PresentationApplicant: Civil Site Group-Patrick Sarver
Owner: TMSC of Chanhassen LLC-Elizabeth Wright
1620 and 1660 Arboretum Boulevard
Planning Commission
February 4, 2020
City Council
february 24, 2020
The Moments of Chanhassen
Planning Case #02
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The Moments of Chanhassen
Rezoning of Property from Rural Residential District to High Density Residential District (R-16), lot consolidation and site plan review with variances for the construction of a 48-unit
continuing care retirement facility.
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1620 and 1660 Arboretum Boulevard
SUBJECT PROPERTY
Lake Ann
North of West 78th Street and west of Lake Ann Park.
The request consists of multiple applications to facilitate the construction of a continuing care retirement facility (The Moments of Chanhassen). The request includes a rezoning from
Rural Residential District to High Density Residential District, site plan approval with variances for the construction of a continuing care retirement facility.
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2030 Land Use Plan
Subject Site
The Land Use Plan designates the site as Residential High Density (Net density 8-16 Units/Acre). These categories have been established to accommodate either high-density residential
development. A Continuing Care Retirement Facility is a permitted use in a High Density Residential District.
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Rezoning
Rural Residential District
to
High Density Residential District.
SUBJECT PROPERTY
The applicant is proposing to rezone the property from Rural Residential to High Density Residential District.
The area to the north and west contains a single-family home and is guided Residential High Density. Lake Ann Park is located east of the subject site and is guided Parks and Open Space.
West 78th Street is located south of the subject site.
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2040 Comprehensive Plan-Senior Housing Demand
Since 2014, this city has added 111 continuing care or service enriched dwelling units. (Riley Crossings and Beehive/Trouvaille Homes. This request will bring the total number to 159.
Dwelling, multifamily means a detached building containing three or more dwelling units. Apartment buildings, condominiums, manor homes, quad-duplexes, and cooperatively owned buildings
containing three or more dwelling units are multifamily dwellings.
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Existing Conditions
The site contains multiple wetlands, a creek and is within the shoreland overlay district.
The site is comprised of two parcels. Staff is recommending the parcels be consolidated into a single zoning lot. This will be a condition of approval of the site plan.
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Existing Conditions
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Site Plan
The request is for a site plan to construct a 65,000 square-foot continuing care retirement facility. The total permitted site coverage is 35 percent. The proposed development has
a total hard coverage area of 34.5%.
The applicant is requesting a zero-foot wetland setback variance and a front yard setback variance. Staff is recommending a minimum 5-foot wetland setback and approval of the front
yard setback variance. : Staff has been working with the applicant and the watershed district to find a reasonable solution to developing this site. It contains multiple wetlands
and Riley Creek is located along the northern edge of the site. A reasonable solution was to average the buffer around the wetlands and reduce the setback in return. Staff is recommending
a minimum 5-foot wetland setback and approval of the watershed district.
The parking setback required by ordinance is 25 feet. The intent is to screen the parking lot. The applicant is providing adequate screening that will accomplish the intent of the
ordinance. Staff is recommending approval of the parking setback variance.
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Front Elevation
Pronounced Entrance , Terraced landscape. adequate detail and has been tastefully designed
. The architectural style is unique to the buildings but will fit in with the surrounding area
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Rear
of
Building
All facades viewed by the public contain more than 50 percent windows and/or doors
. The roofline is staggered, adding articulation to the design of the buildings. The ordinance requires a pitched element on building. Multiple pitched elements are used to break
the expanse of the pitched roof to comply with this requirement.
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Building Materials
Limestone
The design of the building is attractive and is proposed to be constructed of high-quality materials. They include limestone at the entry and the main body of the building. Stucco
is used as an accent material. All elevations that can be viewed by the public have received equal attention.
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Sign
One monument sign is proposed to be located along West 78th Street. The size of the sign may not exceed 24 square feet nor be higher than 5 feet. The sign shall be set back a minimum
of 10 feet from the property line.
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Parking
The ordinance requires one-third parking space per bed with an additional parking space for every employee on the largest single shift. The building has a capacity for 48 individuals
which translates to 16 parking spaces. The major shift will have 25 employees. The total number of parking spaces required is 41. The applicant is providing 44 parking spaces.
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Landscaping
Parking is buffered from views by landscaping.
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Access Management
Sec. 20-1122 – Access and Driveways
“A turnaround is required on a driveway entering onto … (a) collector roadway… the design of the turnaround must be approved by the city engineer.”
Updated turning movement analysis must be provided to ensure largest anticipated design vehicle can make movements unencumbered
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Access Management
Sec. 20-1122 – Access and Driveways
“A turnaround is required on a driveway entering onto … (a) collector roadway… the design of the turnaround must be approved by the city engineer.”
Updated turning movement analysis must be provided to ensure largest anticipated design vehicle can make movements unencumbered
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Utilities
LEGEND
Proposed Sanitary Sewer
Proposed Water
MCES Interceptor
Construction Limits
Water service available via 12” DIP public water main
One “dual” service required rather than two separate service taps for domestic and fire
Sanitary service only available via MCES Interceptor
Proposed sanitary sewer will not be an extension of public infrastructure – considered a private lateral
MCES preliminarily approved connection
Applicant must enter into maintenance agreement for inside drop connection to MCES manhole
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Stormwater
LEGEND
Proposed Storm Sewer
Proposed Storm Pond
Stormwater treatment on-site via filtration basin
An operation and maintenance plan for the private stormwater BMPs must be recorded against the benefiting property.
TSS and TP reductions meet requirements in Sec. 19-144.
Abstraction not being met, applicant proposed variance from 1.0” (or 1.1” from RPBCWD rules) to 0.19”.
Justified by clay soils on site (Type D, “tight” soils)
Staff recommends coordinating abstraction requirement based on RPBCWD findings – e.g. if the site is considered restricted due to in-situ soils or other factors and the abstraction requirement
is lowered to 0.55” from 1.1” by RPBCWD that the City variance follows the recommendation
RPBCWD permit submittal was reviewed and comments provided to the applicant on 1/31/2020, the application was deemed incomplete
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Wetland Buffer & Setback
Buffer averaging proposed with 20’ minimum width adhered to.
Buffer averaging also requires approval by RPBCWD
Sec. 20-411 regulates wetland setback.
Minimum setback for Manage 1 or 2 wetlands is 30’ for primary structures
Applicant proposing 0’ setback
Staff recommends at a minimum a 5’ setback be adhered to
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Wetland Buffer & Setback
Buffer averaging proposed with 20’ minimum width adhered to.
Buffer averaging also requires approval by RPBCWD
Sec. 20-411 regulates wetland setback.
Minimum setback for Manage 1 or 2 wetlands is 30’ for primary structures
Applicant proposing 0’ setback
Staff recommends at a minimum a 5’ setback be adhered to
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Grading
LEGEND
Wetland
Buffer
Grading proposed in wetland buffer.
Landscaping plan must be updated to address restoration of buffer
Grading proposed outside property limits.
Temporary construction easements must be secured prior to grading
Disturbance greater than 1 acre and requires NPDES Construction Permit and SWPPP
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Recommendation
“The Chanhassen Planning Commission recommends approval of the Rezoning of Property from Rural Residential District to High Density Residential District (R-16),lot consolidation and
site plan review with variances for the construction of a 48-unit continuing care retirement facility (The Moments of Chanhassen), as shown in plans dated January 6, 2020, subject to
the conditions of approval and adopts the findings of fact and decision recommendation.”
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