that a draft drawn under and in compliance with this Letter of Credit shall be duly honored upon presentation. aw Its CITY OF CHANHASSEN DEVELOPMENT CONTRACT (Developer Installed Improvements) EXHIBIT "B" -m1g1 1 1. Right to Proceed. Within the plat or land to be platted, the Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings until all the following conditions have been satisfied: 1) this agreement has been fully executed by both parties and filed with the City Clerk, 2) the necessary security and fees have been received by the City, 3) the plat has been recorded with the County Recorder's Office or Registrar of Title's Office of the County where the plat is located, and 4) the City Engineer has issued a letter that the foregoing conditions have been satisfied and then the Developer may proceed. 2. Phased Development. If the plat is a phase of a multiphased preliminary plat, the City may refuse to approve final plats of subsequent phases if the Developer has breached this Contract and the breach has not been remedied. Development of subsequent phases may not proceed until Development Contracts for such phases are approved by the City. Park charges and area charges for sewer and water referred to in this Contract are not being imposed on outlots, if any, in the plat that are designated in an approved preliminary plat for future subdivision into lots and blocks. Such charges will be calculated and imposed when the outlots are final platted into lots and blocks. 3. Preliminary Plat Status. If the plat is a phase of a multi -phased preliminary plat, the preliminary plat approval for all phases not final platted shall lapse and be void unless final platted into lots and blocks, not outlots, within two (2) years after preliminary plat approval. 4. Changes in Official Controls. For two (2) years from the date of this Contract, no amendments to the City's Comprehensive Plan, except an amendment placing the plat in the current urban service area, or official controls shall apply to or affect the use, development density, lot size, lot layout or dedications of the approved plat unless required by state or federal law or agreed to in writing by the City and the Developer. Thereafter, notwithstanding anything in this Contract to the contrary, to the full extent permitted by state law the City may require compliance with any amendments to the City's Comprehensive Plan, official controls, platting or dedication requirements enacted after the date of this Contract. 5. Improvements. The improvements specified in the Special Provisions of this Contract shall be installed in accordance with City standards, ordinances, and plans and specifications which have been prepared and signed by a competent registered professional engineer furnished to the City and approved by the City Engineer. The Developer shall obtain all necessary permits from the Metropolitan Council Environmental Services and other pertinent agencies before proceeding GC -1 with construction. The City will, at the Developer's expense, have one or more construction inspectors and a soil engineer inspect the work on a full or part-time basis. The Developer shall also provide a qualified inspector to perform site inspections on a daily basis. Inspector qualifications shall be submitted in writing to the City Engineer. The Developer shall instruct its project engineer/inspector to respond to questions from the City Inspector(s) and to make periodic site visits to satisfy that the construction is being performed to an acceptable level of quality in accordance with the engineer's design. The Developer or his engineer shall schedule a preconstruction meeting at a mutually agreeable time at the City Council chambers with all parties concerned, including the City staff, to review the program for the construction work. 6. Iron Monuments. Before the security for the completion of utilities is released, all monuments must be correctly placed in the ground in accordance with Minn. Stat. § 505.02, Subd. 1. The Developer's surveyor shall submit a written notice to the City certifying that the monuments have been installed. 7. License. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the plat to perform all work and inspections deemed appropriate by the City in conjunction with plat development. 8. Site Erosion and Sediment Control. Before the site is rough graded, and before any utility construction is commenced or building permits are issued, the erosion and sediment control plan, Plan B, shall be implemented, inspected, and approved by the City. The City may impose additional erosion and sediment control requirements if they would be beneficial. All areas disturbed by the excavation and backfilling operations shall be reseeded forthwith after the completion of the work in that area. Except as otherwise provided in the erosion and sediment control plan, seed shall be certified seed to provide a temporary ground cover as rapidly as possible. All seeded areas shall be fertilized, mulched, and disc anchored as necessary for seed retention. The parties recognize that time is of the essence in controlling erosion and sediment transport. If the Developer does not comply with the erosion and sediment control plan and schedule of supplementary instructions received from the City, the City may take such action as it deems appropriate to control erosion and sediment transport at the Developer's expense. The City will endeavor to notify the Developer in advance of any proposed action, but failure of the City to do so will not affect the Developer's and City's rights or obligations hereunder. No development will be allowed and no building permits will be issued unless the plat is in full compliance with the erosion and sediment control requirements. Erosion and sediment control needs to be maintained until vegetative cover has been restored, even if construction has been completed and accepted. After the site has been stabilized to where, in the opinion of the City, there is no longer a need for erosion and sediment control, the City will authorize the removal of the erosion and sediment control, i.e. hay bales and silt fence. The Developer shall remove and dispose of the erosion and sediment control measures. 8a. Erosion Control During Construction of a Dwelling or Other Building. Before a building permit is issued for construction of a dwelling or other building on a lot, a $500.00 cash escrow or letter of credit per lot shall also be furnished to the City to guarantee compliance with City Code § 7-22. GC -2 9. Clean up. The Developer shall maintain a neat and orderly work site and shall daily clean, on and off site, dirt and debris, including blowables, from streets and the surrounding area that has resulted from construction work by the Developer, its agents or assigns. 10. Acceptance and Ownership of Improvements. Upon completion and acceptance by the City of the work and construction required by this Contract, the improvements lying within public easements shall become City property. After completion of the improvements, a representative of the contractor, and a representative of the Developer's engineer will make a final inspection of the work with the City Engineer. Before the City accepts the improvements, the City Engineer shall be satisfied that all work is satisfactorily completed in accordance with the approved plans and specifications and the Developer and his engineer shall submit a written statement to the City Engineer certifying that the project has been completed in accordance with the approved plans and specifications. The appropriate contractor waivers shall also be provided. Final acceptance of the public improvements shall be by City Council resolution. 11. Claims. In the event that the City receives claims from laborers, materialmen, or others that work required by this Contract has been performed, the sums due them have not been paid, and the laborers, materialmen, or others are seeking payment out of the financial guarantees posted with the City, and if the claims are not resolved at least ninety (90) days before the security required by this Contract will expire, the Developer hereby authorizes the City to commence an Interpleader action pursuant to Rule 22, Minnesota Rules of Civil Procedure for the District Courts, to draw upon the letters of credit in an amount up to 125% of the claim(s) and deposit the funds in compliance with the Rule, and upon such deposit, the Developer shall release, discharge, and dismiss the City from any further proceedings as it pertains to the letters of credit deposited with the District Court, except that the Court shall retain jurisdiction to determine attorneys' fees. 12. Park Dedication. The Developer shall pay full park dedication fees in conjunction with the installation of the plat improvements. The park dedication fees shall be the current amount in force at the time of final platting pursuant to Chanhassen City Ordinances and City Council resolutions. 13. Landscaping. Landscaping shall be installed in accordance with Plan D. Unless otherwise approved by the City, trees not listed in the City's approved tree list are prohibited. The minimum tree size shall be two and one-half (2'/2) inches caliper, balled and burlapped. The trees may not be planted in the boulevard (area between curb and property line) along public streets. In addition to any sod required as a part of the erosion and sediment control plan, Plan B, the Developer or lot purchaser shall sod the boulevard area and all drainage ways utilizing a minimum of six (6) inches of topsoil as a base. Seed or sod shall also be placed on all disturbed areas of the development utilizing a minimum of six (6) inches of topsoil as base. A landscape security equal to the value of the landscape plus 10% will be held by the city until city acceptance of the landscape installation. After satisfactory inspection by City staff, the landscaping may be accepted. Upon acceptance, 10% of the landscape value will be help for one full growing season. When final approval is given after the growing season, the remaining security will be released. GC -3 If the requirements are not satisfied, the City may use the security to satisfy the requirements. The City may also use the escrowed funds for maintenance of erosion control pursuant to City Code Section 7-22 or to satisfy any other requirements of this Contract or of City ordinances. These requirements supplement, but do not replace, specific landscaping conditions that may have been required by the City Council for project approval. 14. Warranty. The Developer warrants all improvements required to be constructed by it pursuant to this Contract against poor material and faulty workmanship. The Developer shall submit either 1) a warranty/maintenance bond for 100% of the cost of the improvement, or 2) a letter of credit for twenty-five percent (25%) of the amount of the original cost of the improvements. A. The required warranty period for materials and workmanship for the utility contractor installing public sewer and water mains shall be two (2) years from the date of final written City acceptance of the work. B. The required warranty period for all work relating to street construction, including concrete curb and gutter, sidewalks and trails, materials and equipment shall be subject to two (2) years from the date of final written acceptance. C. The required warranty period for sod, trees, and landscaping is one full growing season following acceptance by the City. 15. Lot Plans. Prior to the issuance of building permits, an acceptable Grading, Drainage, Erosion Control including silt fences, and Tree Removal Plan shall be submitted for each lot for review and approval by the City Engineer. Each plan shall assure that drainage is maintained away from buildings and that tree removal is consistent with development plans and City Ordinance. 16. Existing Assessments. Any existing assessments against the plat will be re -spread against the plat in accordance with City standards. 17. Hook-up Charges.. At the time of final plat approval the Developer shall pay 30% of the City Sewer Hook-up charge and 30% of the City Water hook up charge for each lot in the plat in the amount specified in Special Provision, Paragraph 8, of this Development Contract. The balance of the hook-up charges is collected at the time building permits are issued are based on 70% of the rates then in effect, unless a written request is made to assess the costs over a four year term at the rates in effect at time of application. 18. Public Street Lighting. The Developer shall have installed and pay for public street lights in accordance with City standards. The public street lights shall be accepted for City ownership and maintenance at the same time that the public street is accepted for ownership and maintenance. A plan shall be submitted for the City Engineer's approval prior to the installation. Before the City signs the final plat, the Developer shall pay the City a fee of $300.00 for each street light installed in the plat. The fee shall be used by the City for furnishing electricity and maintaining each public street light for twenty (20) months. GC -4 19. Signage. All street signs, traffic signs, and wetland monumentation required by the City as a part of the plat shall be furnished and installed by the City at the sole expense of the Developer. 20. House Pads. The Developer shall promptly furnish the City "as -built" plans indicating the amount, type and limits of fill on any house pad location. 21. Responsibility for Costs. A. The Developer shall pay an administrative fee in conjunction with the installation of the plat improvements. This fee is to cover the cost of City Staff time and overhead for items such as review of construction documents, preparation of the Development Contract, monitoring construction progress, processing pay requests, processing security reductions, and final acceptance of improvements. This fee does not cover the City's cost for construction inspections. The fee shall be calculated as follows: i) if the cost of the construction of public improvements is less than $500,000, three percent (3%) of construction costs; ii) if the cost of the construction of public improvements is between $500,000 and $1,000,000, three percent (3%) of construction costs for the first $500,000 and two percent (2%) of construction costs over $500,000; iii) if the cost of the construction of public improvements is over $1,000,000, two and one-half percent (2'h%) of construction costs for the first $1,000,000 and one and one-half percent (1 %2%) of construction costs over $1,000,000. Before the City signs the final plat, the Developer shall deposit with the City a fee based upon construction estimates. After construction is completed, the final fee shall be determined based upon actual construction costs. The cost of public improvements is defined in paragraph 6 of the Special Provisions. B. In addition to the administrative fee, the Developer shall reimburse the City for all costs incurred by the City for providing construction and erosion and sediment control inspections. This cost will be periodically billed directly to the Developer based on the actual progress of the construction. Payment shall be due in accordance with Article 21E of this Agreement. C. The Developer shall hold the City and its officers and employees harmless from claims made by itself and third parties for damages sustained or costs incurred resulting from plat approval and development. The Developer shall indemnify the City and its officers and employees for all costs, damages, or expenses which the City may pay or incur in consequence of such claims, including attorneys' fees. GC -5 D. In addition to the administrative fee, the Developer shall reimburse the City for costs incurred in the enforcement of this Contract, including engineering and attorneys' fees. E. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Contract within thirty (30) days after receipt. If the bills are not paid on time, the City may halt all plat development work and construction, including but not limited to the issuance of building permits for lots which the Developer may or may not have sold, until the bills are paid in full. Bills not paid within thirty (30) days shall accrue interest at the rate of 8% per year. F. In addition to the charges and special assessments referred to herein, other charges and special assessments may be imposed such as, but not limited to, sewer availability charges ("SAC"), City water connection charges, City sewer connection charges, and building permit fees. G. Private Utilities. The Developer shall have installed and pay for the installation of electrical, natural gas, telephone, and cable television service in conjunction with the overall development improvements. These services shall be provided in accordance with each of the respective franchise agreements held with the City. H. The developer shall pay the City a fee established by City Council resolution, to reimburse the City for the cost of updating the City's base maps, GIS data base files, and converting the plat and record drawings into an electronic format. Record drawings must be submitted within four months of final acceptance of public utilities. All digital information submitted to the City shall be in the Carver County Coordinate system. 22. Developer's Default. In the event of default by the Developer as to any of the work to be performed by it hereunder, the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City, provided the Developer is first given notice of the work in default, not less than four (4) days in advance. This Contract is a license for the City to act, and it shall not be necessary for the City to seek a Court order for permission to enter the land. When the City does any such work, the City may, in addition to its other remedies, assess the cost in whole or in part. 23. Miscellaneous. A. Construction Trailers. Placement of on-site construction trailers and temporary job site offices shall be approved by the City Engineer as a part of the pre -construction meeting for installation of public improvements. Trailers shall be removed from the subject property within thirty (30) days following the acceptance of the public improvements unless otherwise approved by the City Engineer. B. Postal Service. The Developer shall provide for the maintenance of postal service in accordance with the local Postmaster's request. C. Third Parties. Third parties shall have no recourse against the City under this Contract. The City is not a guarantor of the Developer's obligations under this Contract. The City GC -6 shall have no responsibility or liability to lot purchasers or others for the City's failure to enforce this Contract or for allowing deviations from it. D. Breach of Contract. Breach of the terms of this Contract by the Developer shall be grounds for denial of building permits, including lots sold to third parties. The City may also issue a stop work order halting all plat development until the breach has been cured and the City has received satisfactory assurance that the breach will not reoccur. E. Severability. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Contract. F. Building Permits. Building permits will not be issued in the plat until sanitary sewer, watermain, and storm sewer have been installed, tested, and accepted by the City, and the streets needed for access have been paved with a bituminous surface and the site graded and revegetated in accordance with Plan B of the development plans. G. Waivers/Amendments. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Contract. To be binding, amendments or waivers shall be in writing, signed by the parties and approved by written resolution of the City Council. The City's failure to promptly take legal action to enforce this Contract shall not be a waiver or release. H. Release. This Contract shall run with the land and may be recorded against the title to the property. After the Developer has completed the work required of it under this Contract, at the Developer's request the City Manager will issue a Certificate of Compliance. Prior to the issuance of such a certificate, individual lot owners may make as written request for a certificate applicable to an individual lot allowing a minimum of ten (10) days for processing. I. Insurance. Developer shall take out and maintain until six (6) months after the City has accepted the public improvements, public liability and property damage insurance covering personal injury, including death, and claims for property damage which may arise out of Developer's work or the work of its subcontractors or by one directly or indirectly employed by any of them. Limits for bodily injury and death shall be not less than $500,000 for one person and $1,000,000 for each occurrence; limits for property damage shall be not less than $500,000 for each occurrence; or a combination single limit policy of $1,000,000 or more. The City shall be named as an additional insured on the policy, and the Developer shall file with the City a certificate evidencing coverage prior to the City signing the plat. The certificate shall provide that the City must be given ten (10) days advance written notice of the cancellation of the insurance. The certificate may not contain any disclaimer for failure to give the required notice. J. Remedies. Each right, power or remedy herein conferred upon the City is cumulative and in addition to every other right, power or remedy, expressed or implied, now or hereafter arising, available to City, at law or in equity, or under any other agreement, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time GC -7 to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. K. Assignability. The Developer may not assign this Contract without the written permission of the City Council. The Developer's obligation hereunder shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. L. Construction Hours. Construction hours, including pick-up and deliveries of material and equipment and the operation of any internal combustion engine, may only occur from 7:00 a.m. to 6:00 p.m. on weekdays, from 9:00 a.m. to 5:00 p.m. on Saturdays with no such activity allowed on Sundays or on legal holidays. Contractors must require their subcontractors, agents and supplies to comply with these requirements and the Contractor is responsible for their failure to do so. Under emergency conditions, this limitation may be waived by the written consent of the City Engineer. If construction occurs outside of the permitted construction hours, the Contractor shall pay the following administrative penalties: First violation $ 500.00 Second violation $ 1,000.00 Third & subsequent violations All site development and construction must cease for seven (7) calendar days M. Noise Amplification. The use of outdoor loudspeakers, bullhorns, intercoms, and similar devices is prohibited in conjunction with the construction of homes, buildings, and the improvements required under this contract. The administrative penalty for violation of construction hours shall also apply to violation of the provisions in this paragraph. N. Access. All access to the plat prior to the City accepting the roadway improvements shall be the responsibility of the Developer regardless if the City has issued building permits or occupancy permits for lots within the plat. O. Street Maintenance. The Developer shall be responsible for all street maintenance until streets within the plat are accepted by the City. Warning signs shall be placed by the Developer when hazards develop in streets to prevent the public from traveling on same and directing attention to detours. If streets become impassable, the City may order that such streets shall be barricaded and closed. The Developer shall maintain a smooth roadway surface and provide proper surface drainage. The Developer may request, in writing, that the City plow snow on the streets prior to final acceptance of the streets. The City shall have complete discretion to approve or reject the request. The City shall not be responsible for reshaping or damage to the street base or utilities because of snow plowing operations. The provision of City snow plowing service does not constitute final acceptance of the streets by the City. P. Storm Sewer Maintenance. The Developer shall be responsible for cleaning and maintenance of the storm sewer system (including ponds, pipes, catch basins, culverts and swales) within the plat and the adjacent off-site storm sewer system that receives storm water from the plat. The Developer shall follow all instructions it receives from the City concerning the cleaning and GC -8 maintenance of the storm sewer system. The Developer's obligations under this paragraph shall end two (2) years after the public street and storm drainage improvements in the plat have been accepted by the City. Twenty percent (20%) of the storm sewer costs, shown under section 6 of the special provisions of this contract, will be held by the City for the duration of the 2 -year maintenance period. Q. Soil Treatment S std. If soil treatment systems are required, the Developer shall clearly identify in the field and protect from alteration, unless suitable alternative sites are first provided, the two soil treatment sites identified during the platting process for each lot. This shall be done prior to the issuance of a Grading Permit. Any violation/disturbance of these sites shall render them as unacceptable and replacement sites will need to be located for each violated site in order to obtain a building permit. R. Variances. By approving the plat, the Developer represents that all lots in the plat are buildable without the need for variances from the City's ordinances. S. Compliance with Laws, Ordinances, and Regulations. In the development of the plat the Developer shall comply with all laws, ordinances, and regulations of the following authorities: 1. City of Chanhassen; 2. State of Minnesota, its agencies, departments and commissions; 3. United States Army Corps of Engineers; 4. Watershed District(s); 5. Metropolitan Government, its agencies, departments and commissions. T. Proof of Title. Upon request, the Developer shall furnish the City with evidence satisfactory to the City that it has the authority of the fee owners and contract for deed purchasers to enter into this Development Contract. U. Soil Conditions. The Developer acknowledges that the City makes no representations or warranties as to the condition of the soils on the property or its fitness for construction of the improvements or any other purpose for which the Developer may make use of such property. The Developer further agrees that it will indemnify, defend, and hold harmless the City, its governing body members, officers, and employees from any claims or actions arising out of the presence, if any, of hazardous wastes or pollutants on the property, unless hazardous wastes or pollutants were caused to be there by the City. V. Soil Correction. The Developer shall be responsible for soil correction work on the property. The City makes no representation to the Developer concerning the nature of suitability of soils nor the cost of correcting any unsuitable soil conditions which may exist. On lots which have no fill material a soils report from a qualified soils engineer is not required unless the City's building inspection department determines from observation that there may be a soils problem. On lots with fill material that have been mass graded as part of a multi -lot grading project, a satisfactory soils report from a qualified soils engineer shall be provided before the City issues a building permit for the lot. On lots with fill material that have been custom graded, a satisfactory soils report from a qualified soils engineer shall be provided before the City inspects the foundation for a building on the lot. GC -9 W. Haul Routes. The Developer, the Developer's contractors or subcontractors must submit proposed haul routes for the import or export of soil, construction material, construction equipment or construction debris, or any other purpose. All haul routes must be approved by the City Engineer X. Development Signs. The Developer shall post a six foot by eight foot development sign in accordance with City Detail Plate No. 5313 at each entrance to the project. The sign shall be in place before construction of the required improvements commences and shall be removed when the required improvements are completed, except for the final lift of asphalt on streets. The signs shall contain the following information: project name, name of developer, developer's telephone number and designated contact person, allowed construction hours. Y. Construction Plans. Upon final plat approval, the developer shall provide the City with two complete sets of full-size construction plans and four sets of 11 "x 17" reduced construction plan sets and three sets of specifications. Within four months after the completion of the utility improvements and base course pavement and before the security is released, the Developer shall supply the City with the following: (1) a complete set of reproducible Mylar as -built plans, (2) two complete full-size sets of blue line/paper as -built plans, (3) two complete sets of utility tie sheets, (4) location of buried fabric used for soil stabilization, (5) location stationing and swing ties of all utility stubs including draintile cleanouts, (6) bench mark network, (7) digital file of as -built plans in both .dxf & .tif format (the .dxf file must be tied to the current county coordinate system), (8) digital file of utility tie sheets in either .doc or .tif format, and (9) a breakdown of lineal footage of all utilities installed, including the per lineal foot bid price. The Developer is required to submit the final plat in electronic format. Z. As -Built Lot Surveys. An as -built lot survey will be required on all lots prior to the Certificate of Occupancy being issued. The as -built lot survey must be prepared, signed, and dated by a Registered Land Surveyor. Sod and the bituminous driveways must be installed before the as -built survey is completed. If the weather conditions at the time of the as -built are not conducive to paving the driveway and/or installing sod, a temporary Certificate of Occupancy may be issued and the as -built escrow withheld until all work is complete. 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V2 PAVING AND GEOMETRIC PLAN 30 FF kpt&jyp BITUMINOUS PAVEMENT IN — —, - — �, E] . — C] §CZLE-1�- —4(Y y I� W*iWWN CURB SECTION ON P%T� PAVEMENT PAVING AND GEOMETRIC PLAN C300 J EROUT-MEN RIP RAP VIEW R§p,@JPNIMG FOR DRAINAGE SWALE PAVING AND GEOMETRIC PLAN C300 TRUNK HIGHWA Y AQ 212 TR CK TURNING MOVEMENT PLAN 44.25 Ole 6.25 21.50 bkbm firetruck feet Width :850 Track : 8:50 Lock to Look Time 6.0 Steering Angle 45.7 N I 40' 20' 0401 80 ------- TV M� 444444 Z 0 z Lu 1< O z 2 0 Ln TRUCK TURNING MOVEMENT PLAN C301 @ mm -%,N—" @ WVAAFMCF off ® AM BO[ WSTAMAIIRN arm MCI @ mm -%,N—" @ WVAAFMCF @ TE VALVE AND BOX INSTALLATION gq�AR US MMHOI F ,VNFTARY SEWER SERV MIN 04W/STORM SEWER CROE Wpfk;IPE BEDDING FOR RCJ PIP60tATION off ® AM BO[ WSTAMAIIRN arm @ TE VALVE AND BOX INSTALLATION gq�AR US MMHOI F ,VNFTARY SEWER SERV MIN 04W/STORM SEWER CROE Wpfk;IPE BEDDING FOR RCJ PIP60tATION (g) &�TCH BASE IN SDIMENT TRAP 'ONCRETE WASHOUT AR arm (g) &�TCH BASE IN SDIMENT TRAP 'ONCRETE WASHOUT AR 77� SECTION NEW PLAN NEW DOWN DRAIN WITH SPLASH PAD AND CASTING PLAN I T.END =QN A -A --- BU ESS DIME I-- ILZ T.H,%W OCK DETAIL FOR MEC� kNICAL PIPE BENDS &W*A__ 'W— -7", m$ $,0 N -[. K SIDE a C60 =--X =Z1 WWN,&LE FOR LOW P0114T CATCH BASINS O CATCH BASIN MANHOLE W/SUMP CURB RAMP (3-5) R%WN CURB RAMP (5-5) (a� &;q;WN CURB RAMP (1-5) (g� Uq;2&1AN CURB RAMP (2-5) y IE 111111 (D 7- 0 z < LU0 V) EO _j Z Z 7-W 0 Ln Ln CML DETAILS SHEET C401 i T— -- esri 0S E N G I N E E R S 1611O PLANNER S n FSIC NFRS Memorandum Consulting Group, Inc. SRF No. 0148676 To: Michael Hoagberg Chanhassen Senior Living Developer LLC From: Matt Pacyna, PE, Senior Associate Jordan Schwarze, PE, Senior Engineer Date: November 21, 2014 Subject: Chanhassen Senior Facility Traffic Study Introduction SRF has completed a traffic study for the proposed senior living facility development located near the TH 212/County Highway 101 interchange in the City of Chanhassen (see Figure 1: Project Location). The main objectives of this study are to review existing operations within the study area, evaluate the traffic impacts to the adjacent roadway network, and recommend any necessary improvements to accommodate the proposed development. Furthermore, this study will provide a comparison between the traffic impacts associated with the proposed development and those associated with the maximum potential traffic demand under the proposed zoning, which is assumed to be market rate apartments. The following information provides the assumptions, analysis and study recommendations offered for consideration. Existing Conditions The existing conditions were reviewed to establish a baseline in order to identify any future impacts associated with the proposed development. The evaluation of existing conditions includes peak period intersection turning movement counts, field observations and an intersection capacity analysis. Data Collection Peak period turning movement counts were collected by SRF during the week of October 27, 2014 at the following study intersections: • County Highway 101 and Lake Susan Drive/TH 212 Westbound Ramps • County Highway 101 and 86th Street Note that the 86th Street/Mission Hills Drive intersection volumes were derived from County Highway 101/ 86th Street intersection turning movement counts and surrounding land use trip generation estimates. Historical and year 2013 annual average daily traffic (AADT) volumes within the study area were provided by the Minnesota Department of Transportation (MnDOT). ONE CARLSON PARKWAY, SUITE 150 1 MINNEAPOLIS, MN 55447 1 763.475.0010 1 WWW.SRFCONSULTING.COM Michael Hoagberg November 21, 2014 Chanhassen Senior Living Developer LLC Page 3 In addition to the intersection turning movement counts, observations were completed to identify roadway characteristics within the study area (i.e. roadway geometry, posted speed limits, and traffic controls). Currently, County Highway 101 is a four -lane divided roadway with a posted speed limit of 45 miles per hour (mph). 86th Street is a two-lane roadway with no posted speed limit and parking allowed only along its north side. The study intersections are side -street stop controlled, except the County Highway 101 /Lake Susan Drive intersection which is signalized. It should be noted that County Highway 101 is functionally classified as a minor arterial, while other study roadways are classified as local streets. Existing geometrics, traffic controls, and volumes within the study area are shown in Figure 2. Existing Intersection Capacity Analysis An existing intersection capacity analysis was completed to establish a baseline condition to which future traffic operations could be compared. The study intersections were analyzed using Synchro/ SimTraffic software (V8.0). Capacity analysis results identify a Level of Service (LOS) which indicates how well an intersection is operating. Intersections are ranked from LOS A through LOS F. The LOS results are based on average delay per vehicle, which correspond to the delay threshold values shown in Table 1. LOS A indicates the best traffic operation, while LOS F indicates an intersection where demand exceeds capacity. Overall intersection LOS A though LOS D is generally considered acceptable in the Twin Cities Metropolitan Area. Table 1. Level of Service Criteria for Signalized and Unsignalized Intersections LOS Designation Signalized Intersection Average Delay/Vehicle (seconds) Unsignalized Intersection Average Delay/Vehicle (seconds) A <_ 10 <_ 10 B > 10-20 > 10-15 C >20-35 >15-25 D > 35 - 55 > 25 - 35 E >55-80 >35-50 F > 80 > 50 For side -street stop controlled intersections, special emphasis is given to providing an estimate for the level of service of the side -street approach. Traffic operations at an unsignalized intersection with side -street stop control can be described in two ways. First, consideration is given to the overall intersection level of service. This takes into account the total number of vehicles entering the intersection and the capability of the intersection to support these volumes. Second, it is important to consider the delay on the minor approach. Since the mainline does not have to stop, the majority of delay is attributed to the side -street approaches. It is typical of intersections with higher mainline traffic volumes to experience high levels of delay (i.e. poor levels of service) on the side -street approaches, but an acceptable overall intersection level of service during peak hour conditions. V09 1 Existing Conditions C0-0ling up, II— Chanhassen Senior Facility Traffic Study Figure 2 0148676 Chanhassen, MN November 2014 Michael Hoagberg November 21, 2014 Chanhassen Senior Living Developer LLC Page 5 Results of the existing intersection capacity analysis shown in Table 2 indicate that all study intersections currently operate at an acceptable overall LOS B or better during the a.m. and p.m. peak hours. In addition, no significant side -street delays or queuing issues were observed in the field or traffic simulation at the study intersections. It should be noted that all results shown represent the SimTraffic analysis due to the proximity of the County Highway 101 /Lake Susan Drive intersection traffic signal and its impacts on operations at the County Highway 101 /86th Street intersection. Table 2. Existing Intersection Capacity Analysis Intersection A.M. Peak Hour P.M. Peak Hour LOS Delay LOS Delay County Highway 101/1-ake Susan Drive B 12 sec. B 17 sec. County Highway 101/86th Street('> A/B 13 sec. A/A 9 sec. 86th Street/Mission Hills Drive(') A/A 3 sec. A/A 2 sec. (1) Indicates an unsignalized intersection with side -street stop control, where the overall LOS is shown followed by the worst approach LOS. The delay shown represents the worst side -street approach delay. Year 2017 No Build Conditions To help determine impacts associated with the proposed development, traffic forecasts were first developed for year 2017 no build conditions (i.e. one year after anticipated completion). The no build condition takes into account general area background growth and traffic generated by adjacent developments, if any. The evaluation of year 2017 no build conditions includes details on the adjacent development, traffic forecasts and an intersection capacity analysis. Adjacent Development Based on discussions with City staff, the Preserve at Rice Lake development is expected to be complete prior to the proposed development. The Preserve at Rice Lake is located north of TH 212, near the eastern terminus of 86th Street (see Figure 3: Adjacent Development). This adjacent development will consist of 16 single-family homes and is currently under construction. Motorists traveling to/from the Preserve at Rice Lake would primarily be expected to utilize 86th Street, though Mission Hills Lane could also be utilized to access County Highway 101 northbound. Adjacent development trips were estimated using the ITE Trip Generation Manual, Ninth Edition. These trips were distributed throughout the area based on the directional distribution shown in Figure 4, which was developed based on existing travel patterns within the area and engineering judgment. Results of the trip generation estimates shown in Table 3 indicate that the adjacent development is expected to generate 12 a.m. peak hour, 16 p.m. peak hour, and 152 daily trips. IM A,, Orr" SAM" t , yo - Irp 4W 961 ON I Directional Distribution Consulting Group, In[. Chanhassen Senior Facility Traffic Study Figure 4 0148676 Chanhassen, MN November 2014 Michael Hoagberg Chanhassen Senior Living Developer LLC Table 3. Trip Generation Estimates - Adjacent Development Land Use Type (ITE Code) Single-Farnily Detached Housing (210) Year 2017 No Build Traffic Forecasts Size November 21, 2014 Page 8 A.M. Trips I P.M. Trips I Daily In Out In Out Trips 16 Dwelling Units 1 3 1 9 1 10 1 6 1 152 To determine the general area background growth rate, historical AADT volumes and the forecasts presented in the City of Chanhassen 2030 Comprehensive Plan were considered. Based on the information available, an annual growth rate of one percent was applied to the existing peak hour and daily traffic volumes. This background growth rate accounts for motorists that are expected to travel through the study area. The resultant year 2017 no build conditions, including general area background growth and traffic generated by the adjacent development, are shown in Figure 5. Year 2017 No Build Intersection Capacity Analysis To determine how the adjacent roadway network will accommodate year 2017 no build traffic forecasts, an intersection capacity analysis was completed using Synchro/SitnTraffic software. Results of the year 2017 no build intersection capacity analysis shown in Table 4 indicate that all study intersections are expected to continue operating at an acceptable overall LOS B or better during the a.m. and p.m. peak hours. In addition, no significant side -street delays or queuing issues were observed in the traffic simulation at the study intersections. Table 4. Year 2017 No Build Intersection Capacity Analysis Intersection A.M. Peak Hour P.M. Peak Hour LOS Delay LOS Delay County Highway 101/1-ake Susan Drive B 12 sec. B 17 sec. County Highway 101/86th Street(l) A/B 13 sec. A/B 11 sec. 86th Street/Mission Hills Drive(�) A/A 3 sec. A/A 3 sec. (1) Indicates an unsignalized intersection with side -street stop control, where the overall LOS is shown followed by the worst approach LOS. The delay shown represents the worst side -street approach delay. Proposed Development The proposed development is located along the east side of County Highway 101, north of TH 212 and south of 86th Street. The current development proposal shown in Figure 6 consists of senior housing including 18 independent living townhomes and a 134 -unit facility offering memory care, assisted and independent living. The proposed development is expected to be constructed by the end of the year 2016. Access to the development is proposed along the south side of 86th Street across from Mission Hills Drive. Further discussion regarding site access is documented later in this study. V ON I Year 2017 No Build Conditions CO—L,,,,b c,,Oup, In'. Chanhassen Senior Facility Traffic Study Figure 5 ,; 0148676 Chanhassen, MN November 2014 Michael Hoagberg Chanhassen Senior Living Developer LLC Year 2017 Build Conditions November 21, 2014 Page 11 To help determine impacts associated with the proposed development, traffic forecasts were next developed for year 2017 build conditions (i.e. one year after anticipated completion). The build condition takes into account general area background growth and traffic generated by the adjacent and proposed developments. The evaluation of year 2017 build conditions includes details on the traffic forecasts and an intersection capacity analysis. Year 2017 Build Traffic Forecasts To account for traffic impacts associated with the proposed development, trip generation estimates for the a.m. and p.m. peak hours and a daily basis were developed. These estimates, shown in Table 5, were developed using the ITE Trip Generation Manual, Ninth Edition. It should be noted that several land use assumptions were used to identify specific development types and sizes for trip generation purposes based on discussions with project staff. These assumptions are intended to provide a realistic development scenario that could occur. Table 5. Trip Generation Estimates - Proposed Development Land Use Type (ITE Code) Size A.M. Trips In Out PA1, TrI pf GEi Out Daily Trips Residential Townhouse (230) 18 Dwelling Units 1 7 6 3 105 Senior Adult Housing -Attached (252) 67 Dwelling Units 5 9 9 8 230 Congregate Care Facility (253) 67 Dwelling Units 2 2 6 5 135 Total Trips 8 18 21 16 470 Results of the trip generation estimates indicate the proposed development is expected to generate approximately 26 a.m. peak hour, 37 p.m. peak hour, and 470 daily trips. The trips generated were distributed throughout the area based on the directional distribution shown previously in Figure 4. The resultant year 2017 build conditions, including general area background growth and traffic generated by the adjacent and proposed developments, are shown in Figure 7. Year 2017 Build Intersection Capacity Analysis To determine how the adjacent roadway network will accommodate year 2017 build traffic forecasts, an intersection capacity analysis was completed using Synchro/SimTraffic software. Results of the year 2017 build intersection capacity analysis shown in Table 6 indicate that all study intersections are expected to continue operating at an acceptable overall LOS B or better during the a.m. and p.m. peak hours. In addition, no significant side -street delays or queuing issues were observed in the traffic simulation at the study intersections. Given the minimal anticipated impact caused by the proposed development on study area traffic operations, roadway improvements are not required under year 2017 build conditions from a traffic operations perspective. LI;� Year 2017 Build Conditions 9 Consulting (,roup, 1-. Chanhassen Senior Facility Traffic Study Figure 7 0148676 Chanhassen, MN November 2014 Michael Hoagberg Chanhassen Senior Living Developer LLC Table 6. Year 2017 Build Intersection Capacity Analysis Intersection A.M. Peak Hour LOS I Delay November 21, 2014 Page 13 P.M. Peak Hour LOS I Delay County Highway 101/Lake Susan Drive B 1 12 sec. J B 18 sec. County Highway 101/86th Street(') A/B 13 sec. A/B 11 sec. 86th Street/Mission Hills Drive(') A/A 5 sec. A/A 4 sec. (1.) Indicates an unsignalized intersection with side -street stop control, where the overall LOS is shown followed by the worst approach LOS. The delay shown represents the worst side -street approach delay. Year 2017 Build Conditions - Alternate Development While the proposed senior living facility development is not expected to significantly impact traffic operations within the study area, it should be noted that the proposed zoning of the study property would allow for a more intense land use. Based on discussions with City staff, the highest intensity land use under the proposed zoning is assumed to be market rate apartments. Therefore, to better understand the impacts under an alternate development scenario, traffic forecasts and an intersection capacity analysis were once again completed. Year 2017 Build Traffic Forecasts - Alternate Development To account for traffic impacts associated with the alternate development, trip generation estimates for the a.m. and p.m. peak hours and a daily basis were developed. These estimates shown in Table 7 were developed using the ITE Trip Generation Manual, Ninth Edition. It should be noted that a density of approximately 20 dwelling units per acre was assumed based on an inventory of nearby apartment complexes, which equates to approximately a 175 -unit apartment complex. Table 7. Trip Generation Estimates - Alternate Development Land Use Type (ITE Code) Size A.M. Trips I P.M. Trips I Daily In I Out In I Out Trips Apartment (220) 1 175 Dwelling Units I 18 I 71 I 71 I 38 11,164 Results of the trip generation estimates indicate the alternate development would be expected to generate approximately 89 a.m. peak hour, 109 p.m. peak hour, and 1,164 daily trips. The trips generated were distributed throughout the area based on the directional distribution shown previously in Figure 4. The resultant year 2017 build conditions, including general area background growth and traffic generated by the adjacent and alternate developments, are shown in Figure 8. WON I Year 2017 Build Conditions - Alternate Development „s,,,,;,,b G,,,,,,,, Chanhassen Senior Facility Traffic Study Figure 8 0148676 Chanhassen, MN November 2014 Michael Hoagberg November 21, 2014 Chanhassen Senior Living Developer LLC Page 15 Year 2017 Build Intersection Capacity Analysis - Alternate Development To determine how the adjacent roadway network will accommodate year 2017 build traffic forecasts under the alternate development scenario, an intersection capacity analysis was completed using Synchro/SimTraffic software. Results of the year 2017 build intersection capacity analysis shown in Table 8 indicate that all study intersections are expected to continue operating at an acceptable overall LOS B or better during the a.m. and p.m. peak hours. In addition, no significant side -street delays or queuing issues were observed in the traffic simulation at the study intersections. Given the minimal anticipated impact caused by the alternate development on study area traffic operations, roadway improvements would not be required under year 2017 build conditions from a traffic operations perspective. Table 8. Year 2017 Build Intersection Capacity Analysis - Alternate Development Intersection A.M. Peak Hour P.M. Peak Hour LOS Delay LOSS Delay County Highway 101/Lake Susan Drive B 13 sec. B 18 sec. County Highway 101/86th Street(') A/C 18 sec. A/B 14 sec. 86th Street/Mission Hills DriveM A/A 8 sec. A/A 5 sec. (1) Indicates an unsignalized intersection with side -street stop control, where the overall LOS is shown followed by the worst approach LOS. The delay shown represents the worst side -street approach delay. Site Plan/Access Review A review of the proposed site plan was completed to identify any issues and recommend potential improvements with regard to parking, access spacing, sight distance, traffic control, and circulation. Parking As noted previously, on -street parking is allowed along the north side of 86th Street. Neighborhood concerns were expressed regarding parked cars causing sight obstructions in the vicinity of horizontal curves along 86th Street. However, since all of the parking demand associated with the senior living facility is expected to be accommodated on site, the proposed development is not expected to impact on -street parking. Access Spacing The proposed development access is expected to replace an existing field access along the south side of 86th Street across from Mission Hills Drive. Since the 86th Street/Mission Hills Drive intersection already exists as a full -access intersection, the proposed development access does not represent a significant change in access spacing and is in a logical location. It should be noted that an existing curb cut along County Highway 101 is not expected to be utilized/changed as part of the proposed development. Michael Hoagberg Chanhassen Senior Living Developer LLC Sight Distance November 21, 2014 Page 16 Based on field observations, horizontal curves exist along County Highway 101 to the north and south of the 86th Street intersection. Additionally, a vertical crest exists in the terrain of the study property which limits the sight distance to the south for motorists along 86th Street. Therefore, a review of the existing sight distance was completed. The required sight distance from a minor street, as indicated in A Policy on Geometric Design of Highways and Streets by AASHTO, is 500 feet for a 45 mph mainline roadway. Based on the field observations at 86th Street, there is approximately 620 feet of sight distance to the south and more than 1,000 feet of sight distance to the north along County Highway 101. Therefore, the sight distance available at the County Highway 101/86th Street intersection is sufficient to clearly identify approaching vehicles. However, special consideration should be made to limit any sight distance impacts from future structures, landscaping and signing. Traffic Control/Traffic Circulation Internal traffic controls were not identified. However, the following should be considered when designing internal traffic controls: • Incorporate traffic controls, signing and striping based on guidelines established in the Manual on Uniform Traffic Control Devices (MUTCD). o In particular, it is important to identify traffic controls at intersections between internal roadways/driveways to minimize vehicular conflicts and driver confusion. Based on this guidance, stop control should be implemented at the site access to 86th Street to reduce the potential for driver confusion. A review of the proposed site circulation was also completed. The movement of general passenger vehicles within the proposed development is not expected to be an issue. However, truck turning movements should be reviewed to ensure that large vehicles (e.g. delivery/garbage/recycling trucks) have adequate accommodations to negotiate internal roadways. Furthermore, it is recommended that one-way operations be implemented at the access points to the parking lots of the main senior living facility. One-way operations should then be continued into the facility pick-up/drop-off zone to provide an orderly flow of traffic. Finally, it should be noted that the raised median along 86th Street west of Mission Hills Drive will likely need to be modified to accommodate large vehicles exiting the proposed development. It is recommended that the raised median be modified near the 86th Street/Mission Hills Drive intersection to allow for these types of maneuvers. The modification should include striping to help delineate the travel/turn lanes. An illustration of recommended improvements is presented in Figure 9. WON I Recommended Improvements CO.Su,,;pb p,,, Im. Chanhassen Senior Facility Traffic Study Figure 9 0148676 Chanhassen, MN November 2014 Michael Hoagberg Chanhassen Senior Living Developer LLC Summary and Conclusions November 21, 2014 Page 18 The following study conclusions and recommendations are offered for your consideration: • Results of the existing intersection capacity analysis indicate that all study intersections currently operate at an acceptable overall LOS B or better during the a.m. and p.m. peak hours. In addition, no significant side -street delays or queuing issues were observed in the field or traffic simulation at the study intersections. • To help determine impacts associated with the proposed development, traffic forecasts were first developed for year 2017 no build conditions (i.e. one year after anticipated completion). The no build condition takes into account general area background growth and traffic generated by the adjacent Preserve at Rice Lake development. o An annual growth rate of one percent was applied to the existing peak hour and daily traffic volumes to account for general background growth. o The Preserve at Rice Lake development is expected to generate 12 a.m. peak hour, 16 p.m. peak hour, and 152 daily trips. • Results of the year 2017 no build intersection capacity analysis indicate that all study intersections are expected to continue operating at an acceptable overall LOS B or better during the a.m. and p.m. peak hours. In addition, no significant side -street delays or queuing issues were observed in the traffic simulation at the study intersections. • The proposed development is located along the east side of County Highway 101, north of TH 212 and south of 86th Street and is expected to be constructed by the end of the year 2016. o The current development proposal consists of senior housing including 18 independent living townhomes and a 134 -unit facility offering memory care, assisted and independent living. o Access to the development is proposed along the south side of 86th Street across from Mission Hills Drive. • The proposed development is expected to generate approximately 26 a.m. peak hour, 37 p.m. peak hour, and 470 daily trips. • Results of the year 2017 build intersection capacity analysis indicate that all study intersections are expected to continue operating at an acceptable overall LOS B or better during the a.m. and p.m. peak hours. In addition, no significant side -street delays or queuing issues were observed in the traffic simulation at the study intersections. o Given the minimal anticipated impact caused by the proposed development on study area traffic operations, roadway improvements are not required under year 2017 build conditions from a traffic operations perspective. Michael Hoagberg Chanhassen Senior Living Developer LLC November 21, 2014 Page 19 • An alternative land use scenario was also reviewed to understand the impacts of the highest intensity use allowed under the proposed zoning, which was assumed to be market rate apartments. o Approximately 175 apartment units were assumed, which would be expected to generate approximately 89 a.m. peak hour, 109 p.m. peak hour, and 1,164 daily trips. • Results of the year 2017 build intersection capacity analysis indicate that all study intersections are expected to continue operating at an acceptable overall LOS B or better during the a.m. and p.m. peak hours under the alternate development scenario. In addition, no significant side -street delays or queuing issues were observed in the traffic simulation at the study intersections. o Given the minimal anticipated impact caused by the alternate development on study area traffic operations, roadway improvements would not be required under year 2017 build conditions from a traffic operations perspective. • Parking, access spacing, sight distance, traffic control, and circulation were reviewed in the Site Plan/Access Review section. Key recommendations and considerations include the following: o Special consideration should be made to limit any sight distance impacts from future structures, landscaping and signing. o When designing internal traffic controls, incorporate improvements based on guidelines established in the Manual on Uniform Traffic Control Devices. In particular, it is important to identify traffic controls at intersections between internal roadways/driveways to minimize vehicular conflicts and driver confusion. o Implement stop control at the site access to 86th Street to reduce the potential for driver confusion. o Review truck turning movements to ensure that large vehicles have adequate accommodations to negotiate internal roadways. o Implement one-way operations at the access points to the parking lots and pick-up/ drop-off zone of the main senior living facility. o Modify the raised median at the 86th Street/Mission Hills Drive intersection and stripe 86th Street to help delineate the travel/turn lanes. 14APmjeas\8676\TS\ Report\ 8676CiianharsenSeniorPacilityTraffieStudy_141121.docx