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CC Staff Report 10-22-20120 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 MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Sharmeen Al -Jaff, Senior Planner D � DATE: October 22, 2012 SUBJ: Rezoning of property from Single Family Residential District to Mixed Medium Density Residential District, preliminary and final plat to Replat 2.16 acres into one lot — BEEHIVE HOME; and site plan approval for the construction of a Continuing Care Retirement Facility. 6330 Hazeltine Boulevard — Planning Case #2012 -15 PROPOSED MOTION "The Chanhassen City Council approves a Rezoning of Property from Single Family Residential District to Mixed Medium Density Residential District; Preliminary and Final Plat to Replat 2.16 acres into one lot; Site Plan Approval for construction of a Continuing Care Retirement Facility (BeeHive Homes); and adoption of the attached Findings of Fact." City Council approval of the rezoning requires a super majority vote of City Council present. City Council approval of the site plan and subdivision requires a majority vote of City Council present. EXECUTIVE SUMMARY The developer is requesting a Rezoning from Single Family Residential District to Mixed Medium Density Residential District, Preliminary and Final plat to replat 2.16 acres into one lot — BEEHIVE HOME; and Site Plan approval for the construction of a continuing care retirement facility. The site is located at 6330 Hazeltine Boulevard. PLANNING COMMISSION SUMMARY The Planning Commission held a public hearing on October 2, 2012 and continued it to October 16, 2012 to review the proposed development. The Planning Commission voted five for and none against a motion recommending approval of the project. The October 16, 2012 Planning Commission minutes are attached. RECOMMENDATION 4. Emails supporting project (4). g:\plan\2012 planning cases\2012 -15 bee hive homes assisted living facility \executive summary.doc Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow Staff recommends approval of the request. Senior Center Phone: 952.227.1125 Fax: 952.227.1110 ATTACHMENTS Web site 1. Planning Commission Staff Report dated October 16, 2012. www.ci.chanhassen.mn.us 2. Planning Commission minutes dated October 16, 2012. 3. Letter from Scott M. Lucas dated October 16, 2012. 4. Emails supporting project (4). g:\plan\2012 planning cases\2012 -15 bee hive homes assisted living facility \executive summary.doc Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow PC DATE: 10/16/12 CC DATE: 10/22/12 REVIEW DEADLINE: 10/30/12 CASE #: 2012 -15 — BeeHive Homes BY: Al -Jaff, et al. PROPOSED MOTION: "The Chanhassen City Council approves a Rezoning of Property from Single Family Residential District to Mixed Medium Density Residential District; Preliminary and Final Plat to Replat 2.16 acres into one lot; Site Plan Approval for construction of a Continuing Care Retirement Facility (BeeHive Homes); and adoption of the attached Findings of CITY OF CHANHASSEN SUMMARY OF REQUEST: The applicant is requesting a Rezoning of property from Single Family Residential District to Mixed Medium Density Residential District, preliminary and final plat to Replat 2.16 acres into one lot — BEEHIVE HOME; and site plan approval for the construction of a Continuing Care Retirement Facility. Notice of this public hearing has been mailed to all property owners within the required 500 feet. Staff is recommending approval of the request with conditions. LOCATION: West of Highway 41,6330 Hazeltine Boulevard. APPLICANT: Tyler and Kathryn Stevens R.O.R Corporation 6505 Fox Hallow Court 2461 West 60' Street Chanhassen, MN 55317 Excelsior, MN 55331 Mr. Tyler Stevens Mr. Gary Reed Phone: 612-770-7611 952- 494 -8525 tyler.stevens&encorecare.com PRESENT ZONING: Single Family Residential District - RSF 2030 LAND USE PLAN: Office/Residential Medium Density (Net density 4 -8 Units /Acre) ACREAGE: 2.16 Acres DENSITY: N/A LEVEL OF CITY DISCRETION IN DECISION - MAKING: The City has a relatively high level of discretion in approving Rezonings because the City is acting in its legislative or policy - making capacity. A PUD amendment must be consistent with the City's Comprehensive Plan. The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi-judicial decision. Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 2 of 21 The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. This is a quasi-judicial decision. PROPOSAL /SUMMARY The request consists of multiple applications to facilitate the construction of a continuing care retirement facility (BeeHive Homes). The request includes a Rezoning from Single Family Residential District to Mixed Medium Density Residential District, preliminary and final plat to Replat 2.16 acres into one lot — BEEHIVE HOME; and site plan approval for the construction of a continuing care retirement facility. The site is located west of Highway 41, 6330 Hazeltine Boulevard. Access to the site will be gained off of Highway 41 via a right - in/right -out only. The site is zoned Single Family Residential District. IT .41 r SUBJECT? Z. PROPERTY h V12 4 t J r� c The current ordinance does not address this type of use. An ordinance amendment addressing continuing care retirement facility with standards will precede this application. Approval of this request is contingent upon approval of the ordinance amendment to allow the use with standards. Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 3 of 21 The following is a summary of the requests: 1. Rezoning: The first request is to rezone the property from Single Family Residential District to Mixed Medium Density Residential District. 2. Subdivision/Preliminary and Final Plat: The second request is for the replat of 2.16 acres into one lot which will house the continuing care retirement facility. 3. Site Plan: The final request is for a site plan to construct a 15,681 square -foot continuing care retirement facility. The total permitted site coverage is 35 percent. The proposed development has a total hard coverage area of 29.1 %. The design of the building is attractive and is proposed to be constructed of high - quality materials. They include Limestone at the entry and paneling at the main body of the building. All elevations that can be viewed by the public have received equal attention. Parking is buffered from views by landscaping. The majority of the parking is underground. A trail is proposed to be extended along the east portion of the site to allow connection between the subject site and the surrounding area and separates pedestrian from vehicular traffic. Access to the site is provided via a right - in/right -out off of Highway 41. As the property to the south of the subject site develops, this access will be closed and a full access will be gained from an extension to a future road from the southern property. Staff regards the project as a well - designed development. The overall design is sensitive to the surrounding area. Based upon the foregoing, staff is recommending approval of the rezoning, subdivision and site plan with conditions as outlined in the staff report. APPLICABLE REGULATIONS Chapter 18, Subdivisions Chapter 20, Article II, Division 2, Amendments Chapter 20, Article II, Division 6, Site Plan Review Chapter 20, Article XXIII, Division 9, Design Standards for Multifamily Developments BACKGROUND The Land Use Plan designates the area that is south of the 7/41 Crossing shopping center and west of Highway 41 as Residential Medium Density or Office. These categories have been established to Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 4 of 21 accommodate either an office building or a medium - density residential development. The medium - density category, which includes units with a maximum net density of 8.0 units per acre, accommodates townhouses, two - family and multi - family dwellings, but would also permit the development of the continuing care retirement facility if the zoning ordinance amendment was approved. Staff was approached by the applicant regarding building a continuing care retirement facility in early summer of 2012. Staff realized that although this type of use is an asset to the community, the city code did not address it. An issue paper was presented to the Planning Commission on June 5, 2012. The Planning Commission directed staff to draft an ordinance with standards to accommodate the use. The applicant held a neighborhood meeting to brief neighbors on the proposal. Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 5 of 21 SITE PLAN In order to provide a better understanding of the overall development, 1 R staff will first review the site plan component, which in turn leads to the rezoning. The building must comply with the - Design Standards for the � , WW 1'LN�q+ea,Ho Vv. S�ci-4Y. # os�s was7sue p.aNc multi - family district and PROPOSED - FRONT the standards set in the continuing care retirement facility. The city code requires the development to have an attractive design and use durable materials. Site coverage may not exceed 35 percent. The total hard surface coverage proposed on the site is 29.1 %. The design of the building is attractive and is proposed to be constructed of high - quality materials. They include Limestone at the entry and paneling for the main body of the building. All elevations that can be viewed by the public have received equal attention. Parking is buffered from views by landscaping. The majority of the parking is underground. A trail is proposed to be extended along the east portion of the site to allow connection between the subject site and the surrounding area and separates pedestrian from vehicular traffic. The trash enclosure for the building is located south of the proposed building and will utilize the same materials as the building. The added landscaping will provide a calming effect to a busy area. The site plan request is for a 15,681 square -foot continuing care retirement facility. The structure is proposed to be located on Lot 1, Block 1, BeeHive Homes. The building has a pronounced entrance, utilizes durable exterior materials, and exhibits articulation. The building maintains all required setbacks. 14 S / Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 6 of 21 The following applies to the continuing care retirement facilities: 1. The facility shall maintain state licensing. 2. The facility shall conform to the requirements of the Minnesota State Building Codes and Fire Codes. 3. The facility shall be connected to municipal services. 4. The facility shall be of residential style and character with a maximum structure height of 35 feet. 5. Parking areas shall be screened from public or private right -of -way and adjacent single - family residential areas. 6. One -third parking space per bed shall be provided with an additional parking space for every employee on the largest single shift. 7. The facility shall be located in a medium or high - density district with a gross density not exceeding 16 beds per acre. 8. Access to the site shall be from a collector or arterial street as defined in the comprehensive plan. Finding: The site will be licensed and conform to the requirements of the Minnesota State Building and Fire Codes. The site will be connected to municipal services. The building has a residential appearance to it. It maintains a one -story appearance and most of the parking is located underground. The building has a capacity of 25 individuals and will require 3 employees on the major shift. This will translate to 11 parking spaces. The applicant is providing 15 spaces. The access to the site will be via Highway 41. LIGHTING /SIGNAGE The applicant prepared a lighting plan and included photometrics. Light levels for site lighting shall be no more than one -half foot candle at the project perimeter property line. This does not apply to street lighting. The applicant has submitted a light fixture design. This fixture is downcast and the light will be cut off at a 90- degree angle which is consistent with the city code requiring all fixtures be shielded. The signs for this project include: One monument sign is proposed to be located along Highway 41. The majority of the sign is an architectural element. 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. The sign must comply with the sign ordinance. The letters shall be Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 7 of 21 backlit and use individual dimension letters, at least one -half inch deep. The sign materials are compatible with the building. The applicant must apply for a sign permit. PARKING The proposed 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 25 individuals which translates to 8 parking spaces. The major shift will have 3 employees. The total number of parking spaces required is 11. The applicant is providing 15 parking spaces. ARCHITECTURAL COMPLIANCE Size, Portion and Placement Entries: The building has a pronounced entrance. Articulation: The building incorporates adequate detail and has been tastefully designed. The architectural style is unique to the buildings but will fit in with the surrounding area. The building will provide a variation in style through the use of Limestone and siding. The building utilizes exterior materials that are durable and of high quality. Signs: All signage must meet the sign ordinance. Material and Detail High quality materials are being used on the building. The accent stone comprises 36% of the fagade of the building. Color The colors chosen for the building are earth tones. The selection is unique, but blends in with the surrounding buildings. Height and Roof Design The maximum building height permitted is three stories. The building meets the ordinance requirement. The roofline is staggered, adding articulation to the design of the buildings. The ordinance requires a pitched element on building. Multiple dormers are used to break the expanse of the pitched roof to comply with this requirement. All rooftop equipment must be screened from views. Facade Transparency All facades viewed by the public contain more than 50 percent windows and/or doors. Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 8 of 21 Loading Areas, Refuse Areas, etc. The trash enclosure is located south of the existing building. The exterior materials must match the proposed building. Recycling space and other solid waste collection space should be contained within the same enclosure. SITE PLAN FINDINGS In evaluating a site plan and building plan, the City shall consider the development's compliance with the following: (1) Consistency with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing areas; (4) Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 9 of 21 Finding: The proposed development is consistent with the City's design requirements, the comprehensive plan, the zoning ordinance, the design standards, and the site plan review requirements. Staff is recommending approval of the request with conditions. The site design is compatible with the surrounding developments. It is functional and harmonious with the area. Staff regards the project as a reasonable use of the land. The overall design is sensitive to the City's image. Based upon the foregoing, staff is recommending approval of the site plan with conditions outlined in the staff report. REZONING The applicant is proposing to rezone the property from RSF, Single Family Residential District, to R -8, Mixed Residential Medium Density District. The area to the north is occupied by the 7/41 Crossing shopping center, and the area to the east contains Highway 41. The area to the west is occupied by single - family homes guided Residential Low Density, and the area to the south contains a single - family home and is guided Residential Medium Density. Homan I ield Park Lake hfinnrwa +hta i Regional Park 993.6 The 2020 Land Use Plan shows this area designated for development as Medium Density Residential, net density of 4 - 8 units per acre. Appropriate zoning for this land use is R -8, RLM, or NORTH SOUTH EAST WEST DEVELOPMENT 7/41 Crossing Single Family Highway 41 Sin le Family LAND USE Commercial Residential NA Residential Residential Low Medium Density ZONING Neighborhood RSF NA RSF Commercial The 2020 Land Use Plan shows this area designated for development as Medium Density Residential, net density of 4 - 8 units per acre. Appropriate zoning for this land use is R -8, RLM, or Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 10 of 21 PUD -R. The use consists of a single building with 25 individual rooms. The occupants of the building will be individuals that need assistance with their mobility and will not put the same level of demand on the infrastructure that a typical medium density development would (i.e. trip generation, parking, etc.) This area is in the Metropolitan Urban Service Area (MUSA). Staff is recommending that this area be rezoned to R -8 and finds that the rezoning is consistent with the Comprehensive Plan. SUBDIVISION The developer is requesting preliminary and final plat approval to replat Outlot B, Orchard Ridge into one lot — BeeHive Home. Lot 1 is proposed to have an area of 2.16 acres and house a continuing care retirement facility. 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 Highway 41. 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. SUBDIVISION FINDINGS 1. The proposed subdivision is consistent with the zoning ordinance. Finding: The subdivision meets the intent of the city code subject to the conditions of the staff report and the PUD. 2. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; Finding The proposed subdivision is consistent with applicable plans. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; Finding: The proposed site is suitable for development subject to the conditions specified in this report. Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 11 of 21 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; Findin : The proposed subdivision will be served by adequate urban infrastructure. 5. The proposed subdivision will not cause environmental damage; Finding The proposed subdivision will not cause environmental damage subject to conditions of approval. 6. The proposed subdivision will not conflict with easements of record. Finding The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. 7. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate storm water drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off -site public improvements or support systems. Finding The proposed subdivision is provided with adequate urban infrastructure. GRADING AND DRAINAGE The 2.1 -acre site is located south of a commercial area at the intersection of MN Trunk Highway 7 (TH 7) and MN Trunk Highway 41 (TH 41). The nearest intersection is TH 41 and Chaska Road to the east. Currently two single - family houses sit on the site that is otherwise wooded. The treed areas are to be left in a natural condition and the rest of the property is grass. These areas must be indicated on the plan sheets as well as how these undisturbed areas will be protected from grading, construction traffic, material stockpile and other disturbances. These practices shall then be installed prior to any earth - disturbing activities. This project will be graded to prepare the building pad, parking area, and ponding. The existing buildings will be removed prior to grading. Any demolition must comply with 40 CFR part 61, Subpart M — asbestos National Emission Standards of Hazardous Air Pollutants (NESHAP). The removal of two or more residential buildings on the same site is a regulated activity. Constructing this project will necessitate a disturbance of 1.75 acres and will add 0.5 acres of new impervious surface while removing a comparable amount of woodland. The property currently has a channel with intermittent flows that receives water from a 36 -inch storm pipe in TH 41 right -of -way. This pipe receives water from Minnetonka Middle School, Melody Hill, Highway 41 and the property to the south. This channel discharges to an existing sedimentation pond which discharges to a wetland before discharging to Lake Minnewashta. Lake Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 12 of 21 Minnewashta is not listed as impaired under section 303D of the Clean Water Act but Lake Virginia which lakes Minnewashta discharges to is impaired. This channel is not under WCA jurisdiction nor is it a Department of Natural Resources (DNR) protected water. The United States Army Corps of Engineers (the Corps) has exercised jurisdiction as authorized by Section 404 of the Clean Water Act. The developer is proposing to reroute the intermittent channel using storm sewer. The applicant is working with Michael Setering of the Corps to procure a Regional General Permit (RGP- 003 -MN). This authorization will be needed before the channel can be disturbed. The developer will be responsible for all the costs associated with re- routing the storm water. The City will own and maintain the proposed storm sewer upon acceptance by the City. The developer must model the drainage area discharging to the 36 -inch storm sewer to determine the proper sizing of the storm sewer through the site. A permit is required for any work within the MnDOT right -of -way. A pond is proposed to treat the water to National Urban Runoff Program (NURP) recommendations. The drainage area provided for the pond is not correct. Storm water from the rear of the building is shown to discharge to the proposed pond which is not possible without piping. The roof drainage from the rear of the building needs to be collected and piped to prevent storm water from discharging to the properties to the west. The applicant must revise the calculations and or drainage area to correlate. This will also impact the credit received against the storm water utility fee. Drainage maps and hydrocad calculations were provided for this site. The maps do not show the correct drainage boundaries. The maps and calculations must be revised to meet City standards. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. BLUFFS AND SHORELAND There are no bluffs located on the property. The property is located approximately 1300 feet from the OHW of Lake Minnewashta. This is outside of the shoreland overlay district. RETAINING WALLS No retaining walls are proposed with this development. UTILITIES Sewer and water exists along the north property line. To service this development and the property to the south, new sewer and water lines are needed. The applicant shall work with staff on the proposed location of the new lines. The sewer and water lines located between the existing lines and the property to the south will be city owned and maintained. The lines Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 13 of 21 connecting to the buildings will be private. Drainage and utility easements will be required on the public portion of the sewer and water lines. Permits are required from the Department of Health and MPCA for the sewer and water extension. Each new building is subject to sanitary sewer and water hookup charges. The 2012 trunk hookup charge is $2,107 per unit for sanitary sewer and $5,717 per unit for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. Prior assessments for sewer and water were paid. The utilities will need plan and profile sheets of all public utilities. The public portion of these utilities will be inspected by an engineering inspector. Upon completion, as- builts must be completed to ensure that the utilities meet the specifications of the City. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Permits from the appropriate regulatory agencies will be required, including the MPCA, Dept. of Health, Carver County, Watershed District and MnDOT. As part of this development, storm water utility fees will be collected at the time of final plat. These fees are authorized under Minnesota Statute 444.075. These fees are based upon the potential runoff volume and pollutant load expected for the development type. They are calculated as water quality and water quantity with a credit given for water treatment practices. This site is 2.10 acres in size and has no public right -of -way associated with it. Currently the pond is not shown in an outlot so it is included in the fee calculations. However, upon inclusion of this area within an outlot, the ponding area will no longer be included in the fee calculations. Currently these fees are estimated as follows: Water Quality = $5,580 /acre * 2.16 acre = $12,052.80 Water Quantity = $5,270 /acre * 2.16 acre = $11,383.20 Credit = 1.56acre (0.5 *$5,580 /acre) _ $8,704.80 Additionally a $2,500.00 credit will be granted for a skimmer outlet structure. The total estimated Storm Water Utility fees due at the time of the final plat are $12,231.20. These will be updated as information is provided. Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 14 of 21 EASEMENTS The easements shown on the plan do not cover the proposed utilities or the storm water treatment pond. The developer must work with the City to properly locate the easements over the utilities and over the treatment pond. Existing easements are shown in the location of the proposed building. A portion of these easements must be vacated to accommodate the building location. Staff is ok with a portion of these easements to be vacated as long as there are no existing utilities in this area. ACCESS The City has been working with MnDOT on the access to this property. The plan is to construct a right - in/right -out access onto Highway 41. This access will be used until the development of the property to the south. When the property to the south develops, the developer will be required to provide access to the BeeHive Home property. Staff believes the best access for this property is a full access across from the Minnetonka Middle School. This access is not possible until the development of the property south of this site. In order to ensure the BeeHive Home property connects to the new access, a letter of credit or cash escrow will be collected and held until the BeeHive Home property connects to the future access point and removes their current right - in/right -out. The letter of credit or cash escrow must cover the costs to remove the existing access and construct the new access. EROSION AND SEDIMENT CONTROL This site will constitute a disturbance of 1.75 acres and will add 0.5 acres of new impervious surface. This exceeds the minimum threshold allowed by the National Pollution Discharge Elimination System ( NPDES) and will therefore require an NPDES permit for construction activities and a Storm Water Pollution Prevention Plan (SWPPP) meeting the requirements of the NPDES permit. In addition, the plan will need to meet the requirements of Section 19 -145 of Chanhassen City Code. Proof of having received the NPDES permit will be required prior to any earth - disturbing activities. The SWPPP, the grading plan and the erosion and sediment control plan should clearly detail the timeline of all construction activities including the implementation of sediment and erosion control BMPs. It should be noted that these will be the minimum practices required and that these practices will likely need to be modified or enhanced as weather and site conditions change. Silt fence shall be standard machine - sliced or heavy duty per Section 3886 of MnDOT Standards and Specification Manual for Construction in all areas with a positive gradient towards waters of the state. Chanhassen standard detail plates have been included in the construction details of the plan set but are illegible. Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 15 of 21 Fencing shall also be included to protect those areas that are to remain undisturbed throughout the project. This includes construction traffic, material stockpiling, grading and any other activities that may result in the decline in health of trees and other vegetation or the compaction of native soils. These areas should also be clearly indicated on the plan set. MISCELLANEOUS Encroachment agreements are needed for any structure located in the drainage and utility easements. This includes but is not limited to the parking lot and light poles located in drainage and utility easements. The applicant shall work with staff on minor plan modifications. LANDSCAPING Minimum requirements for landscaping include 871 square feet of landscaped area around the parking lot, three trees for the parking lot, and bufferyard plantings along property lines. The applicant's proposed landscaping as compared to the requirements for landscape area and parking lot trees is shown in the following table. Along the north and south property lines, there are expanses of existing vegetation with shrubs, under- and overstory trees that will satisfy the unmet bufferyard requirements. Staff recommends that one more spruce be planted along the west property line behind the five lilacs to further buffer sight lines with neighboring properties. Required Proposed Vehicular use landscape area 871 sq. ft. >871 s . ft. Trees/ parking lot 3 overstory trees 8 overstory trees Islands /parking lot 1 islands or peninsulas 1 islands/ peninsulas North property line, 200' 3 overstory trees 3 overstory trees bufferyard C 7 understory trees 3 understory trees 7 shrubs 5 shrubs Existing wooded area South property line, 140' 1 overstory trees 1 overstory trees bufferyard B 2 understory trees 2 understory trees 4 shrubs 8 shrubs Existing wooded area East property line, 200' 2 overstory trees 6 overstory trees bufferyard B 4 understory trees 5 understory trees 8 shrubs 5 shrubs + existing vegetation West property line, 160' 2 overstory trees 0 overstory trees bufferyard B 3 understory trees 3 understory trees 6 shrubs 8 shrubs Existing wooded area Along the north and south property lines, there are expanses of existing vegetation with shrubs, under- and overstory trees that will satisfy the unmet bufferyard requirements. Staff recommends that one more spruce be planted along the west property line behind the five lilacs to further buffer sight lines with neighboring properties. Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 16 of 21 PARKS The plans show sidewalks that connect to City trails throughout the site. Full park fees in lieu of parkland dedication shall be collected in full at the rate in force upon final plat submission and approval. Lot 1, Block 1, BeeHive Home is subject to the payment of $12,500 in park dedication fees (25 beds X $500 per bed). COMPLIANCE TABLE Lot Ordinance Requirements Subject Site Area 5,500 square feet 94,089 square feet Frontage 150' 271.08' Depth 150' 233' Lot Coverage 35% 29.1% Building Height Ordinance Requirements Subject Site Principal 35' 21 Building Setbacks Ordinance Requirements Subject Site Front yard 25' 72' Rear yard 25' 34' Side yard 10' 29'/130' Parking Requirements Ordinance Requirements Subject Site Stalls t /3 space per bed + 1 space per employee on major shift which translates to 8 + 3 = 11 15 spaces RECOMMENDATION Staff recommends adoption of the following three motions: 1. REZONING "The Planning Commission recommends approval of Planning Case #2012 -15 to rezone 2.16 acres of property zoned RSF, Single Family Residential District to R -8, Mixed Medium - Density Residential District for BeeHive Home Subdivision contingent upon final plat approval, as shown in plans dated received October 9, 2012, and adoption of the Findings of Fact." 2. SUBDIVISION "The City Council approves the preliminary and final plat for Planning Case 2012 -15 for BeeHive Home as shown in plans dated received October 9, Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 17 of 21 2012, and including the attached Findings of Fact and Recommendation, subject to the following conditions: 1. Full park fees in lieu of parkland dedication shall be collected in full at the rate in force upon final plat submission and approval. 2. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Permits from the appropriate regulatory agencies will be required, including the MPCA, Dept. of Health, Carver County, Watershed District and MnDOT. 3. The developer must work with the City to properly locate the easements over the utilities and over the treatment pond. 4. Storm water connection fees will be collected with the final plat. The fees are estimated to be $12,231.20." 3. SITE PLAN APPROVAL "The Planning Commission recommends the City Council approve the site plan consisting of a 15,681 square -foot continuing care retirement facility, Planning Case 12 -15 for BeeHive Homes as shown in plans dated received October 9, 2012, and including the attached Findings of Fact and Recommendation, subject to the following conditions: 1. Install tree protection fencing around the preserved oak at least 30 feet from the trunk. The fencing shall be installed prior to any construction activity and remain until site construction is completed. Wood chip mulch shall be applied within the fenced area to a depth of 4 -6 inches. 2. One spruce shall be added to the plantings along the west property line. The tree should be located behind the proposed group of five lilacs. 3. Building Official Conditions: a. The proposed structure is required to have an automatic fire extinguishing system. b. All plans must be prepared and signed by design professionals licensed in the State of Minnesota. A geotechnical (soil evaluation) report is required. c. Designs \plans for retaining wall(s) exceeding four feet in height must be prepared and signed by a structural engineer. d. Detailed building code related requirements have not been reviewed; this will take place when complete structural /architectural plans are submitted. Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 18 of 21 e. Demolition Permit(s) are required for the removal of any existing structures on the site. f. The owner and/or their representative shall meet with the Inspections Division as soon as possible to discuss plan review and permit procedures. 4. All rooftop and ground equipment must be screened from views. 5. Approval of the site plan applications is contingent upon approval of the final plat, rezoning, drainage and utility easement vacation, and the City Code amendment — Planning Case 2012- 15. 6. The monument sign may not exceed 24 square feet in area nor be higher than 5 feet. The sign shall be located 10 feet from the property line. A sign permit is required before construction of the sign. 7. Sign illumination and design shall comply with ordinance. 8. Recycling space and other solid waste collection space should be contained within the same enclosure as the trash. 9. The existing buildings must be removed prior to grading. Demolition of structures must comply with National Emission Standards of Hazardous Air Pollutants, Minnesota Rules 7035.0805 and any other pertinent rules, regulations and laws. 10. The developer will be responsible for all the costs associated with rerouting the storm water. The City will own and maintain the proposed storm sewer upon acceptance by the City. The developer must model the drainage area discharging to the 36 -inch storm sewer to determine the proper sizing of the storm sewer through the site. 11. A permit is required for any work within the MnDOT right -of -way. 12. The NURP calculations and or drainage area map must be revised to correlate to the plans. 13. The roof drainage from the rear of the building needs to be collected and piped to prevent storm water from discharging to the properties to the west. 14. Drainage maps and hydrocad calculations were provided for this site. The maps do not show the correct drainage boundaries. The maps and calculations must be revised to meet City standards. 15. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. 16. The applicant shall work with staff on the proposed location of the new lines. The sewer and water lines located between the existing lines and the property to the south will be city owned and maintained. The lines connecting to the buildings will be private. Drainage and utility Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 19 of 21 easements will be required on the public portion of the sewer and water lines. Permits are required from the Department of Health and MPCA for the sewer and water extension. 17. Each new building is subject to sanitary sewer and water hookup charges. The 2012 trunk hookup charge is $2,107 per unit for sanitary sewer and $5,717 per unit for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. 18. The utilities will need plan and profile sheets of all public utilities. The public portion of these utilities will be inspected by an engineering inspector. Upon completion, as- builts must be completed to ensure that the utilities meet the specifications of the City. 19. Existing easements are shown in the location of the proposed building. A portion of these easements must be vacated to accommodate the building location. 20. The developer must post a letter of credit or cash escrow ensuring the future connection to the property south of this development. This connection must occur within one year of the completion of the first lift of asphalt. Upon completion of the new access point, the BeeHive Home property must remove the right - in/right -out access. The City will hold the letter of credit or cash escrow until the BeeHive Home property connects to the future access point and removes their current right - in/right -out. 21. The applicant shall provide the NPDES Permit number prior to commencement of earth - disturbing activities. 22. The SWPPP shall be amended such that under Project Contacts, the City contact is Terry Jeffery, Water Resources Coordinator 952.227.1168 and Chip Hentges, Carver County SWCD, 952.466.5230 shall be added. 23. That portion of the SWPPP with the heading "Responsibility Requirements" shall be completed in full and submitted to the City and included in the on -site SWPPP at the pre - construction meeting or otherwise prior to the commencement of earth - disturbing activities. 24. Per Part III. A. 3 of the NPDES permit, a narrative describing the timing and placement of all erosion prevention and sediment control BMPs must be included in the SWPPP. 25. Those areas to be protected from grading, construction traffic, material stockpiling or other disturbance shall be clearly labeled on the plans and adequate protection in the form of fencing with metal T -posts shall be shown on the plans and installed prior to any earth - disturbing activities. This shall be included as part of the SWPPP. 26. Category 3 erosion control blanket is only required where slopes exceed 3:1. All blankets shall use natural netting and stitching. Hydraulic soil stabilization would be a preferred alternative. Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 20 of 21 27. Erosion stabilization mat shall be placed at the outfall in the intermittent channel. This shall be classed by shear stress within the channel as described in MnDOT Specification Manual 3888.1. 28. All silt fences shall be standard machine sliced or heavy duty. In no case may preassembled silt fence be used without approval from the city. This shall be indicated on the plan and in the legend. 29. The legend shall be included on sheet C6: Erosion and Sediment Control Plan in addition to sheet C 1. 30. The rock construction entrance shall be consistent with section 19 -145 in that it must be at least 75 feet in length unless it can be shown that it is not possible to do so. 31. The swale located southeast of the proposed building shall be stabilized in its entirety. 32. The SWPPP must identify the receiving waters for this project. 33. All City standard detail plates shall be edited so that they are legible. 34. The applicant must receive approval from the United States Army Corps of Engineers prior to working within the existing intermittent channel and provide proof of approval to the City. 35. Any dewatering needed shall have a plan which shall be included with the SWPPP. This plan shall be provided to the City and the City shall be notified at least 48 hours prior to commencement of dewatering activities. 36. Stockpile areas shall be shown on the plan and shall include the anticipated sediment control practices which will be implemented. These additional quantities shall be added to quantities currently in the plan. 37. Encroachment agreements are needed for any structure located in the drainage and utility easements. This includes but is not limited to the parking lot and light poles located in drainage and utility easements. 38. The applicant shall work with staff on minor plan modifications. 39. The trash enclosure shall utilize the same exterior materials as the proposed building. Recycling space and other solid waste collection space should be contained within the same enclosure." Planning Commission BeeHive Home — Planning Case 2012 -15 October 16, 2012 Page 21 of 21 ATTACHMENTS 1. Findings of Fact and Recommendation. 2. Application. 3. Reduced Copy of Plans dated "Received October 9, 2012 ". 4. Public Hearing Notice and Affidavit of Mailing. 5. E -mail from Jeff and Mitzi Vanthournout dated October 10, 2012. 6. E -mail from Susan Peterson dated October 10, 2012. gAplan\2012 planning cases\2012 -15 bee hive homes assisted living facility \staff report.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of US Home Corporation — Planning Case No. 2012 -15, BeeHive Homes. Request for Preliminary Plat creating 1 lots; and a Rezoning of 2.16 acres of property zoned RSF, Single Family Residential District, to R -8 Mixed Medium Density Residential and Site Plan approval for the construction of a Continuing Care Retirement Facility located west of Highway 41, 6330 Hazeltine Boulevard. On October 2, 2012, and October 16, 2012, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Tyler and Kathryn Stevens for a Continuing Care Retirement Facility. The Planning Commission conducted a public hearing on the proposed development preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned RSF, Single Family Residential District. 2. The property is guided in the Land Use Plan for Residential — Medium Density or Office. 3. The legal description of the property is described as Outlot B, Orchard Ridge. 4. Subdivision Findings: a. The proposed subdivision is consistent with the zoning ordinance; the subdivision meets all the requirements of the R -8, Mixed Medium Residential District b. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; the proposed subdivision is consistent with the subdivision ordinance. c. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; the proposed site is suitable for development subject to the conditions specified in this report. d. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; the proposed subdivision is served by adequate urban infrastructure. e. The proposed subdivision will not cause environmental damage; the proposed subdivision will not cause excessive environmental damage subject to conditions of approval. The proposed subdivision contains adequate open areas to accommodate house pads. The wetland is proposed to be protected. f. The proposed subdivision will not conflict with easements of record, but rather will expand and provide all necessary easements. g. The proposed subdivision is not premature. It will have access to public utilities and streets. 5. Rezoning Findings: The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse effects of the proposed amendment. The six (6) effects and our findings regarding them are: a. The proposed zoning has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. b. The proposed zoning is or will be compatible with the present and future land uses of the area. c. The proposed zoning conforms with all performance standards contained in the Zoning Ordinance. d. The proposed zoning will not tend to or actually depreciate the area in which it is proposed. e. The proposed zoning can be accommodated with existing public services and will not overburden the city's service capacity. f. Traffic generation by the proposed use within the zoning district is within capabilities of streets serving the property. 6. In evaluating a site plan and building plan, the city shall consider the development's compliance with the following: a. Consistency with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted. b. Consistency with this division. c. Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing areas. 2 d. Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development. e. Creation of functional and harmonious design for structures and site features, with special attention to the following: 1. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community. 2. The amount and location of open space and landscaping. 3. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses. 4. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. f. Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. Finding: The proposed development is consistent with the City's design requirements, the comprehensive plan, the zoning ordinance, the design standards, and the site plan review requirements. Staff is recommending approval of the request with conditions. The site design is compatible with the surrounding developments. It is functional and harmonious with the area. The Planning Commission regards the project as a reasonable use of the land. The overall design is sensitive to the City's image. 7. The planning report #2012 -15 dated October 16, 2012, prepared by Sharmeen Al -Jaff et al, is incorporated herein. 3 RECOMMENDATION The Planning Commission recommends that the City Council approve the proposed development including a Preliminary Plat creating one lot; a Rezoning of 2.16 acres of property zoned RSF, Single Family Residential District to R -8, Mixed Medium Density Residential, and Site Plan Approval for the construction of Continuing Care Retirement Facility. ADOPTED by the Chanhassen Planning Commission this 16 day of October, 2012. CHANHASSEN PLANNING COMMISSION Its Chairman F Planning Case No C 520 0"_ /5_ PLEASE PRINT CITY OF CHANHASSEN 7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227 -1100 DEVELOPMENT REVIEW APPLICATION CITY OF CHANHASSEN RECEIVED AUG 31 2012 CHANHASSEN PLANNING DEPT Applicant Name and Addr '2/ , d - r•., C,+eva,,.S O � FO of to v+ 't C Contact: TAar c.+eva S, Phone: 6t2 - v-7bll Fax: Email: "'- C- e"&A S Ck'V% CoA NOTE Consultation with City staff is required prior to submittal, including review of development plans Comprehensive Plan Amendment Conditional Use Permit (CUP) Interim Use Permit (IUP) Non - conforming Use Permit Planned Unit Development" V / Rezoning !#1 Sign Permits Sign Plan Review / / V Cj 0o •1 125 : A 6 1 Site Plan Review (SPR) V/ Subdivision *13 _t `4 7 S = SSO Property Owner Name and Address: Temporary Sales Permit Vacation of Right -of -Way /Easements (VAC) 1�300v/ (Additional recording fees may apply) Variance (VAR) Wetland Alteration Permit (WAP) Zoning Appeal Zoning Ordinance Amendment 'rj o O Notification Sign — $200 (City to install and remove) X ow for Filing Attorney Cost"* � OU - 1450 5 UP /SPR6WAR/WAP /Metes & Bounds inor SUB TOTAL FEE $ An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant prior to the public hearing. 3�S v ;:6 *Five (5) full -size folded copies of the plans must be submitted, including an 8 %" X 11" reduced copy for each plan sheet along with a digital copy in TIFF -Group 4 ( *.tif) format. * *Escrow will be required for other applications through the development contract. Building material samples must be submitted with site plan reviews. NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application. SCANNED PROJECT NAME: '- get iyo, qowts- LOCATION: (0330 NA2441 Nja , C�1Gn41G.5S�►,, �N X f LEGAL DESCRIPTION AND PID: 2-56660�%p TOTAL ACREAGE: 2 --k WETLANDS PRESENT: YES NO PRESENT ZONING: Ac. -je S ?-5 1 REQUESTED ZONING: ?- PRESENT LAND USE DESIGNATION: LOS REQUESTED LAND USE DESIGNATION: 'Zes0p R-4 VV\P. Veins REASON FOR REQUEST: C013jr-C -44, o4 4, - ,,,k kAyw`R_ FOR SITE PLAN REVIEW: Include number of existing employees: d and new employees: l a This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within 15 business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my knowledge. SI f plican ate 3l �� Si6naturVof Fee Ow ate gAplanWorms \development review application.doc SCANNED CITY OF CHANHASSEN RECEIVED August 19 2012 Bee Hive Home: Attention: City of Chanhassen 1.0 Application AUG 31 2012 CHANHASSEN PLANNING DEPT Bee Hive Home is Minnesota, LLC is requesting to build a 15,000sq /ft Assisted Living Home that will serve 25 residents. 2.0 Proposed Location /size: 6330 Hazeltine Blvd, Chanhassen, MN 55331 Land Size = 2.1 acres 3.0 Occupancy Classification and Type of Construction The Occupancy Classification will be Q. condition 2. This occupancy classification will allow us to offer a fully secured building which is essential for residents with dementia. The home will be built using traditional 5B construction methods. 4.0 Executive Summary Description: The mission of Bee Hive Homes is to provide a safe environment in which the frail and elderly can reside in. Bee Hive Homes features family style living in a residential setting. This Bee Hive Home will be a planned environment allowing up to 25 residents to enjoy a quality lifestyle with group association that only a small development can provide. We will offer a quality home environment with professional services and staff. Meals will be home - cooked and served family style from a menu approved by a Registered Dietitian. Daily individual and group activities will be planned to reflect the interest of the residents in the home, and will involve local community resources such as schools, churches, and other organizations in the community. Although the home is designed to simulate a family environment, it will also incorporate safety features and amenities usually offered only in larger, institutional settings. These include a fire alarm and sprinkler system, wide hallways and doorways for easier access, personal alarm system, private bathrooms with showers in each resident's room, and a large dining and living room. SCANNED Staffing /Personnel: Staff will be available around the clock, with more staff during the day when meals are being prepared and more resident assistance is required. The home is projected to be full within the first 8 months of operation, at which time there will be 10 full and part time staff employed, below is our staffing schedule when the building is full: • 6am -8pm, there are 3 staff on site and 1 cook (only during meal times) • 8pm -6am, there is 1 staff All staff will undergo health and background screening, and be given orientation and periodic trainings on the needs of the expected resident population. Staff will be supervised by a House Manager who will be cross - trained in all areas of care. Demographics: Demographic projections show that the senior population will be growing dramatically, especially in the 75+ year age group, for at least the next 30 years. This will happen as the "Baby Boomer" generation begins to retire and as the retirees of all ages live longer due to improvements in our nation's health care. Increasingly, these people will be more able to pay for their long -term care, and will be more demanding in terms of the quality of life they expect. Both these factors bode well for a Bee Hive Home in this community, as it will offer a quality value to those who do not want to reside in an institutional setting. Owners Background: Owning Encore Senior Home Care for the past 4 years has provided us with knowledge and insight into this industry that can only be obtained through industry experience. We developed Encore from 4 employees in 2008 to currently having 47 employees on staff and 1.5 million in annual revenue. Co- Owner, Kate Stevens, has over 7 years of accounting experience and is skilled at review and analyzing operations to increase profitability and efficiency. Encore is respected and looked at as the premier home care agency in the western suburbs and we have developed relationships in the community that will ensure success for years to come. 5.0 Bee Hive Homes Success /History Over the past 25 years, Bee Hive Homes (headquartered in Boise, ID) has franchised more than 140 homes across 12 states which offer a unique approach to aging and serves a desperate need in the community. Bee Hive exercises high diligence when selecting prospective franchisees to ensure success. Bee Hive takes pride in the fact they have never had a franchised home fail or close due to poor performance. Bee Hive takes an active role in assisting franchisees with marketing the home and advises on operational practice. Currently Bee Hive has 15 homes in construction and all will open in late 2012. SCANNED 6.0 Community Involvement It is our intention during the planning and development process to meet with local residents to discuss any questions, comments, or concerns. It is in Bee Hives best interest to have the support of the surrounding neighbors. 7.0 Preserve current conditions of land With the proposed site plan, we are able to maintain most of the natural conditions of the land. There is 4.5 ft. (diameter) Oak tree which is the flagship feature of the property. As well as maintaining the natural beauty of the land, we will add significant value in terms of landscaping and planting additional flowers and trees. 8.0 State licensing and Certification In compliance with the State of Minnesota law, Bee Hive Homes will obtain a Class F Home Care License (allows us to provide the care) from the Minnesota Dept. of Health and also register the home with the Dept. of Human Services as a Housing with Services establishment (which allows the state to know where the care is being performed). 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'C"'N,A,.�.v�nN- ;•7 �� i� Sp 9" & a, ew.uxs .... �N.r•"IY� v� xneo�u. uc rROrn SED uDTCS ; .� v,YY,Y� � oxNJCSnmame -IS I 4T � -i �^' wroSm oullpxo. vta o. 9e neRa.seeelHNloR nu2covRCMniu�xs. � k des company s 5HEET INDEX AI - TITLE PAGE SITE RAN A2- PROPOSED MAIN IEVEL PIAN AA- PROPOSED IOVIER LML PLAN A4- ROOP RAN A5 - PROPOSED ELEVATION5 A6- PROPOSED fIEVATIONS PROJECT TEAM ARCHITECT CONTACT: MIKE SHARRATT 5TRUCTURAL ENGINEER PEa STRUCTUFAL fNGINEfRNG CONTACT: DAVE WAE 12 EAST MAPLE STREGET RIVER 71 5, Vn 54022 -2 ] 15 426 4930 GENERAL CONTRACTOR -T CU5TOM HOME5. LLC. CONACT: BROOK PARENT X00 OCON LOON P.A IDS BLVD NW. RARDS, MN 35433 ]63 421 5559 CIVIL ENGINEER JAMES R MILL INC. CONTACT: JOEL COOPER 2300 W. COUNTY ROAD 42, SUITE 120 BURNSVILLE. MN 5533] PHONE 952 WO 6044 155UED POR PROPOSED NEW CONSTRUCTION OF: BEEHIVE HOMES 6330 HA2NnuE BLVD CHANHASSEN. MN 55331 SHEEP q� NUMBER zTl -a � � s mPeny / - 4 a TAI n• -n a• -o v -a 9-9 9 9 G 10 '99 - R la -o- la o xD weer Proxe a5z ,6, set I I I -- ---------- I — � cR $ E,�EI6IDRMN 5333 1 1 I�x ; ` - - - - -- - - - -- - - -- - -- -; SHEET INDEX �® �® �� ® c _______ __ _ -__ ___ r. ___ ____ ___ ____ ___ _____ _ AI rrt1E PACE SITE PUN ® TI - PROPOS[O M LOV2R V'VEL P au h� 1 ry M w A5 - I � ®`✓� J TM rt SUITE/! Pb- PROPOSED EIEVATIONS m. �lltt HATL+CI _ TMr:: 3Anrls T ^ m� 4 sAmriz ...._ R. 9IO � »\. 1 MIN a " 11�1 ,.� JL. el 1� - -- _------ - - - - -- -� D� � L.JL." PROJECT TEAM " F -777, ARCHITECT L ^ SU y ry s �. STRUCTURAL ENGINEER ST CO— a —x - _.,v_...m L 1 -V M ^ I m• J — ® — — � ® - �a t + / 2 DAVE W< FAST MARE REET LAVER PALLS. N154022 a,a cT I : _ 3_� RfONE>I34264930 GENERAL CONTRACTOR PARENT CUSTOM HOMES, lLG 1 6 8 \ " �97tl.d2fl - 3I- TM_ -, nTnr S I \ rn J noes 410, 361a CORN RAn 1 BLVD Nw. pA Y3 wa ® _ COON RAR05. MN 55433 E - J JI - C I VIL E NGIN EE R - R ° TMa L rt J L su s sure 4 ® p UTE X curers VIL NGINR ________ ________ C (gNFPGT: JOEL COOPER it I J ILA , SUI _- r Iro T p SU 2 1 2500 W. COUNTY ROAD 42, SUITE 120 BURN 952 MN 5533] 1 PHONE 932 690 6094 I I r __ ________ __ _____ _ 4 _________ I______ z ro ' owveuArro �� - �mlc :wrtFl.en -- �� M3�F ISSUED FOR Id.G Io-.o- loo- Ia -G• -- 1 - - - -- F ' i i I � / ISSUE I �I I I ! A� B C bD E F G j PROP05ED MAIN -- �1LEVEL PLAN PROPoSED NEW CONSTRUCTION OF: BEEHIVE HOMES 6330 XAZELTINE BLVD CXANXASSEN. MN 55331 SHEET A`L NUMBER 0 des eompany I o sTRter 5HEET INDEX AI - TIRE PAGE S'. FLPN 0 - FROP03ED MAIN LEVEL PLAY A3- PRDPOSED10Y2RLEV MI - ROOF PLAN AS - PROFOSED E —I ION9 —F—ED EIEVATONS I I I I I I I Ica -a I I I b I PROJECT TEAM j"•` en s� vcuz ,.�zr - _ — _ _ � ARCHITECT � _ _ �6 � � 'Z CAM'PLT: MIKE SMARRATT 5TRUCTURAL ENGINEER S xEEwN6 —_— — _— _— _— _— _ —_ —_ —_ _— _ —_ —_ —_ —__ _— —_�_ _ _� —_� mNr DnvEw 112 F/ST MPFLf STREET �20 RIONE ]159264930 - .28 x Ts arcs F6W _ }_ GENERAL CONTRACTOR . _.. GO ACT:�BROOK P a b �_ _ _ V.xux� e.N a.ev 3919 COON NW. EILVD 33 m H .MN ILNEN6 9 -------- — — _ — — - - - — — — -- -- - -- -_ — _ _ - ___ _ -- - - - - " ? - - - _ 6 CIV I NEER JAMES R. MILL INC. _ _ _ _ _ _ _ CONFALT: JOEL R "_ UP 2500 W. COUNTY ROAD 42, SUITE 120 BURNSVILIE, MN 5533] R10NE 9528906094 . 155UED FOR I - i N ~ o c' croxe.ma —� r _ a 155Uf � DArc W w E sa�W�adm °ss� �3a12 K 09612 w W SFDx.LaATDx9 F, I -12 I - — - — - '; �, _' I 63 RS.1 X2].12 Ab I I I I I B C bD E F O PROPOSED NEW CONSTRLK,TION OF: BEEHIVE PROPOSED LOWER HOMES LEVEL PLAN 1 /8" = 1 1_011 633o nA2ELnN 3LVD CMANMA35FN. MN 55331 SHEET A3 NUMBER cl;6A; • company smser ro®�.�ew�yy..� IsIOR. Mu. ss33I 5HEET INDEX AI -nnt ED MAN N£ U A2 - PROPOSED IEVFL PIFN A3 - PROPOSED UYARR LEVEL PUN A4 - ROOP PI AS - PROPOSED ONS p6 - PROPOSED EU— ELEVATIONS PROJECT TEAM ARCHITECT 00NTALT: MIKE SHAIWA 5TRUCTURAL ENGINEER AM STG U-. ENGINEEMW LOMALT: DAVE WAGNfR 12 EAST MA STREET RIVERE Y4 54022 PHONE 13 426 4830 GENERAL CONTRACTOR PARENT CUSTOM HOMES, TLC. CONTACT: BROOK PARENT S919000 WIDS BLVD NW. LOON RAHD3. MN 55433 E ]63 421 5559 CIVIL ENGINEER JAMES R. HILL INC. LOMACT: JOEL COOPER 2500 W. COUNTY MAD 42, SUITE 120 BURNSVILIE, MN 35337 PHONE 952 880 6044 155UED FOR ROOF PI1iN PROPOSED NEW CONSTRLLTON OF: BEEHIVE HOMES 6330 HA BLTINE BLVD CHANHA55E14, MN 55331 SHEET A4, NUMBER I I I I / I I �' _ cOVruwrourun el nG p I I I I i al ^,x � 10 D e l fo I I Q a �7 " //T l\ �10 al des company 5HEETINDEX AI - nnE PAGE slre PIAN A2 - PROPOSED MNN IEVEL PLAN A3 - PROPoStD TOWER LEVtL PVN M -ROOFP - ED A AS - PROPOSED I— T10N5 A6 PROFOSED ELEVATIONS PRECAS LEV PROJECT TEAM LOWER LEVEL T.O. ARCHITECT SLAB. l� COMACi: MIRt SIWRRATf .a V STRUCTURAL ENGINEER LcTURU EN6INEfwND COMACT: DAVE WPGNER 12 EAST MP27 LAVER FALL5. W1 3402 PHONt 715 426 4930 GENERAL CONTRACTOR BROOK PARENTCWTOM HOMES, LLL. 3919 OO RM IDS — BLV0 D NW. GOON CO RAPI LOON DS, MN 55433 I— I— ]63 421 5559 IVIL ENGINEER JAMLS IL HILL INC. COMACT: JOEL COOPER 2 D W. COUNTY ROAD 42, SUITE 120 BUR WLLE, MN 55337 PMONE 952 890 6044 155UED FOR 6 I I 1 I 1 M µ,ms 5 T I I 1 PROPOSE tsJ 2 1 I I I 2 D RRIGf1T i ..— vAU•�wx� N M U"W D.s � . � M ROOFBEARING 1a -1118' MAINLEVEL T.O.SU L n MIN LEVEL BEAPoNG � PRECAST I - -- LOWER IEVEL T.O. SLAB. -1a -a PROPOSED NEW CONSiRUCT10N OF: BEEHIVE HOMES 6330 —TINE BLVD CRAN1A55EN, MN 33331 SHEET A5 NUMBER 0 ROOF BEARING �1 C aMAINLEVEL _b T.OSUB. MAIN EL b BEARING L W GENERAL CONTRACTOR BROOK PARENTCWTOM HOMES, LLL. 3919 OO RM IDS — BLV0 D NW. GOON CO RAPI LOON DS, MN 55433 I— I— ]63 421 5559 IVIL ENGINEER JAMLS IL HILL INC. COMACT: JOEL COOPER 2 D W. COUNTY ROAD 42, SUITE 120 BUR WLLE, MN 55337 PMONE 952 890 6044 155UED FOR 6 I I 1 I 1 M µ,ms 5 T I I 1 PROPOSE tsJ 2 1 I I I 2 D RRIGf1T i ..— vAU•�wx� N M U"W D.s � . � M ROOFBEARING 1a -1118' MAINLEVEL T.O.SU L n MIN LEVEL BEAPoNG � PRECAST I - -- LOWER IEVEL T.O. SLAB. -1a -a PROPOSED NEW CONSiRUCT10N OF: BEEHIVE HOMES 6330 —TINE BLVD CRAN1A55EN, MN 33331 SHEET A5 NUMBER 0 ROOF BEARING �1 C aMAINLEVEL _b T.OSUB. MAIN EL b BEARING L -W E" ON . I:: �:::: .......... � ��r�� NMI cm 155UED FOR -ED --ON OF' BEEHIVE HOMES 6330 H-E BLVD SHEET qg NUMBER BEEHIVE HOME CHANHASSEN, MINNESOTA FINAL SITE PLAN EXHIBITS FOR ENCORE SENIOR HOME CARE 350 HIGHWAY 7, SUITE 233, EXCELSIOR, MN 55331 PHONE: (952) 426 -1371 FAX: (952) 405 -6671 INDEX ci F 3 E cc 3 7� R € S: s S g I I F G BUILDINGS "" m EXISTING ASPHALT SURFACE EXISTING CONCRETE SURFACE OROSSC.G I I EXISTING CONDITIONS EXISTING GRAVEL SURFACE T- EXISTNG TREES C3 —C4 EXISTNG SOIL BORING .__....._ . ....:............... . ... EXISTNG CURB ------= ,E \ ^'+------ I 6 EXISTNG CONTOUR EXISTNG WATERMAIN EXISTNG SANITARY SEVER » —> EXISTNG STORM SEVER EXISTNG OVERHEAD POWER UNE /POWER POLES C7 PROPOSED CONCRETE CURB PROPOSED CONCRETE SURFACE 800.0 FTE "I'_ FLOOR ELE 1. 1000 PROPOSED CONTOUR ° PROPOSED STORM SEWER FINAL UTILITY PLAN C9 �F I PROPOSED WATERMAIN PROPOSED SANITARY SEWER PAVING & DIMENSIONING PLAN PROPOSED S® & MOOT CATEGORY 3 EROSION CONTROL BLANKET LOT 9 i� h \� � � CCNSSTTFU ENNTRANCE CK w.ccu. w.w.c PROPOSED SILT FENCE i 1 PROPOSED SILT FENCE F` Y PROPOSED YRMCO INDEX ci F 3 E cc 3 7� R € S: s S g I TITLE SHEET C1 �— � `SJEN FO ^f ONE OROSSC.G I I EXISTING CONDITIONS C2 T- SITE INFORMATION I C3 —C4 \ EROSION &SEDIMENT CONTROL DETAILS C5 EROSION & SEDIMENT CONTROL PLAN CG FINAL GRADING & DRAINAGE PLAN C7 FINAL TREE PRESERVATION PLAN CB —A F- FINAL LANDSCAPE PLAN C8 —H w r FINAL UTILITY PLAN C9 PAVING & DIMENSIONING PLAN CIO LOT 9 i� h \� � � I DETAIL SHEET Cll i 1 O T \ LOT, o o PROXCT CONTACTS B NCB HMARK PRO T ENaNEER a.ucs - R. 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M CLASSIP ®S (F� OPMINI B, PLOOD TMSDE2PRMINATION EEMIS PROP T O LOCH MONSAID N'SURANCR MA P. y, ��• CON- JR— ERVALE—ST B TOPOPIRONPE EATSOUTHWESTCORNEROPSAIDOUTLOTB EE CONIFEROUS TREE LEVA gBI eBPEE1' O N 1 0V— GROSSARE -I,5g1SQUARERRETOR2.PXIAC— ASPHALT SURFACE S x•.? � ADDRESSOFMH PROPERTVIS2.1MOHWAY]CHANHA .S ..MNBSOTA 55931 e1D NUMRea =zs'roaaozB % 5 w 8 § z &555 - - -- - EXISTING CONTOURS — ee y ° $b g - AN — >>— —1 -1— STORM SEWER WATER MAIN " OVERHEAD POWER LINE TREE LINE I " N SITE I N I 5e Y WONT MAP Isomm O IRON SET IRON FOUND m FIBER OPTIC VAULT _p MAIL Box POST INDICATOR VALVE /J POWER POLE b LIGHT POLE I IN GAS METER ELECTRIC METER D FLARED END SECTION t— GUY ME M GAS VALVE SIGN m TELEPHONE PEDESTAL TELEVISION PEDESTAL O 0C I C CATCH BASIN HYDRANT N GATE VALVE P.PS . To FLARED END SECTION TOP OF CURB ti FLOW LINE ELEVATIONS Ixu y, u, INVERT ELEVATION DECIDUOUS TREE EE CONIFEROUS TREE FM ASPHALT SURFACE S x•.? CONCRETE SURFACE GRAVEL SURFACE - - -- - EXISTING CONTOURS — OVERHEAD POWER LINE I " N SITE I N I 5e Y WONT MAP Isomm O IRON SET IRON FOUND m FIBER OPTIC VAULT _p MAIL Box POST INDICATOR VALVE /J POWER POLE b LIGHT POLE I IN GAS METER ELECTRIC METER D FLARED END SECTION t— GUY ME M GAS VALVE SIGN m TELEPHONE PEDESTAL TELEVISION PEDESTAL O 0C MANHOLE BASIN MANHOLE C CATCH BASIN HYDRANT N GATE VALVE P.PS . To FLARED END SECTION TOP OF CURB ti FLOW LINE ELEVATIONS Ixu TOP OF CASTING O INVERT ELEVATION DECIDUOUS TREE EE CONIFEROUS TREE FM ASPHALT SURFACE S x•.? CONCRETE SURFACE GRAVEL SURFACE - - -- - EXISTING CONTOURS — OVERHEAD POWER LINE - SANITARY SEWER — >>— —1 -1— STORM SEWER WATER MAIN " OVERHEAD POWER LINE TREE LINE N SCARE IN HEFT D O 60 So 1 N°N " b leaf m 0 W z " 0< [ x ] =� 06 UffPQ wa a> U W W DRAWN BY CMR DATE 07/31/12 REVISIONS CAD FlLE 22881EXC PROJECT NO. 22881 C2 L LLT 2 i c y o STORM EVENT EXISTIN�RO ED 2 YEAR 0 96 ft _ _�OS� 0. 'f' 10 YEAR ff:::1 2. 2 If, 100 YEAR 1 7.80 _ 5 cfs o scut IN FEET 11) 100 1. M T 1 1$ Li LOT 9 LOT 8 O Al LOT 7 L LLT 2 i c y o STORMWATER RATE SUMMARY STORM EVENT EXISTIN�RO ED 2 YEAR 0 96 ft _ _�OS� 0. 'f' 10 YEAR ff:::1 2. 2 If, 100 YEAR 1 7.80 _ 5 cfs o scut IN FEET 11) 100 1. M T 1 1$ LDT 6 O " 0 STORMWATER RATE SUMMARY STORM EVENT EXISTIN�RO ED 2 YEAR 0 96 ft _ _�OS� 0. 'f' 10 YEAR ff:::1 2. 2 If, 100 YEAR 1 7.80 _ 5 cfs ci t2 Z GC E�g 01 PQ R6 fA ; DRAWN BY CMR DATE 07/31/12 REVISIONS CAD ME 2288151 PROJE NO. 22881 L C4 o scut IN FEET 11) 100 1. M ci t2 Z GC E�g 01 PQ R6 fA ; DRAWN BY CMR DATE 07/31/12 REVISIONS CAD ME 2288151 PROJE NO. 22881 L C4 3" TRFF PRnWr.MM FENCE CROSS SECTION P OMLE AM DITCH CHECK — Mnr)OT TYPE 3 U � I wil . . . . . . . . . . . PROJECT CONTACTS --T CTY —T: (M K INSTALLED PER MANUFACTURES HORIZONTAL SLOPE GRADING VmTg� <3 cc C> 0 0 oo C> xU 0 6 0. rA ol tttt. V2 0 P4 DRAWN BY X- CmR 1/12 /' 2. IONS REVISIO ION] (o) 0) A— =E (111) (0) I— IPCA (-0-1-1— (o) CAD FILE 22881ERC PROJECT 22881 L -V LIV - VI \I I VI VL- vl \V.:.: IV \J \ , I cS cN z R LLLL W 9 c cc z ; a w o` - xw� ad xQ� w � gar R1 Al U b O W e rn O a W � I r DRAHT! BY CMR DATE 0]/31/12 / RENSIONS 1 - ..- -- - / GOPHER STATE ONE CALL �� IN PP & f¢ 6a 90 D ON O AN 651�{45h00220� 0 TOLL FLEE I 252 -1186 CAD FILE ON -800- t nrn - b feet _ 22831E PROJECT NO. PROJECT 22881 C6 _ w£ x n uemo ovum -,Qy• \\.�9 I I ma �eao-s32 5 5a)x R i -am [ 6 ^d m .\.\ • \\ r r r \. Ho lt -)/ —N In Exay.n - .� \\\lll roLL BE ? m mACim SHAE L .SHPT emq,ImD AND L V L D£vAM"s V \ V V L_ v l �.. V \ J m mxs unuuv°m .. ,la Rssxcn s —,r coMPAxes I uE caxsmuc,lm As cAUm rm VIM cwm.m or=l` sx.0 as vmraRUeo " AcconoANCE xvm .0 osxA neau Rwwrs \ • \ C T 2 s Au mr Avo uswwT oemvacxs .wE weiem ro rwu rut - £ uE OA a«ma Me.mnes cwm rm m rase PLws ANO v.. E. m e . " n 'gip xa mue,eo w� e��mxaTAnm . S,ORM W& ,. DDMMw FDA x MA .mu sm.w ewe IN �, PANMnea mDDe ro n v i I INLET 1, m "xD m RA m M eRD m AxD MMxT ".LL wDa M - I I em KK MEA s Ax a w w, m xuxa AxD ",e AMID MwT Ax, m nmAL E Ro a Res NE _ x maw m rRDTER AaA�,T PmrmTT _ M, a — m.. -- FAaunes a�AU De MAxn"xm D. ra .... cRAOI1D ccxmAmm Dm xD mAMND mwA,lms All ,EMPmu r ...... _._ . 'si , AN — TO F z� ll OR AMK 'T AO MA All l m.r —.. ro A M.— m ssx m s,.MO.m xROC,m owarr f \ jv r V. Il - i PROPOSED CONCRETE EDGE (\ PROPOSED ASPHALT EDGE ° ,Baum F.R,xwam<, PROPOSED GRADE BREAK PROPOSED GROUND SHOT.... cwcoY°c:ia� uro D .ar5 5 � W \ FIFE 999 . np$ ax 1D�B¢Mi BE W0 lNEPE 1� PADS 0 OF m 3 J f I' AT C , BENCHMARK TOP OF IRON PIPE AT -MST CORNER OF SAID CUROT B. / msA wo olsc Axwa+m El <, ELEV. 1007,80 FEET ... ,, I �m x"v" Aly auu e -semen ac R AT THE \, I� R vro xD�DED., m „gym 06 \ Ip; e, �r PIXO,+om imoa+Amry ,wD Cr M'Anms m 1E vuxs Ma "c w m ADCMT mnnne mE . oemm m Acm ” m me Ea - Dxroms "" m l"' xwl Is Eau To : avc xAV mE wN,aR c Ix,mvAL POT SHOT LEGEND '. ............ `t '. \ jv r V. Il - i PROPOSED CONCRETE EDGE (\ PROPOSED ASPHALT EDGE PROPOSED GRADE BREAK PROPOSED GROUND SHOT.... / -�� \ d ® PROPOSED HIGH OR LOW POINT PROPOSED RIM D.EVATON BENCHMARK TOP OF IRON PIPE AT -MST CORNER OF SAID CUROT B. / ••_'. o x A 0n ELEV. 1007,80 FEET ... ,, _... d cs cc I IBM. c� T -N Ir i jl d / o x A 0n I� PIP W Ub r z r r DRAWN BY CMR i N DATE OATH / 07 /31/ 12 REVISIONS / GOPHER STATE ONE CALL CALL 48 HOURS BEFORE YOU DIGI SCAR IN FEET THN CITY AREA 651- 454 -0022 0 OO m 90 MN. T011 FREE 1 -800- 252 -1166 1 Ines = JO feet CAD FILE 22881G PROJECT NO. \ / 2 ' 2881 C 7 \ _ .: L_ LIV - VI \ I V IVL_ vI ROSS \V--H V \J \, I \ �\ � ACT \ ' I i ' 1! I I II 7 II G s i / II / _� ...... 1 ... TAG NO.1 TREE TYPE I ELEV. SIZE BEEHIVEHOME TPEE INVENTOPY _� ...... 1 ... TAG NO.1 TREE TYPE I ELEV. SIZE SIZE I SIZE I TOTAL SAVE IREMOVEI 1410 1 SOXELDER 1 994.30 11 15 19 1 45 X 1411 1 BOXELDER 1 993.91 10 10 % 1412 1 ELM 993.71 11 11 % 1413 1 BOXELDER 993.60 IV 17 1 27 X 1414 BOXELDER 99247 13 1 2 X 1415 BOXELDER 994.77 11 11 X 1416 ASH 993.59 13 13 X 1417 BOXELDER 993.99 11 11 X 1418 ELM DYING 993.92 14 14 X 1419 BOXELDER 995.83 12 12 X 1420 ELM 990.48 17 17 X 1421 BOXELDER 994.00 13 13 X 14 22 ASH 99&35 8 12 20 X 1423 ELM 997.97 16 16 % 1424 ASH 998.75 24 24 % 1425 SOXELDER 1003.25 12 12 X 1426 MAPLE 999.46 27 27 X 1427 MAPLE 1001.32 20 27 47 X 1428 BOXELDER 100 &18 26 26 X 1431 ASH 1007.02 10 10 X 1432 SOXELDER 1004.33 15 15 X 1433 ASH 1006.59 13 13 X 1434 ASH 1006.39 10 10 X 1435 SOXELDER 1007.45 11 11 X 1436 ASH 1005.73 17 17 X 43 17 BOXELDER 1005.17 10 10 X 1438 BOXELDER 1010.37 30 30 X 1439 BOXELDER 1010.24 20 20 X 1440 ELM 1011.68 20 20 X 1441 BOXELDER 101211 18 18 X 1442 BOXELDER 1010.08 14 14 X 1443 DER 100 &25 16 16 X 1444 DER 1009.]1 11 11 X 1445 DER 1007.09 11 11 X 1446 DER 100 &21 12 12 X 1447 100&46 10 10 X 1448 DER RBE 1008.]8 19 19 X 1449 WOOD 999.08 20 25 65 X 1450 OOD 999.08 17 21 38 X 1451 DER 997.95 9 11 20 X 1453 H 99 &07 10 10 X 1455 LE 993.12 16 16 X 1456 993.21 10 10 X 1457 BOXELDER 987.85 10 10 X 1458 ASH 999.13 9 10 19 X 1459 COTTONWOOD 990.16 21 21 X 1460 COTTONWOOD 98&43 14 14 X 1461 MAPLE 987.18 10 10 X 1462 BOXELDER 987.52 13 13 X 1463 ASH 987.53 12 12 X 1464 COTTONWOOD 978.40 18 18 X 1466 APPLE 1000.17 10 11 21 X 1467 SPRUCE 1004120 23 23 X 1468 OAK 1013 % 50 50 X ...... .... TOTAL TOTAL TOTAL PFJ10ENfAGE CALIPFA INCHES CALIPER INCHES CALIPER INCHES OF TNEES SAVED REMOVED_ SAVED ... 986 5 313 i .; 8]3 31.Th� .. .... ........ {{ t ... ......... .... fiEGE�P / O�1 EXISTING TREE SAVED & EXISTING TREE REMOVED N N£ IN EEi 0 JO 80 90 i loco = b (eet c� C ca b S E Cul n a �y Z � Fia� H� x� ad :W 0 5 Wn W Q3 ad W z W DRAWN BY CMR DATE 07/31/12 REVISIONS CAD FILE 22881 TP PROJECT NO. 22881 C8 -A v C y o W .. s w` .o Z � n c5 w a �<w a x L) otl ALL 02 5 w� a; w o9 x w; W M - I '•�: S f ..F9 ' Fo f _ _ ... _ ..__.... ' DRA CJK BY CJK DATE REVISIONS CAD FILE 22881LP PROJECT NO. 22881 C p ° — B fi Sn0 Te b�srvao: t Gw � F . Pwa16 �� .: � ' � 1.. 8u1,CKH alt Sp'LyLC i — � ��Sv. • • 2 L rv�l�6H'C Hv�aR+�aGU + # la ��ryry IL 64 Q v i s ee�E ",O � EF IP �2i �Yf^t �Y 2 1 5 � 4 T. W✓}tY.ert5 as V PM.n�t.1 t. wm�n[�m>�nrtnm��inu�'a:uL wa��i � Is A , a z [cuv w�:L LOT •r n< iwnm a �� _ rnar.w � nec .. r C> T �I I LOT 7 T .; L_V �I \1 VIVL_ vl T 2 I \'� \ �• r u -89.11 STORM SEWER STRUCTURE SCHEDULE STRUCTURE NO. BLD. INSIDE DIM. NEENAH CASTING STMH 500 15.30' 60" DIA., R -1642 STMH 501 8.30' 60" DIA. R -1642 STMH 502 8.00' 60" DIA. R -1642 STMH 503 8.26 60" DIA. R -1642 CBMH 504 6.10' 72" DIA. R -4342 `.. N $CRX IN FEET 0 30 60 90 1 i- - 30 feat C) C �^ o z 9 o Z 3 �S r�T 5 s g .v ay 0 p. x= otl Wad ar L) w� [ DRAWN BY CMR DATE 07/31/12 REVISIONS CAD FILE 22881U PROJECT NO. 22881 C9 ci 5� n `V V I\ I I V I V l_ C ROSS � q LO T ` L v li W N ^vl, w v m 1 \ \ ea CU LOT „ I LJ \ F I \ r • \ \ry ' 1 ai \ L1 LJ to LO <z PA T I - �„ �,� \ �/ z z / �1� +7. U' Wa T s LOT 7 1 I I O� \� o, /I z / IMP RVIOUS S RFA OV R SUMMARY DRAWN BY i / TOTAL SITE AREA: 2.10 ACRES O y TOTAL BUILD NG AREA 0.36 ACRES CMR O 4 yii II TOTAL PARKING AREA 0.25 ACRES N DATE PERCENT IMPERVIOUS. 29.1 07/31/12 COVER ON SITE / NOTES REVISIONS 1, ALL UNLESS RWM NOTED. ARE TO THE RACK OF CURB 2 ALL PARKING STALLS AGAINST CURB ARE 190' X 9'. 3. 1112 CONCRETE CURB 4 GUTTER (TYP.) SCALE IN FEET 0 JO 6O 90 er CAD aG le 22181PAV PAV PROJECT NO. 22881 C10 M 1; L MA { ft ry — 1 i r M MEW 1- T17 me mff oweew me mo' 7" 7' DRAWN BY CMR 47 DA 0 7/31/12 RE IL F Age CAD L 0. 22881D ... � E.T PROJECT NO. 22881 011 (S -SR 1L aff 4 cc M 1; L MA { ft ry — 1 i r M MEW 1- T17 me mff oweew me mo' 7" 7' DRAWN BY CMR 47 DA 0 7/31/12 RE IL F Age CAD L 0. 22881D ... � E.T PROJECT NO. 22881 011 fob: BEEHIVE- CHANHASSEN, MN Type: A Notes: 25' TALL, STRAIGHT SQUARE COMPOSITE POLE, 3' TALL CONCRETE BASE Emco Avalume Page I of 3 Horizontal and Vertical Lamp The Avalume is a rectilinear area luminaire defined by its sleek rounded profile and rugged construction. The housing is one - piece, die cast aluminum and mounts directly to a pole or wall without need of a separate support arm.The optical systems provide IESTypes III, IV and V distributions. Vertical lamp luminaires feature vertical lamp position for minimized direct downlight and maximum performance The door frame is single -piece die cast aluminum and retains an optically clear tempered flat glass lens. The luminaire is completely sealed and gasketed preventing intrusion from moisture, dust and insects. Avalume luminaires are finished with a fade and abrasion resistant TGIC powdercoat. Flat glass lens luminaires provide full cutoff performance. HORIZONTAL LAMP (AVA) PREFIX MOUNTING DISTRIBUTION WATTAGE VOLTAGE FINISH OPTIONS AVA 1 3 250PSMH Enter the order code into the appropriate box above. Note: Philips Gardco reserves the right to refuse a configuration. Not all combinations and configurations are valid. Refer to notes below for exclusions and limitations. For questions or concerns, please consult the factory. PREFIX MOUNTING DISTRIBUTION AVA Avalume Horizontal Lamp Luminaire I Single Pole Mount Horizontal Lamp Luminaires (AVA) Only AVV Avalume Vertical Lamp Luminaire 2 Twin Pole Mount at 180 3 IESType III 2 @90 Twin Pole Mount at 90° F IESType IV Forward Throw 3 3 -way Pole Mount at 90° 5 Type V 3 @120° 3 -way Pole Mount at 120° * 175MH, 250MH and 40OMH not available for sale in the United States. 4 4 -way Pole Mount MTS Medium Throw with Solite " Lens (Fluorescent only) W Wall Mount Type 3 reflectors ship as Type F. Removal of an insert converts the reflector to Type 3. WS Wall Mount with Surface Conduit Vertical Lamp Luminaires (AVV) Only 3V IESType III FV IESType IV Forward Throw 5V IESTypeV Type 3V reflectors ship as Type FV. Removal ofan insert converts the reflector to Type 3V. Type 3V/FV optics are rotatable in 90° increments. WATTAGE VOLTAGE 1611 Clovis Barker Road, San Marcos,TX 78666 (800) 227 -0758 (512) 753 -1000 FAX-(512)753-7855 sitelighting.com © 2012 Koninklijke Philips Electronics N.V. All Rights Reserved. Philips Gardco reserves the right to change materials or modify the design of its product without notification as part of the company's continuing product improvement program. 79115- 43/0112 120 UN IV (AVA only, Fluorescent only.) 208 Accepts 120V through 277V, 50hz to 240 60hz input 277 347 480 1. Requires mogul base lamps. 2. Fluorescent luminaires feature electronic ballasts that accept 120V through 277V, 50hz to 60hz input Specify "UNIV" voltage for 120V through 277V. 3. Fluorescent available in AVA luminaires only NITS optics only. 4. Fluorescent luminaires not available in 347V or 480V. PHILIPS (3F GARDCO I00MH' 250PSMH © 350PSMH' (E) Pulse Start MH I s0MH' 250PS90 (E ) 400PSMH' (E Magnetic Ballast 175PSMH OE 320PSMHI 0 Standard MH 175MH 250MH 400MH'' Magnetic Ballast High Pressure Sodium I50HPS 250HPS 400HPS Magnetic Ballast Compact Fluorescent (3)42TRF''^ * 175MH, 250MH and 40OMH not available for sale in the United States. ** 250 watt Pulse Start Metal Halide with a 90% efficient magnetic ballast Complies with California Title 20 effective I / 1 /2010. Available in 120, 208, 240 or 277V only. O E Wattages marked with Circle "E" meet federal energy efficiency standards applicable to 150 watt through 500 watt metal halide luminaires only. 1611 Clovis Barker Road, San Marcos,TX 78666 (800) 227 -0758 (512) 753 -1000 FAX-(512)753-7855 sitelighting.com © 2012 Koninklijke Philips Electronics N.V. All Rights Reserved. Philips Gardco reserves the right to change materials or modify the design of its product without notification as part of the company's continuing product improvement program. 79115- 43/0112 120 UN IV (AVA only, Fluorescent only.) 208 Accepts 120V through 277V, 50hz to 240 60hz input 277 347 480 1. Requires mogul base lamps. 2. Fluorescent luminaires feature electronic ballasts that accept 120V through 277V, 50hz to 60hz input Specify "UNIV" voltage for 120V through 277V. 3. Fluorescent available in AVA luminaires only NITS optics only. 4. Fluorescent luminaires not available in 347V or 480V. PHILIPS (3F GARDCO Emco Avalume Page 2 of 3 FINISH BRP Bronze Paint BLP Black Paint NP Natural Aluminum Paint WP WhitePaint OC Optional Color Paint with Photocontrol Specify Optional Color or RAL ex. OC-LGP or OC- RAL7024. SC Special Paint Photocontrol Receptacle Specify. Must supply color chip. OPTIONS' Horizontal and Vertical Lamp HS` External House Side Shield 5. Luminaires shipped complete from stock require LF' In- Pole /In -Line Fusing field installation of all options. PC Photocontrol Receptacle 6. Supplied standard in black only. with Photocontrol 7. Kit includes In -Line Fuses. 8. Not available with PCR Photocontrol Receptacle 9. Requires 2 318" O.D. D. Mast Arm. MF 9 Mast Arm Fitter 10. See QS /Q924Table. PTF2 Pole Top Fitter 2.375" X 4" 11.250 watt maximum. fNoteYO): QS'IQ924Table HID LampWatts Maximum • 175 watts or less 100 Watts Above 175 watts u to 400 watts I 150 Watts QS, QST, Q924 and QT924 options not available with 480V. POLY" External Polycarbonate Shield TB Terminal Block PTF3 Pole Top Fitter 3 - 3.5 X 6 PTF4 PoleTop Fitter 3.5" - 4" X 6" QS Quartz Standby QST Quartz Standby -Timed Delay Q924 Quartz Emergency QT924 Quartz Emergency -Timed Delay WG W'i re Guard DIMENSIONS AND EPA AVALUME HORIZONTAL (AM 5.38" 13.70 cm 6.83" 17.40 cm 16.50" 41.90 cm AVALUME VERTICAL (AVVI I 5.12" 13.01 cm I Avalume Effective Projected Area (EPA) Approximate Horizontal Weight / Single (AVA) Single Twin 3/4'` 1.1 le 2.2 ft' 2.7 ft' Flat Lens .10 m' .20 m' .25 m 35 Ibs With 1.2 fe 2.2 fe 3.2 ft' 15.9 kg External House Side .11 m .20 m .30 m Shield 1611 Clovis Barker Road, San Marcos,TX 78666 (800) 227 -0758 (512) 753 -1000 FAX-(512)753-7855 sitelighting.com © 2012 Koninklijke Philips Electronics N.V. All Rights Reserved. Philips Gardco reserves the right to change materials or modify the design of its product without notification as part of the company's continuing product improvement program. 79115- 43/0112 10.50" 26.67 cm 16.00" 40.60 cm Avalume Effective Projected Area (EPA) Approximate' Vertical Weight / Single (ABM Single Twin 3/4 1.3 fe 2.6 ft' 3.23 ft' Flat Lens .13 m' .25 m' .31 m' 46 Ibs With 1.54 fe 2.82 fe 4.36 ft' External 20.9 kg House Side .15 m .27 m .41 m Shield PHILIPS ()p GARDCO 16.25" 41.28 cm L 6.60" 16.50" 16.77 cm 41.91 cm DIMENSIONS AND EPA AVALUME HORIZONTAL (AM 5.38" 13.70 cm 6.83" 17.40 cm 16.50" 41.90 cm AVALUME VERTICAL (AVVI I 5.12" 13.01 cm I Avalume Effective Projected Area (EPA) Approximate Horizontal Weight / Single (AVA) Single Twin 3/4'` 1.1 le 2.2 ft' 2.7 ft' Flat Lens .10 m' .20 m' .25 m 35 Ibs With 1.2 fe 2.2 fe 3.2 ft' 15.9 kg External House Side .11 m .20 m .30 m Shield 1611 Clovis Barker Road, San Marcos,TX 78666 (800) 227 -0758 (512) 753 -1000 FAX-(512)753-7855 sitelighting.com © 2012 Koninklijke Philips Electronics N.V. All Rights Reserved. Philips Gardco reserves the right to change materials or modify the design of its product without notification as part of the company's continuing product improvement program. 79115- 43/0112 10.50" 26.67 cm 16.00" 40.60 cm Avalume Effective Projected Area (EPA) Approximate' Vertical Weight / Single (ABM Single Twin 3/4 1.3 fe 2.6 ft' 3.23 ft' Flat Lens .13 m' .25 m' .31 m' 46 Ibs With 1.54 fe 2.82 fe 4.36 ft' External 20.9 kg House Side .15 m .27 m .41 m Shield PHILIPS ()p GARDCO 16.25" 41.28 cm L 6.60" 16.50" 16.77 cm 41.91 cm 1611 Clovis Barker Road, San Marcos,TX 78666 (800) 227 -0758 (512) 753 -1000 FAX-(512)753-7855 sitelighting.com © 2012 Koninklijke Philips Electronics N.V. All Rights Reserved. Philips Gardco reserves the right to change materials or modify the design of its product without notification as part of the company's continuing product improvement program. 79115- 43/0112 10.50" 26.67 cm 16.00" 40.60 cm Avalume Effective Projected Area (EPA) Approximate' Vertical Weight / Single (ABM Single Twin 3/4 1.3 fe 2.6 ft' 3.23 ft' Flat Lens .13 m' .25 m' .31 m' 46 Ibs With 1.54 fe 2.82 fe 4.36 ft' External 20.9 kg House Side .15 m .27 m .41 m Shield PHILIPS ()p GARDCO 16.25" 41.28 cm L 6.60" 16.50" 16.77 cm 41.91 cm PHILIPS ()p GARDCO 16.25" 41.28 cm L 6.60" 16.50" 16.77 cm 41.91 cm Emco Avalume Page 3 of 3 Horizontal and Vertical Lamp SPECIFICATIONS GENERAL SPECIFICATIONS: Each Avalume luminaire is a rectilinear ELECTRICAL: All electrical components are UL recognized and factory area luminaire defined by its sleek rounded profile and rugged construction. tested. Electronic and magnetic HID ballasts are high power factor. Magnetic HID ballasts are the separate component type. Electronic and magnetic HID o HOUSING: The housing is one -piece diecast aluminum, and mounts directly to a pole or wall without the need of a separate support arm. The low profile rounded form reduces the Avalume Horizontal Lamp E.P.A. (Effective Projected Area) of the luminaire to only I.1 square feet (0.10 square meters), and the AvalumeVertical Lamp EPA to only 1.3 square feet (0.13 square meters) ballasts are capable of providing reliable lamp starting down to -20 F / -29 C. Standard fluorescent ballasts are solid state. DOOR/LENS ASSEMBLY: The door frame is single -piece diecast aluminum and retains an optically clear tempered flat glass lens. The diecast aluminum lens frame hinges down from the housing and is secured by a stainless steel lanyard and hinge pin. The tempered flat glass lens is mechanically secured with four (4) retainers. The electrical and optical chambers are thoroughly sealed with an extruded one -piece memory retentive extruded silicone gasket to prevent intrusion from moisture, dust, insects and other contaminants. OPTICAL SYSTEMS: Avalume Horizontal Lamp luminaires feature segmented reflector systems consisting of two tiers of highly specular aluminum facets, precisely aligned to achieve specific photometric distributions. Optical systems are of the fixed position type with the lampholder positioned on the arm -side of the luminaire. FINISH: Each standard color luminaire receives a fade and abrasion resistant electrostatically applied thermally cured triglycidal isocynurate (TGIC) textured polyester powdercoat finish. Standard colors include Bronze (BRP), Black (BLP), White (WP), Natural Aluminum (NP). Consult factory for specifications on custom colors. LABELS: All luminaires bear U.L. or C.U.L. (where applicable) Wet Location labels. WARRANTY: Emco luminaires feature a I year limited warranty. See Warranty Information on www.sitelighting.com for complete details and exclusions. Avalume Horizontal Lamp fluorescent luminaires use a Medium Throw reflector with a Solite® glass lens (MTS). AvalumeVertical Lamp luminaires feature spun specularAlzak® and segmented reflector system consisting of highly specular aluminum facets, precisely aligned to achieve specific photometric distributions. The Type 3V /FV optical system is rotatable in 90 increments. The position- oriented mogul base lampholder in all luminaires is glazed porcelain with a nickel plated screw shell. FULL CUTOFF PERFORMANCE: Full cutoff performance means a luminaire distribution where zero candela intensity occurs at an angle at or above 90° above nadir . Additionally, the candela per 1000 lamp lumens does not numerically exceed 100 (10 percent) at a vertical angle of 80° above nadir.This applies to all lateral angles around the luminaire. CUTOFF PERFORMANCE: Cutoff performance means a luminaire distribution where the candela per 1000 lamp lumens does not numerically exceed 25 (2.5 percent) at an angle at or above 90° above nadir, and 100 (10 percent) at a vertical angle of 80° above nadir.This applies to all lateral angles around the luminaire. 1611 Clovis Barker Road, San Marcos,TX 78666 (800) 227 -0758 (512) 753 -1000 FAX-(512)753-7855 sitelighting.com © 2012 Koninklijke Philips Electronics N.V. All Rights Reserved. Philips Gardco reserves the right to change materials or modify the design of its product without notification as part of the company's continuing product improvement program. 79115- 43/0112 PHILIPS ()p GARDCO d TPZZ 'ON L33rO8d 1N0n l9ezZ 3iu avo SNOISIA38 zl /SO /60 3LVO aIY'J Ae wvua ro 6 �sz o 28 m w 0 �' =x �� ro N a of o o 3N NI 31 DS N 1 l I I It /I 1, Ol p � i I \ p.___ I alviJJVn.i _ Ivv ..�n_� Iv_ �� — CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on September 20, 2012, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing for Bee Hive Homes - Planning Case 2012 -15 to the persons named on attached Exhibit "A ", by enclosing a copy of said notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. Subscribed and sworn to before me this O?(- day of C' 2)_ me - r , 2012. Notary Public nnnnnnni. KIM T. MEUWISSEN � yL ••. 's Notary Public- Minnesota My Commission Expires Jan 31, 2015 Notice of Public Hearing Chanhassen Planning Commission Meeting Date & Time: Tuesday, October 2, 2012 at 7:00 p.m. This hearing may not start until later in the evening, depending on the order of the agenda. Location: City Hall Council Chambers, 7700 Market Blvd. Request to rezone property from Single Family Residential (RSF) to Mixed Medium Density Residential (R -8); Preliminary Proposal: Plat to replat 2.16 acres into one lot; and Site Plan Review with variances for the construction of a Senior Care Facilit Applicant: Tyler & Kathryn Stevens Property 6330 Hazeltine Boulevard Location: A location map is on the reverse side of this notice. The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps: What Happens 1. Staff will give an overview of the proposed project. at the Meeting: 2. The applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses the project. If you want to see the plans before the meeting, please visit the City's projects web page at: www.ci.chanhassen.mn.us /2012 -15 If you wish to talk to someone about this project, please contact Sharmeen AI -Jaff by email at saljaffCa)-ci.chanhassen.mn.us or by phone at 952 - Questions & 227-1134. If you choose to submit written comments, it is Comments: helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item will be available online on the project web site listed above the Thursday prior to the Planning Commission meeting. City Review Procedure: • Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the application in writing. Any interested party is invited to attend the meeting. • Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commercial /industrial. • Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. • A neighborhood spokesperson /representative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). • Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have something to be included in the report, please contact the Planning Staff person named on the notification. Notice of Public Hearing Chanhassen Planning Commission Meeting Date & Time: Tuesday, October 2, 2012 at 7:00 p.m. This hearing may not start until later in the evening, depending on the order of the agenda. Location: City Hall Council Chambers, 7700 Market Blvd. Request to rezone property from Single Family Residential (RSF) to Mixed Medium Density Residential (R -8); Preliminary Proposal: Plat to replat 2.16 acres into one lot; and Site Plan Review with variances for the construction of a Senior Care Facili Applicant' Tyler & Kathryn Stevens Property 6330 Hazeltine Boulevard Location: A location map is on the reverse side of this notice. The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps: What Happens 1. Staff will give an overview of the proposed project. at the Meeting: 2. The applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses the project. If you want to see the plans before the meeting, please visit the City's projects web page at: www.ci.chanhassen.mn.us /2012 -15 If you wish to talk to someone about this project, please contact Sharmeen AI -Jaff by email at saljaffaC).ci.chanhassen.mn.us or by phone at 952 - Questions & 227-1134. If you choose to submit written comments, it is Comments: helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item will be available online on the project web site listed above the Thursday prior to the Planning Commission meeting. City Review Procedure: • Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the application in writing. Any interested party is invited to attend the meeting. • Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commercial /industrial. • Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. • A neighborhood spokesperson /representative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). • Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have something to be included in the report, please contact the Planning Staff person named on the notification. BENJAMIN H & HIDEKO GOWEN BEULAH S BAER BRIAN D & KRISTINE V MCMENAMIN 6440 HAZELTINE BLVD 7605 BITTERSWEET DR 6393 MELODY LN EXCELSIOR MN 55331 -8049 EDEN PRAIRIE MN 55344 -5716 EXCELSIOR MN 55331 -6405 CARVER COUNTY 602 4TH ST E CHASKA MN 55318 -2102 DAMON M JOHNSON 6366 MELODY LN EXCELSIOR MN 55331 -6402 DANIEL REICH 6378 MELODY LN EXCELSIOR MN 55331 -6402 DAVID L & MARY JO WILLADSEN 2325 MELODY HILL RD EXCELSIOR MN 55331 -8894 GARY G & JANET REED 2461 64TH ST W EXCELSIOR MN 55331 -8809 IND SCHOOL DIST 276 5621 COUNTY ROAD 101 MINNETONKA MN 55345 -4214 LESLIE A POLTRACK 164 DOUD DR LOS ALTOS CA 94022 -2369 MICHAEL D & KARA S TILDEN 6390 MELODY LN EXCELSIOR MN 55331 -6402 MYKE L & LYNN S MILLER 6405 MELODY LN EXCELSIOR MN 55331 -6404 REALTY INCOME PROPERTIES 3 LL 600 LA TERRAZA BLVD ESCONDIDO CA 92025 -3873 DONALD H & ANNETTE K DUEFFERT 2451 64TH ST W EXCELSIOR MN 55331 -8809 GARY SCOTT REED 2471 64TH ST W EXCELSIOR MN 55331 -8809 JEFFREY A & CHRISTINA M WUNROW 6361 MELODY LN EXCELSIOR MN 55331 -6405 MARK S & LORENA M FLANNERY 2350 MELODY HILL RD EXCELSIOR MN 55331 -8893 MICHELLE M CURTIS 2446 64TH ST W EXCELSIOR MN 55331 -8808 NANCY JO PERKINS- BROOKS 2448 64TH ST W EXCELSIOR MN 55331 -8808 RICHARD D BLISS 6400 MELODY LN EXCELSIOR MN 55331 -6403 GARY A & MARIE C BRIDGE 2449 64TH ST W EXCELSIOR MN 55331 -8809 HEATHER SAMDAHL 6421 ORIOLE AVE EXCELSIOR MN 44331 -7809 KIM KAMRATH 6441 ORIOLE AVE EXCELSIOR MN 55331 -7809 MICHAEL C TOBIN 6377 MELODY LN EXCELSIOR MN 55331 -6405 MICHELLE NADINE NELSON 2445 64TH ST W EXCELSIOR MN 55331 -8809 PAUL J & JUDITH A POITEVENT 2300 MELODY HILL RD EXCELSIOR MN 55331 -8893 RICHARD G SCHMIDT 5136 WILLOW LN MINNETONKA MN 55345 -4039 ROR INC RUSSELL J & LYNN F PAULY SEV41 LLC 2461 64TH ST W 2447 64TH ST W 601 MARQUETTE AVE STE 100 EXCELSIOR MN 55331 -8809 EXCELSIOR MN 55331 -8809 MINNEAPOLIS MN 55402 -1707 STEPHEN M & KATHRYN M MACH 6451 ORIOLE AVE EXCELSIOR MN 55331 -7809 TYLER & KATHYRN STEVENS 6505 FOX HOLLOW COURT CHANHASSEN MN 55317 TARA BROWNELL ABBOTT WAYNE PETERSON 6461 ORIOLE AVE 2444 64TH ST W CHANHASSEN MN 55317 -7809 EXCELSIOR MN 55331 -8808 Attn: Sharmeen AlAaff- Sr. Planner 10/10/2012 Jeff and Mitzi Vanthournout 6900 Lake Harrison Cir. Chanhassen, MN 55317 Planning Commission, I am writing on behalf of the proposed development on highway 41 and 7. 1 heard about Bee Hives Homes through a friend of mine and I think it would be a great addition to the community. My mother . currently lives in an assisted living home in Chicago and we want to move her back to Chanhassen where we live but there is nothing around here that is small and non - facility like. Having a "smaller" assisted living community in the area would be a great asset to Chanhassen and allow residents and resident families an option that is more intimate and less institutional. We are unable to attend the Planning Commission meeting on 10/16/12 but please accept this as my acceptance for the project and feel free to call me with any questions. Sincerely, Jeff and Mitzi Vanthournout (612) 803 -2307 6900 Lake Harrison Cir. Chanhassen, MN 55317 4 AI -Jaff, Sharmeen From: Susan Peterson [SPeterson @wayzpartners.com] Sent: Wednesday, October 10, 2012 9:49 AM To: AI -Jaff, Sharmeen Subject: Bee Hive Homes In reviewing the opportunity that Bee Hive Homes would give to the community, I believe it would be a beneficial enhancement for Chanhassen. I note especially the size being more family friendly as opposed to the large overwhelming institutions that are being built all around. Bee Hive Homes would be a benefit to the community and it has a great accessible location. Susan D. Peterson Wayzata Investment Partners LLC 701 East Lake St., Suite 300 Wayzata, MN 55391 T:952- 345 -0716 F: 952 - 345 -8901 email: speterson(a wayzpartners.com Chanhassen Planning Commission — October 16, 2012 Page 3 PUBLIC HEARING: BEE HIVE HOMES: REOUEST TO REZONE PROPERTY FROM SINGLE FAMILY RESIDENTIAL DISTRICT (RSF) TO MIXED MEDIUM DENSITY RESIDENTIAL DISTRICT (R -8); PRELIMINARY PLAT TO REPLAT 2.16 ACRES INTO ONE LOT, AND SITE PLAN REVIEW WITH VARIANCES FOR THE CONSTRUCTION OF A SENIOR CARE FACILITY ON PROPERTY LOCATED WEST OF HIGHWAY 41 AT 6330 HAZELTIN BOULEVARD. APPLICANT: TYLER & KATHRYN STEVENS. OWNER: ROR, INC, PLANNING CASE 2012- 15. Al -Jaff Thank you Chairman, members of the Planning Commission. The site is located west of Highway 41, south of Crossroads, Crossroads, 7 and 41 Crossings. I'm sorry. Strip mall. There is a residential development to the west of the subject site as well as a single family, larger lot immediately south of the subject site. The site has an area of 2.16 acres. Currently there are 2 existing structures on the site that are proposed to be demolished. There is a 50 inch oak tree along the east side of the site that is proposed to be saved. There's an open ditch that runs through this site and the drainage will be re- routed on this property, and we will go through that in more detail later in the presentation. The subject site is under the 2030 Land Use Plan the subject site is guided for medium density or office. Historically this site has had some commercial types of uses on it. Currently there are 2 structures. One of them is used as a residence. The property to the north of the subject site is commercial. Neighborhood commercial. It contains a strip mall as well as a Walgreen's and a gas station. The property to the south contains a single family home, however it is guided for medium density. Staff examined this site in depth and as part of the approval of the 2030 Land Use Plan it was recommended that the site be guided to medium density or office. With this type of use staff is recommending that the site be rezoned from single family residential district to mixed medium density residential district which is consistent with the land use plan. One of the requests that are before the Planning Commission today and as part of this overall development is a site plan approval. The building will be located west of Highway 41. There will be some drainage, as mentioned earlier that will be re- routed on the site. A drainage pond will be located along the north portion of the property and parking will be located along, some of the parking will be located along the east portion of the property. The materials on the exterior of the building are of high quality. Here is the sample of the materials. The accent material is stone. The city code requires a minimum of 20% of the fagade of the building be an accent material. In this case the applicant is proposing 36% of the fagade be of stone material which exceeds the minimum requirements of the ordinance. The remainder of the elevation will be of a siding that is shown right here. The roof of the building, which will be shingles, has been staggered. It gives relief to the building. Overall the design of the building is proposed to be of high quality and exceeds the minimum requirements of the ordinance such as transparency. Exceeds the 50% requirement for windows. It has a very pronounced entryway into the building. This slide shows that 36% of the fagade of the building consists of the accent material which is the stone. There is a monument sign proposed to be located along the southeast corner of the site immediately north of the driveway that provides access to the site. The sign must meet the minimum requirements of the ordinance which is 24 square feet and may not exceed 5 feet in height. It is proposed to utilize the same materials as those used on the exterior of the building. There is also a light fixture that will be used within the parking lot. These fixtures are all shielded and meet the minimum requirements of the zoning ordinance. Parking as mentioned earlier is proposed to be, there are 5 parking spaces that will be located externally. Those are intended to be the guest parking spaces. The majority of the parking, which is for staff as well as, it's for staff only, will be located underground so it's within an enclosed garage. Staff is recommending approval of the site plan request. Part of this request before you is a replat of the existing parcel so the existing parcel is an outlot and with this request we are, we are recommending approval of the, oh there. Part of this request will require the applicant to replat the site to Lot 1, Block 1 and it's a straight forward request. The easements will be expanded and staff is recommending approval of this request as well. At this point I would like to turn it over to engineering staff, Joe Shamla to address a few engineering issues. Chanhassen Planning Commission —October 16, 2012 Page 4 Shamla: Good evening Chairman Aller, members of the Planning Commission. Currently the way the site is set up right now is it will be a right -in /right -out only. This will stay in place until the property to the south, if the property to the south ever develops access will be provided through the property to the south and then it will T into the intersection of the middle school so they're kind of bringing the intersections together along Highway 41. We've had discussions with MnDOT and that was a preferred option for them. As the site exists today there's a 36 inch storm culvert underneath Highway 41 that goes through the property to the south. Discharges into the subject site and the blue, or the turquoise line bisecting the site is the current ditch. This ditch has water in it when it rains but currently it is dry due to the weather we've been having. In the proposed condition the storm water will be re- routed around the property to the south so it will be maintained within MnDOT right -of -way until it enters the subject property and then it will, it is actually shown as the green line in the slide so it will be bypassed around the building and then also the pond that will be created for this site will connect to that also. The pond in Outlot A is not sized for the development of this site so the developer is proposing their own pond for the stormwater treatment. Also the sewer and water is being stubbed from the northerly property line to the property to the south so that when the property to the south develops in the future their sewer and water is available and it will be held short of the property line by a little bit just to maintain the utilities on this site's property. Now I will pass it back to Sharmeen. Al -Jaf. . Staff reviewed this proposal. We consider it reasonable and suitable for the site. Staff is recommending approval of the rezoning of the site, the preliminary plat as well as the site plan request and I'll be happy to answer any questions. Colopoulos: This is a home service retirement community. There'll be health care services provided to the folks. The residents. Aanenson: I think you might want to speak directly to the, we try to answer that but let the applicant give you more detail on that. Colopoulos: I'll hold the questions. Okay. Aller: Are we intending on having the easements vacated prior to the plat or contemporaneously with the filing of the plat? Al -Jaffa Everything has to move concurrently. The vacation will appear before the City Council when they review this item. Aanenson: Are you talking about the drainage? Al -Jaf. . Correct. Aanenson: That drainage is about 75 square feet. It's pretty small. Aller: Yeah. And then as I read everything they're required in the conditions, to meet all other state requirements and permits for purposes of re- routing that water and dealing with the infiltration system. Shamla: That is correct. They've already been working with the Army Corps on getting those permits and they are aware of any permits needed to re -route that water. Correct. Aller: I don't have any further questions right now. Anything right now? Okay. Would the applicant like to step forward? State your name and address for the record. Chanhassen Planning Commission — October 16, 2012 Page 5 Tyler Stevens: Good evening Planning Commission, Commissioner. My name's Tyler Stevens. My address is 6505 Fox Hollow Court, Chanhassen, 55317. Aller: Welcome Mr. Stevens. Tyler Stevens: I'm here tonight. My wife and I are here tonight to speak on behalf of Bee Hive Homes. Growing up I had the privilege of living with my grandparents and basically they ended up raising me. Growing up with my grandparents it became very apparent seeing it firsthand what this aging really is and kind of what the processes are. What the struggles are. You know losing independence. All that kind of stuff that goes into it so from that in 2008 my wife and I started a company called Encore Senior Home Care where the mentality would be that we were going to take caregivers like nurses and home health aides and certified nursing assistants and place caregivers in resident's homes so they can stay safe and you know and continue to live at the home that they love but then also receive the services so they're safe. One of the biggest things that we've encountered, and I've encountered personally just with my grandparents is, one of the main reasons that people tend to shy away from assisted living is that in Minnesota there really is only one model and it's big, facility based, kind of like a hotel setting and at least from my personal experience going through this with my grandparents is, there has to be a better option than that so that's kind of how Bee Hive Homes came about. People like my grandfather you know with these bigger facilities get lost in the crowd very easily so the idea of creating a home for the elderly where they can be safe. Thrive, which is a big thing, especially in the elderly. Sometimes you know there are statistics out there that when they move to a big facility their life span, once they go through the move tends to decline. So Bee Hive Homes offers a unique approach to senior living in that it's small enough where all the residents will get to know each other. It's group association that you can only really provide in a smaller setting and having a cap of 25 residents, it's a family style setting where you know we can tailor make the day to day schedule per the clients needs. My family and I live in Chanhassen. We think that this would be a great asset to the city of Chanhassen. It's currently not something that's being offered around, or at least not very close and I think this would be a great asset to the community. Serving the elderly is something that I am very passionate about. I'm in this industry already. This is something that I've wanted to do for a long time. The idea behind this project is you know get people like my grandfather, including my grandfather to move into this home where a lot of people don't thrive in the bigger settings so this would be a caveat to that. So with that I'm asking for your recommendation for approval. Colopoulos: Thank you. This is though basically a facility that would provide health care services. Tyler Stevens: Yes. Colopoulos: For folks. So for example if someone needed help with the activities of daily living there'd be a nurse on staff. Tyler Stevens: Yep. Colopoulos: That would be able to help that so someone's fee for this service would be depending upon the extent of help. Tyler Stevens: Yep. Depending upon the amount of care that they would be required to have. Colopoulos: So I'm looking at the plan here and I have to confess that even with my glasses this plan was a little challenging for me to read. It looks like they're single room apartments. That's how it's. Chanhassen Planning Commission - October 16, 2012 Page 6 Tyler Stevens: Yeah. You know every room, so there's 25 bedrooms and in every single bedroom there's a bathroom, a closest and in that bathroom there's a shower, sink toilet so one of the things, the benefit of having a house that's like this, that's this size is that we promote activities. We promote not being in your room all the time. That's one of the biggest things with the bigger facilities is the isolation component of it so we have, so yeah 25 bedrooms. 25 bathrooms in each one. And all ADA compliant obviously and all that. Colopoulos: Memory care included in the model? Tyler Stevens: Well we're not going to be classifying it specifically memory care. We are going to take, we're building it, we've been working with Jerry Moen with the building classification. We are going to be building it to have the capacity for memory care but because we're such a smaller home like atmosphere we're going to have some clients that have more memory loss than other clients and so we're going to be able to treat that and have that but we're not going to be you know like a Pres Homes that has a, you know we have a memory wing floor. You know we're going to have to be more flexible with what that is to us. Does that make sense? Colopoulos: Yeah. I'm trying to get some idea of the longevity of a stay. You know someone enters there with a slum score of 25, then a year later it's 15. That doesn't mean they have to go to another facility. They can stay. Tyler Stevens: The only way that they would ever have to, so we're really kind of positioning this as aging in place so if somebody moves in, I'm sure everyone here knows that there's, they've experienced a loved one, a friend or whatever that's had to make a move and when you're 80 years old moves can be devastating honestly. So the thought process with this is this is not a nursing home and if you get to a point where you need 24 hour nursing level care, then this home isn't going to be appropriate through end of life. But most people towards the end of life don't necessarily need nursing care. They need help with like you said, activities of daily living. Bathing, showering, cooking, cleaning, laundry, medications, that kind of stuff and that's something that we can do all the way through end of life. Colopoulos: Thank you. Aller: Questions. Okay, I believe there's a true need for this type of facility here and I'm happy, as I said before that the Senior Commission was supportive of your application. But our business here today is to determine whether or not this is the right location and whether it fits the location so that being said, how is the parking going to be screened? Is there, are you going to screen any of that as far as landscaping? Tyler Stevens: Yeah. The way we have it set up right now is basically on all four property lines we have a buffer so a buffer to the property to the west. Property to the south. Property to the north and obviously we are going to be planting you know trees and shrubs along the east property line which would be 41. One of the reasons that we wanted to put the parking underneath is because we only had 5 spots out front for a reason. We want people so when they see this home to think home. You know this home is being built kind of like the anti - facility. It looks like a home. Acts like a home. Is built by a home builder but yes, we are going to be, as you can see, we are providing a buffer on all four corners and it's going to be concentrated as you can see overlooking the parking spots. Aller: And it appears in our report that your goal is to exceed the minimum requirements, not by a little but by a lot. How did you come about choosing and selecting your materials? Tyler Stevens: Well when we were designing it you know like Sharmeen had said, the 25% 1 think was that the number I believe, if you go that route it ends up looking commercial. Even if you don't want it to Chanhassen Planning Commission — October 16, 2012 Page 7 look commercial so when we were meeting with Mike Sharratt who was the architect to this, I said you know what it's imperative and the one thing that I'm really, really going to hold my foot against is making this look like a home and you do that with things like pillars and stone and things like that that make it look more like a home. If we were to be at the 25% it would like a home for the first half of it but the remaining 50 feet it wouldn't. Aller: And what about the lighting, how did you select the lighting? The type of lighting that you're using. Can you tell us a little bit about that? Tyler Stevens: The lighting with, from like the street? Or like in the parking lot. Aller: Your parking lot lighting. Tyler Stevens: Yeah we did one part, we did one spot because we wanted staff to be able to you know at the end of a shift if parking underneath was full or whatever, that they would be able to get to their cars obviously safe but we kept it to a minimum because again we, when people are driving by and when people and visitors are coming, we genuinely want it to look and feel and act like a house. You know everyone doesn't have their own phone number. If they call one number, that's the main number but yeah, we wanted to keep it to a minimum so it didn't look you know like the gas station to the north. We wanted it to be a house. And also respect that we are in a residential area too. Aller: Okay. I don't have any further questions. Tyler Stevens: And our engineer's here if you have any specific engineering questions. Hokkanen: I just have a question about that oak tree. Is that for sure staying? That's a requirement. I can't find it in here but it is, okay. Tyler Stevens: Yeah. Al -Jaffa The applicant is proposing to save it. There will be tree protection fencing around it. It's one of, when we first met with the applicant they made it very obvious that this was one of the things that they really wanted to do. They were intent, yeah. Tyler Stevens: Well and that tree's kind of I mean the flagship to the site. I mean it's right where you drive in. The canopy goes over the home and. Aller: And with this type of facility I wouldn't expect there would be a great deal of increased traffic based on the, even though you're having residents there. 25 residents in a fairly local situation. Tyler Stevens: Yeah the higher concentration of visit times would be weekends. You know Monday through Friday, you know there's going to be very minimal traffic and that was one of the things that we had to express with MnDOT is, you know one of their caveats that this is the last thing they want is a project that you know has 200 -300 trips a day so yeah, I mean people that are, that live in this home don't drive and they'll, people that will be coming in and out were just employees and you know family and friends. And it's small enough that we're not going to be getting deliveries of food trucks and you know that. It's you know residential. Aller: Any other conditions? I know one of the items was the waste disposal area was going to be in a fagade which is similar to the main structure. Chanhassen Planning Commission — October 16, 2012 Page 8 Tyler Stevens: Yeah we're building it to the exact same materials of the home so I mean we're going to be making that enclosure look like a shed, not necessarily like a trash enclosure so it's going to have a roof. It's going to be built to the same materials as the house. Minus the stone obviously so it's just going to have the same you know shake look all the way around it. Aller: Any further questions? Thank you sir. Tyler Stevens: Thank you. Aller: Okay, I'm going to open up the public hearing portion of this request. Anyone wishing to speak for or again please come forward. State your name and address for the record and we'll try to keep everything to about 3 minutes. Scott Lucas: Thank you members of the commission. My name is Scott Lucas. I'm with the law firm of Olson and Lucas and our address is 7401 Metro Boulevard, Suite 575, Edina, Minnesota 55439. Aller: Welcome Mr. Lucas and for the record we have received correspondence from you that was emailed today to the City so it is part of the record. Scott Lucas: Thank you very much and I'm really here just to elaborate a little bit on that letter and to answer any questions you may have. Of course I'm here representing Mel Brooks and Nancy Perkins Brooks and we're of course talking about the issues you were discussing with the applicant regarding whether this particular lot is right for this purpose. My clients have a claim of ownership in part of the property due to the doctrine of adverse possession. They've been, and alternately a prescriptive easement and those are two legal theories that basically establish either ownership or right of use based upon a history of use. They built a berm onto, that goes in certain places about as deep, has the width of that drainage and utility easement that's on the back part of the property and then they landscaped the berm. They sodded it. Planted trees on it. Put a porch swing on it and they've maintained it as part of their yard since 1994, well in excess of the statutory requisite period of 15 years. There is an issue, I'll be very candid with you that I'm sure the applicant's counsel raised which is that ordinarily one cannot make those kind of claims against property which is owned by the public pursuant to a statutory provision, Minnesota Statute Section 541.01. Here though it's a different situation for a couple reasons. One, because the City's interest is an easement interest, not title. Not record interest. Secondly because the Brooks' aren't looking to oust or change the use that's being put to the property by the City. They've peacefully coexisted with the City's non - exclusive easement for some 18 years. There's no reason why that can continue. That can't continue and in fact they're looking to preserve the status quo. In addition to the legal issues raised in the letter frankly my clients have some concerns about the use of the property. The proximity of a commercial building to their home. In their back yard literally and the height of the building and all of those things. Now we're certainly interested in and open to having discussions with the applicant about how those issues can be resolved but I think perhaps one reason why we're all here tonight is that my clients first talked to the applicant late last week and it's because they reached out to the applicant and it's possible that those conversations happened earlier that these issues would be resolved but we're still hoping to have those productive conversations. With that I think I'm probably up against my 3 minute deadline if you have any questions I'll be happy to, and lawyers have a hard time shutting up so. Aller: And quite frankly I don't want to, I think it's above my pay grade at this moment to kind of make any decisions or even inquire as to any of the issues that are presented in your letter other than taking your testimony and making it a part of the record and then letting the parties in this, what amounts to be a civil matter work out those issues. Chanhassen Planning Commission — October 16, 2012 Page 9 Scott Lucas: I appreciate the opportunity. Of course we have copied it to your city attorney. Aller: Thank you. Scott Lucas: Thank you very much for your time. Aller: Thanks for your time. Aanenson: Mr. Chair I just want to make one clarification. There is a city drainage easement on the property that's, so it's shown on all the site plans. That's, the little portion we talked about. 75 square feet of that being vacated but this shows the easement right here. Oh, I'm sorry. There we go. This is the drainage easement here kind of showing it. This is the outlot so this is the replat of Outlot B to, so this is the existing drainage easement filed in 1991. The City's drainage easement. Just, we are still recommending going forward on this project or our recommendation. Obviously there's some concerns with the neighboring property owner but the City does have a drainage easement over there. We are contemplating with this project providing some additional drainage through that City. There will be some grading in that to provide overflow for the back of the lot to this property so it's, it will be used as is intended for drainage so. Aller: And we still haven't dealt with the finality of, it's my understanding from what's before us the water issues and whether or not the approvals and permits are going to be forward so. Aanenson: Right, that's still part of the process. That's standard part of the recommendation. They'll have to meet all those things before they can go forward. All those letters have to be in place before a building permit can be issued but we've addressed what we believe based on the height, again when we, Sharmeen briefly addressed this. I don't want to spend too much protracted time on this but this, the height in this zoning district is 35 feet. When we went through the comprehensive plan we looked at this property and the property to the south. As we talked about it, it is an area of uniqueness when you've got the middle school across the street which generates a lot of traffic at peak times. You've got the commercial piece to the north so we really contemplated what would be the appropriate use for this, especially with that commercial to the north. We looked at office and medium density residential which would allow up to, you know if you look at the 8 units an acre, it could be a higher use there and so when this proposal came forward is why we recommended the zoning change. The height could be 35 feet coming into the 29. We felt that this was really a nice fit, a residential fit for this area and so that's why we brought you back that issue paper a few months ago talking about recommending the zoning change because of the uses that could go in there, this seemed like the least intense as far as traffic and intensity as opposed to an office or other medium density. So just the background on that and we certainly are aware of this issue. Sounds like there may be some issues that we are not necessarily a part of but we are going to use that drainage easement in the future so just for the record. Aller: Thank you and I think Mr. Lucas understands that and will take whatever action he feels is necessary in the best interest of his client so moving forward, is there anyone else just come forward to speak for or against. Sir, state your name and address for the record please. Greg Soule: My name is Greg Soule. Aller: Mr. Soule, welcome. Greg Soule: My office is at Suite 4000, 225 South Sixth Street in Minneapolis. I'm the attorney representing the applicant. I'll be very brief. At this point, we just got the same letter that you got today so we haven't had really time to react to it. We have made various proposals to the neighbors to see if we L9 Chanhassen Planning Commission —October 16, 2012 Page 10 can accommodate some of their concerns and we'll continue with those conversations. At this time I think the staff's recommendation to proceed with it irrespective of this claim is appropriate because they at the current time they have no legal interest in the property. If they initiate a lawsuit, if they prevail in the lawsuit, maybe they'll get to have a legal interest in the property but they don't as of this time. The people who have the ownership interest are before you properly and we've requested, you know made a request to you and you're dealing with us so I think that's perfectly appropriate and again of course your city attorney can comment on that. The only other point I would make is that the applicant did have a town hall meeting where the neighbors were invited the Brooks chose not to attend and I believe the applicant also sent them a letter informing them about the project and didn't receive a response so it's not as if the applicant didn't reach out and try and talk to the neighbors but we'll continue to talk to the neighbors and see if we can leave some kind of an accommodation with them but we appreciate your continuing the process in the meantime. Aller: Thank you for your comments. Greg Soule: Thank you very much. Aller: Any additional individuals wishing to come forward, for or against? Sir, come forward. Gary Reed: I'm Gary Reed and my brother and I own the property. My folks bought the property in 1935. Aller: Welcome Mr. Reed. For the record could you please give us your address. Gary Reed: 2461 West 64` Street, Excelsior mailing. Anyway I think this is probably the best use. We've been up with proposals many times with this property since my folks passed away and we've had the houses rented out and a lot of the renters haven't been very desirable neighbors and the house was trashed by the last tenant so we had to close it up but my folks, like I say bought the property in 1935. They moved out there in 1939 and owned the property until they passed away and then it went to my brother and I. And I know that they would really agree with this use for the property and so. I'm one of the neighbors and I think it will create a nice buffer from the highway. 41 is a noisy highway and so we're looking forward to having something nice on that property that is a residential style building. Thank you. Aller: Thank you. Anyone else wishing to speak for or against? Seeing no one come forward I'll close the public hearing. Comments from commissioners. Undestad: I think it's a very nice plan. Very nice project. The design is, I mean it's a beautiful building. Hokkanen: Yes it is. It's like a home. Undestad: The transition from a gas station to a neighborhood, I think something of this caliber in there is an excellent transition between the two so, I like it. It's a great project. Aller: Anyone else? Hokkanen: No, I agree. Colopoulos: I agree. 10 Chanhassen Planning Commission — October 16, 2012 Page 11 Aller: I think everyone who knows about the 2030 plan as far as the use of the area and the zoning factors, it fits the bill for what we're looking forward to utilizing these properties for in the future as Chanhassen moves forward and as our demographics change so that being said, entertain any motions. Hokkanen: I have a motion. The Chanhassen Planning Commission recommends that the City Council approve a rezoning of the property from Singe Family Residential District to Mixed Medium Density Residential District, preliminary plat to replat 2.1 acres into one lot, site plan approval for the construction of a continuing care retirement facility Bee Hive Homes and the adoption of the attached Findings of Fact and Recommendation. Aller: I have a motion. Do I have a second? Tennyson: Second. Aller: Having a motion and a second. Any discussion? Hokkanen moved, Tennyson seconded that the Planning Commission recommends approval of Planning Case #2012 -15 to rezone 2.16 acres of property zoned RSF, Single Family Residential District to R -8, Mixed Medium - Density Residential District for BeeHive Homes Subdivision contingent upon final plat approval, as shown in plans dated received October 9, 2012, and adoption of the Findings of Fact. All voted in favor and the motion carried unanimously with a vote of 5 to 0. Hokkanen moved, Tennyson seconded that the Planning Commission recommends the City Council approves the preliminary and final plat for Planning Case 2012 -15 for BeeHive Homes as shown in plans dated received October 9, 2012, and including the attached Findings of Fact and Recommendation, subject to the following conditions: 1. Full park fees in lieu of parkland dedication shall be collected in full at the rate in force upon final plat submission and approval. 2. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Permits from the appropriate regulatory agencies will be required, including the MPCA, Dept. of Health, Carver County, Watershed District and MnDOT. 3. The developer must work with the City to properly locate the easements over the utilities and over the treatment pond. 4. Storm water connection fees will be collected with the final plat. The fees are estimated to be $12,231.20. All voted in favor and the motion carried unanimously with a vote of 5 to 0. 11 Chanhassen Planning Commission — October 16, 2012 Page 12 Hokkanen moved, Tennyson seconded that the Planning Commission recommends that the City Council approve the site plan consisting of a 15,681 square -foot continuing care retirement facility, Planning Case 12 -15 for BeeHive Homes as shown in plans dated received October 9, 2012, and including the attached Findings of Fact and Recommendation, subject to the following conditions: 1. Install tree protection fencing around the preserved oak at least 30 feet from the trunk. The fencing shall be installed prior to any construction activity and remain until site construction is completed. Wood chip mulch shall be applied within the fenced area to a depth of 4 -6 inches. 2. One spruce shall be added to the plantings along the west property line. The tree should be located behind the proposed group of five lilacs. 3. Building Official Conditions: a. The proposed structure is required to have an automatic fire extinguishing system. b. All plans must be prepared and signed by design professionals licensed in the State of Minnesota. A geotechnical (soil evaluation) report is required. c. Designs \plans for retaining wall(s) exceeding four feet in height must be prepared and signed by a structural engineer. d. Detailed building code related requirements have not been reviewed; this will take place when complete structural /architectural plans are submitted. e. Demolition Permit(s) are required for the removal of any existing structures on the site. f. The owner and /or their representative shall meet with the Inspections Division as soon as possible to discuss plan review and permit procedures. 4. All rooftop and ground equipment must be screened from views. 5. Approval of the site plan applications is contingent upon approval of the final plat, rezoning, drainage and utility easement vacation, and the City Code amendment — Planning Case 2012- 15. 6. The monument sign may not exceed 24 square feet in area nor be higher than 5 feet. The sign shall be located 10 feet from the property line. A sign permit is required before construction of the sign. 7. Sign illumination and design shall comply with ordinance. 8. Recycling space and other solid waste collection space should be contained within the same enclosure as the trash. 9. The existing buildings must be removed prior to grading. Demolition of structures must comply with National Emission Standards of Hazardous Air Pollutants, Minnesota Rules 7035.0805 and any other pertinent rules, regulations and laws. 12 Chanhassen Planning Commission — October 16, 2012 Page 13 10. The developer will be responsible for all the costs associated with rerouting the storm water. The City will own and maintain the proposed storm sewer upon acceptance by the City. The developer must model the drainage area discharging to the 36 -inch storm sewer to determine the proper sizing of the storm sewer through the site. 11. A permit is required for any work within the MnDOT right -of -way. 12. The NURP calculations and or drainage area map must be revised to correlate to the plans. 13. The roof drainage from the rear of the building needs to be collected and piped to prevent storm water from discharging to the properties to the west. 14. Drainage maps and hydrocad calculations were provided for this site. The maps do not show the correct drainage boundaries. The maps and calculations must be revised to meet City standards. 15. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. 16. The applicant shall work with staff on the proposed location of the new lines. The sewer and water lines located between the existing lines and the property to the south will be city owned and maintained. The lines connecting to the buildings will be private. Drainage and utility easements will be required on the public portion of the sewer and water lines. Permits are required from the Department of Health and MPCA for the sewer and water extension. 17. Each new building is subject to sanitary sewer and water hookup charges. The 2012 trunk hookup charge is $2,107 per unit for sanitary sewer and $5,717 per unit for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. 18. The utilities will need plan and profile sheets of all public utilities. The public portion of these utilities will be inspected by an engineering inspector. Upon completion, as- builts must be completed to ensure that the utilities meet the specifications of the City. 19. Existing easements are shown in the location of the proposed building. A portion of these easements must be vacated to accommodate the building location. 20. The developer must post a letter of credit or cash escrow ensuring the future connection to the property south of this development. This connection must occur within one year of the completion of the first lift of asphalt. Upon completion of the new access point, the BeeHive Home property must remove the right - in/right -out access. The City will hold the letter of credit or cash escrow until the BeeHive Home property connects to the future access point and removes their current right - in/right -out. 13 Chanhassen Planning Commission — October 16, 2012 Page 14 21. The applicant shall provide the NPDES Permit number prior to commencement of earth - disturbing activities. 22. The SWPPP shall be amended such that under Project Contacts, the City contact is Terry Jeffery, Water Resources Coordinator 952.227.1168 and Chip Hentges, Carver County SWCD, 952.466.5230 shall be added. 23. That portion of the SWPPP with the heading "Responsibility Requirements" shall be completed in full and submitted to the City and included in the on -site SWPPP at the pre - construction meeting or otherwise prior to the commencement of earth- disturbing activities. 24. Per Part III. A. 3 of the NPDES permit, a narrative describing the timing and placement of all erosion prevention and sediment control BMPs must be included in the SWPPP. 25. Those areas to be protected from grading, construction traffic, material stockpiling or other disturbance shall be clearly labeled on the plans and adequate protection in the form of fencing with metal T -posts shall be shown on the plans and installed prior to any earth - disturbing activities. This shall be included as part of the SWPPP. 26. Category 3 erosion control blanket is only required where slopes exceed 3:1. All blankets shall use natural netting and stitching. Hydraulic soil stabilization would be a preferred alternative. 27. Erosion stabilization mat shall be placed at the outfall in the intermittent channel. This shall be classed by shear stress within the channel as described in MnDOT Specification Manual 3888.1. 28. All silt fences shall be standard machine sliced or heavy duty. In no case may preassembled silt fence be used without approval from the city. This shall be indicated on the plan and in the legend. 29. The legend shall be included on sheet C6: Erosion and Sediment Control Plan in addition to sheet C 1. 30. The rock construction entrance shall be consistent with section 19 -145 in that it must be at least 75 feet in length unless it can be shown that it is not possible to do so. 31. The swale located southeast of the proposed building shall be stabilized in its entirety. 32. The SWPPP must identify the receiving waters for this project. 33. All City standard detail plates shall be edited so that they are legible. 34. The applicant must receive approval from the United States Army Corps of Engineers prior to working within the existing intermittent channel and provide proof of approval to the City. 14 Chanhassen Planning Commission — October 16, 2012 Page 15 35. Any dewatering needed shall have a plan which shall be included with the SWPPP. This plan shall be provided to the City and the City shall be notified at least 48 hours prior to commencement of dewatering activities. 36. Stockpile areas shall be shown on the plan and shall include the anticipated sediment control practices which will be implemented. These additional quantities shall be added to quantities currently in the plan. 37. Encroachment agreements are needed for any structure located in the drainage and utility easements. This includes but is not limited to the parking lot and light poles located in drainage and utility easements. 38. The applicant shall work with staff on minor plan modifications. 39. The trash enclosure shall utilize the same exterior materials as the proposed building. Recycling space and other solid waste collection space should be contained within the same enclosure. All voted in favor and the motion carried unanimously with a vote of 5 to 0. Aanenson: Mr. Chair, just for the record. This is proceeding to the City Council next Monday on the 22 Aller: So those of you interested in following this matter before the City Council should look to the City Council on October 22, 2012. And all these documents and records can be found on the City of Chanhassen website. We're onto item 3. 15 Oison&Ldeas'RA. Attm —ners At IAtw 0ite C "orlumaw Canter t IF 7401 Nictrn IloIdevalij, 511424 , . 575i , b1iIla,MIN 55439 SCOTT M. LUCAS' scottl @olson- law.com October 16, 2012 VIA E -MAIL Roger N. Knutson City Attorney City of Chanhassen Campbell Knutson PA 1380 Corporate Center Curve 317 Eagandale Office Center Eagan, Minnesota 55121 E -MAIL: rknutsonAck- law.com E -MAIL: saliaff(a,ci.chanhassen.mn.us Tel: 952.224.3644 ext 1 Fax: 952.224.5879 www.olson- law.com E -MAIL: kaanenson(a),ci.chanhassen.mn.us Re: Property Located At 6330 Hazeltine Blvd., Chanhassen MN 55331 City of Chanhassen Planning Case No. 2012 -15 Our File No.: 14336 Dear Mr. Knutson, Ms. Aanenson, and Ms. Al -Jaffa Please be advised that this office represents Milt Brooks and Nancy Perkins - Brooks, owners of property located at 2448 64th St. W. Excelsior, MN 55331 (the "Brooks Property ") with respect to that certain Development Review Application and related requests filed on August 31, 2012 (the "Development Application ") concerning real property located at 6330 Hazeltine Blvd., Chanhassen MN 55331 (the "Development Parcel "). The Brooks Property is located immediately to the west of the Development Parcel. Both of these parcels were platted as part of Reeds Orchard Ridge in October, 1991. The Brooks built their home on the Brooks Property over the winter of 1993 -94. In 1994, they built a large earthen berm which ran north to south and extended onto a substantial portion of the Development Parcel (the "Berm "), as much as 40 feet. Since that time, they have possessed and maintained the Berm for the requisite 15 year period in a manner giving rise to a claim of ownership, or alternately, a prescriptive easement. Their possession has been actual, open, continuous, exclusive, and hostile. "The elements MSBA BOARD CERTIFIED REAL PROPERTY SPECIALIST Roger N. Knutson, City Attorney Kate Aanenson MICP Community ; Development Director Sharmeen Al- stiff ?;Senior Planner City of Ch i _ se O 16, 2012 Page 2 of 2 necessary to prove [ownership by] adverse possession are well established and require a showing that the property has been used in an actual, open, continuous, exclusive, and hostile manner." Rogers v. Moore, 603 N.W.2d 650, 657 (Minn. 1999). "A prescriptive easement claim involves the same elements of proof as an adverse possession claim, subject to the inherent differences between such claims." Ebenhoh v. Hodgman, 642 N.W.2d 104,112 (Minn. Ct. App. 2002). The Brooks' use of the Berm creates a stark contrast to the remainder of the Development Parcel. The land on the Development Parcel adjacent to the Berm is wooded. The Brooks have sodded the Berm, mowed it consistent with the rest of their lawn, planted trees on it, and they have placed a porch swing on it. There has been no objection of their use of the Berm over these last eighteen years. And the subject property is abstract, not Torrens, property. Taking all that into account, it is apparent that under Minnesota law the Brooks' claim of ownership of the Berm under the doctrine of adverse possession, or, alternately, a claim for a prescriptive easement to allow the Berm to remain in place, is valid. That claim would allow for the drainage and utility easement dedicated in the plat of Reeds Orchard Ridge to remain, thereby maintaining the status quo so that the Brooks' possession of the Berm and the City's use of the drainage and utility easement can continue to co -exist until and unless said easement is vacated. Of course, we are bringing the Brooks' interest in the Berm portion of the Development Parcel to your attention at this time because of its impact on the Development Application. It is our understanding that the prospective building being considered as part of the Application would itself cut significantly into the Berm. While the Brooks are open to pragmatic solutions to resolve this matter, they are parties with a possessory interest in the Development Parcel, and therefore their interests need to be considered as the Application is reviewed. Thank you very much, Sincerely, Scott M. Lucas cc: Clients Thomas B. Olson Gregory D. Soule Esq. via e -mail to gsoule @bestlaw.com Meuwissen, Kim From: Pia Schutt [PSchutt@wayzpartners.com] Sent: Wednesday, October 10, 2012 10:34 AM To: AI -Jaff, Sharmeen Subject: Bee Hive Homes Plan I am a citizen of Chanhassen and am aware of a request by Tyler Stevens to build a senior living facility in Chanhassen. I fully support his plan and hope that the Chanhassen City Planning Meeting votes yes to his request. From personal experience I know that there are not enough opportunities for seniors to find decent, high quality assisted living facilities. People are living longer and need places to move to when the burden of keeping up a home becomes overwhelming. A facility in Chanhassen would be another "plus" in what the wonderful city of Chanhassen currently offers to its residents. Thank you for your support. Pia Schutt 40 Twin Maple Lane Chanhassen, MN 55317 Meuwissen, Kim From: Mark Glennon [glennon05 @hotmail.com] Sent: Wednesday, October 10, 2012 10:31 AM To: AI -Jaff, Sharmeen Subject: Beehive Homes Hello Sharmeen, I recently heard about the possibility of a Beehive Homes assisted living being built in the Chanhassen area. As an adult with both parents nearing the age where they will need help with some of their daily activities, this is very exciting for me. The concept is so different than traditional assisted living, it really allows the residents maintain their individuality without the rigid structure of a nursing home setting. With the smaller community sizes, it also feels more like a home than a large and busy facility. I look forward to seeing the progress of this project, and hope that soon Chanhassen will be able to say it is the first City in Minnesota to offer this type of senior care. Regards, Mark Glennon Meuwissen, Kim From: Susan Peterson [SPeterson @wayzpartners.com] Sent: Wednesday, October 10, 2012 9:49 AM To: AI -Jaff, Sharmeen Subject: Bee Hive Homes In reviewing the opportunity that Bee Hive Homes would give to the community, I believe it would be a beneficial enhancement for Chanhassen. I note especially the size being more family friendly as opposed to the large overwhelming institutions that are being built all around. Bee Hive Homes would be a benefit to the community and it has a great accessible location. Susan D. Peterson Wayzata Investment Partners LLC 701 East Lake St., Suite 300 Wayzata, MN 55391 T: 952 - 345 -0716 F: 952 - 345 -8901 email: sspeterson(a)wayzpartners.com Attn: Sharmeen AI -Jaff- Sr. Planner 10/10/2012 Jeff and Mitzi Vanthournout 6900 Lake Harrison Cir. Chanhassen, MN 55317 Planning Commission, am writing on behalf of the proposed development on highway 41 and 7. 1 heard about Bee Hives Homes through a friend of mine and I think it would be a great addition to the community. My mother currently lives in an assisted living home in Chicago and we want to move her back to Chanhassen where we live but there is nothing around here that is small and non - facility like. Having a "smaller" assisted living community in the area would be a great asset to Chanhassen and allow residents and resident families an option that is more intimate and less institutional. We are unable to attend the Planning Commission meeting on 10/16/12 but please accept this as my acceptance for the project and feel free to call me with any questions. Sincerely, Jeff and Mitzi Vanthournout (612) 803 -2307 6900 Lake Harrison Cir. Chanhassen, MN 55317