PC SUM 2015 01 06
CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
SUMMARY MINUTES
JANUARY 6, 2015
Chairman Aller called the meeting to order at 7:00 p.m.
MEMBERS PRESENT:
Andrew Aller, Mark Undestad, Steve Weick, Maryam Yusuf, and
Lisa Hokkanen
MEMBERS ABSENT:
Kim Tennyson
STAFF PRESENT:
Kate Aanenson, Community Development Director; Sharmeen Al-Jaff,
Senior Planner; Bob Generous, Senior Planner; Drew Ingvalson, Planning Intern; and Alyson
Fauske, Assistant City Engineer
PUBLIC PRESENT:
Steve Hansen Minnetonka
Mike Hoagberg 17550 Hemlock Ave, Lakeville 55044
Bernie Gaytko 521 Mission Hills Drive
Karla Thomson 8524 Mayfield Court
9015 LAKE RILEY BOULEVARD: REQUEST FOR VARIANCES TO EXCEED THE
IMPERVIOUS SURFACE LIMITATION AND THE SHORELAND SETBACK
LIMITATION TO CONSTRUCT A PATIO ONPROPERTY ZONED SINGLE FAMILY
RESIDENTIAL (RSF) AND LOCATED AT 9015 LAKE RILEY BOULEVARD.
APPLICANT/OWNER: ROSEMARY KELLY, PLANNING CASE 2014-27.
Drew Ingvalson presented the staff report on this item. The applicant, Rosemary Kelly explained
the requirements for making the patio expansion wheelchair accessible. Chairman Aller asked
the applicant to explain what has been done with the drainage issues brought up by the neighbor
before opening the public hearing portion of the meeting. Tom Goodrum, Senior Planner with
Westwood, and helping Rose Kelly with this variance request, discussed similar situations with
neighboring properties and elaborated on the need for wheelchair accessibility onto the patio.
The public hearing was closed. After comments and discussion by members of the Planning
Commission, the following motion was made.
Yusuf moved, Weick seconded that the Chanhassen Planning Commission, acting as the
Board of Appeals and Adjustments approves Planning Case #2014-17, a 3.5 percent hard
surface coverage variance from the 25 percent requirement to allow a 354 square foot patio
expansion on a property zoned Single Family Residential District and adopt the Findings of
Fact and Decision for approval subject to the following conditions:
1. The applicant must apply for and receive the appropriate permit required from the City.
This permit will include a revised survey that displays the location of the patio addition, a
Planning Commission Summary – January 6, 2015
completed hard surface coverage calculation worksheet and any other plans required for
the permit.
2. Landscape materials must be installed to absorb additional runoff on the property.
Commissioners Yusuf and Weick voted in favor; Commissioners Aller, Undestad and
Hokkanen voted nay. The motion failed with a vote of 2 to 3.
Chairman Aller explained that this item will automatically go to the City Council on January 26,
2015.
PUBLIC HEARING:
MISSION HILLS SENIOR LIVING: REQUEST FOR PUD AMENDMENT,
SUBDIVISION AND SITE PLAN REVIEW WITH VARIANCES FOR A 134 UNIT
SENIOR HOUSING STRUCTURE AND 9 TWIN HOMES (18 INDEPENDENT LIVING
UNITS) ON 8.64 ACRES OF PROPERTY ZONED PLANNED UNIT DEVELOPMENT
(PUD) LOCATED AT 8600 GREAT PLAINS BOULEVARD (OUTLOT 3, MISSION
HILLS). APPLICANT: HEADWATERS DEVELOPMENT, PLANNING CASE 2015-01.
Sharmeen Al-Jaff presented the staff report on this item and Alyson Fauske addressed issues
brought up in the traffic study. Commissioner Undestad asked for clarification on density
transfers and numbers used in the traffic study. The developer Mike Hoagberg, Headwaters
Development discussed the studies they’ve done to determine there is a need for additional
senior housing in Chanhassen before introducing his development team. Chairman Aller opened
the public hearing. Bernie Gaytko, 521 Mission Hills Drive expressed concern with the increase
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in traffic and the difficulties of turning off of 86 Street onto Highway 101. In speaking as an
individual and not as a member of the Mission Hills Board of Directors, he would support the
senior living project. Karla Thomsen, 8524 Mission Hills Drive asked for clarification on what
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improvements would be made to West 86 Street. Chairman Aller closed the public hearing.
Commissioner Hokkanen felt it was a good project but asked for more diversity in the
twinhomes design. Commissioner Weick commented that Chanhassen was lucky to have this
project coming into town. Commissioner Undestad asked at what point Carver County would
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consider signalizing the intersection of Highway 101 and 86 Street.
Hokkanen moved, Yusuf seconded that the Planning Commission recommends the City
Council approve the Planned Unit Development amendment in the attached ordinance for
Mission Hills to allow High Density Use on the site and set standards for the structures as
shown below with the following conditions and including the attached Findings of Fact and
Recommendation.
1.The site must comply with the DNR Shoreland Rules.
2.The site shall comply with the following standards:
Mission Hills Zoning Standards
a. Intent
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Planning Commission Summary – January 6, 2015
The purpose of this zone is to create a PUD mixed density housing zone. The use of the PUD
zone is to allow for more flexible design standards while creating a higher quality and more
sensitive proposal. All utilities are required to be placed underground. Each structure proposed
for development shall proceed through site plan review based on the development standards
outlined below. Except as modified by the Mission Hills standards below, the mixed density
housing development shall comply with the requirements of the R-8, Mixed Medium Density
District. Except as modified by the Mission Hills standards below for
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Lot 1, Block 1, Mission Hills 3 Addition shall comply with the R-12, High Density District.
b. Permitted Uses
The permitted uses within the development shall include the following:
Single Family Residential
Medium Density Residential
High Density Residential
c. Setbacks
In the PUD standards, the building setback for commercial is 50 feet from any public right-of-
way. The High Density parking setback shall be 35 feet from any public right-of-way and/ or
interior property line. There shall be a buffer separating the residential portion from the High
Density portion of the site. This buffer shall be in the form of a berm and landscaping. The
following setbacks shall be observed:
Residential Residential Commercial
Street High Density Medium Density Parking Parking
Building Setback* Building Setback Setback Setback*
Highway 101 * 50’ 20’ *
Highway 212 * 50’ 20’ *
West 86 th Street * 30’ 20’ *
0’(from commercial) 0’ (from commercial)
Interior Lot Lines 0’ 0’
50’(from residential) 35’ (from residential)
* Setbacks shall be established pursuant to section 20-505 of the Chanhassen City Code.
d. Development Standards Tabulation Box
Minimum Lot Size multi-family units:
Mission Hills: As approved on October 24, 1994 in the Plat of Mission Hills; Mission Hills
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Villas, A Condominium, Common Interest Community No. 8, 9 Supplemental filed April 10,
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1996; Mission Hills Villas, A Condominium, Common Interest Community No. 8, 10
Supplemental filed April 10, 1996; Mission Hills Villas, A Condominium, Common Interest
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Planning Commission Summary – January 6, 2015
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Community No. 8, 11 Supplemental filed May 7, 1996; and Mission Hills Villas, A
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Condominium, Common Interest Community No. 8, 12 Supplemental filed May 20, 1996;
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Mission Hills 2 Addition: Area: 2,100 square feet
Width: 46 feet
Depth: 47 feet
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Mission Hills 3 Addition: Area: 376,358.4 square feet
Width: 480 feet
Depth: 620 feet
Net Lot Hard Surface
BLOCK USE Density
Area Coverage
Mission Hills 3 rd 152 Multi-Family
8.64 acres 17.5 50%
Addition Units
138 Multi-Family
Block 1, Mission Hills 18 acres 7.66 37%
Units
Block 4, Mission Hills 56 Multi-Family Units 8.92 acres 6.28 43.2%
RESIDENTIAL
1.Building exterior material shall be a combination of prepainted 5" aluminum siding and
brick.
2.Arched transoms and soffit returns shall be used over the entries of the one story units and
horizontal transom windows over the 2 story windows. Introduce some variation among the
buildings through the shape of windows, adding louvers, shifting entry ways, and adding
dormers.
3.Colors used shall be earth tones such as soft gray, creamy white, pearl gray, shell white, etc.).
4.Each unit shall have a minimum of 1 overstory tree within its front yard.
5.All units shall have access onto an interior street and not 86th Street.
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6.The apartment building located on Lot1, Block 1, Mission Hills 3 Addition shall:
a.Have pronounced entrance.
b.Insure that all foundation walls are screened by landscaping or retaining walls.
c. Have materials which include masonry, painted siding, and exterior finish and
insulation system (E.I.F.S.) and the structures will have sloped shingle roofs. All
elevations that can be viewed by the public have received equal attention.
e. Site Landscaping and Screening
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Planning Commission Summary – January 6, 2015
The planting plans prepared for the site are intended to create a strong sense of street tree
plantings using overstory deciduous trees such as Summit Ash, Linden, and Sugar Maple.
Highways 101 and 212 will be buffered with a combination of overstory evergreen trees and
ornamental deciduous trees. The outdoor private living areas will be buffered with the use of
evergreen trees. The wetland will be highlighted with the introduction of native wetland species.
In addition, to adhere to the higher quality of development as spelled out in the PUD zone, all
loading areas shall be screened. Each lot for development shall submit a separate landscaping
plan as a part of the site plan review process. Berms of 2 to 3 feet high shall be added along the
Highway 101 and 212 right-of-way. These berms shall be seeded and/or sodded and bushes and
trees shall be planted on them. All disturbed areas within the single family lots shall be seeded
and/or sodded. Two trees with a minimum of a 2½ inch caliper shall be planted within the front
yard setback. These two trees shall consist of one overstory evergreen tree and one ornamental
deciduous tree.
1.All open spaces and non-parking lot surfaces (outlot) shall be landscaped, or covered with
plantings and/or lawn material.
2.Outdoor storage is prohibited.
3.Loading areas shall be screened from public right-of-ways. Wing wall may be required
where deemed appropriate.
4.The Outlot shall be seeded and maintained in a weed free condition in all areas proposed for
future development.
f. Signage
One monument sign along Great Plains Boulevard shall be permitted for Lot 1, Block 1, Mission
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Hills 3 Addition.
1. Monument signage shall be subject to the monument standards in the sign ordinance.
2.Wall signs are permitted on no more than two street frontages. The total of each wall
mounted sign display areas shall not exceed 24 square feet.
3.All signs require a separate permit.
4.The signage will have consistency throughout the development and shall tie the building
materials to be consistent with the signs. Signs shall be an architectural feature, they shall
not be solely mounted on a pole of a foundation.
5.Consistency in signage shall relate to color, size, materials, and heights.
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6.No illuminated signs within Lot 1, Block 1, Mission Hills 3 Additionmay be viewed from
the residential section of the PUD.
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Planning Commission Summary – January 6, 2015
7.Only back-lit individual letter signs are permitted.
8.Individual letters may not exceed three feet in height.
9.Only the name and logo of the business occupying the unit will be permitted on the sign.
RESIDENTIAL
One monument identification sign shall be permitted for the residential development. The sign
may not exceed 24 square feet in area and 5 feet in height.
g. Lighting
1.All light fixtures shall be shielded high pressure sodium or LED fixtures. Light level for site
lighting shall be no more than ½ foot candle at the property line. This does not apply to street
lighting. The maximum height of a residential street light shall not exceed 15 feet. Light
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fixtures within Lot 1, Block 1, Mission Hills 3 Additionshall not exceed 25 feet.
2.Glare, whether direct or reflected, as differentiated from general illumination shall not be
visible beyond the limits of the site from which it originates.
3.Lights shall be on a photoelectric cell to turn them on and off automatically as activated by
yearly conditions.
All voted in favor and the motion carried unanimously with a vote of 5 to 0.
Hokkanen moved, Yusuf seconded that the Planning Commission recommends the City
Council approve the preliminary plat to replat Outlot E, Mission Hills into Lot 1, Block 1,
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Mission Hills 3 Addition, as shown in plans dated received December 22, 2014, including
the attached Findings of Fact and Recommendation, subject to the following conditions:
Park and Trail Conditions
1.Full park fees in lieu of additional parkland dedication and/or trail construction shall be
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collected as a condition of approval for Lot 1, Block 1, Mission Hills 3 Addition. The park
fees will be collected in full at the rate in force upon final plat submission and approval. Based
upon the current residential park fee rates of $3,800 per apartment dwelling and $5,000 per twin
home dwelling, the total park fees will be $599,200.
Engineering Conditions:
1.The estimated Surface Water Utility fees are $108,669.80. These shall be due with the final
plat.
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Planning Commission Summary – January 6, 2015
2.The applicant must prepare an operations and maintenance manual that provides for the
protection and preservation of the stormwater best management practices (BMPs) to provide
for the designed water quality benefit in perpetuity.
3.The city must be granted the right to enter the subject property to inspect the stormwater
BMPs in perpetuity.
All voted in favor and the motion carried unanimously with a vote of 5 to 0.
Hokkanen moved, Yusuf seconded that the Planning Commission recommends the City
Council approve the site plan consisting of a 134-unit senior housing apartment and nine
twin homes, Planning Case 2015-01 as shown in plans dated received December 22, 2014,
and including the attached Findings of Fact and Recommendation, subject to the following
conditions:
Environmental Resource Conditions:
1.The applicant shall submit a revised landscape plan for approval. The revised plan shall meet
minimum requirements for vehicular use area landscaping and bufferyards.
2.The applicant shall provide one overstory tree for each residential unit.
3.The applicant shall increase landscaping in the southwest corner of the property to block
view of the garage doors and wall areas.
Building Official Conditions:
1.The building plans must be prepared and signed by design professionals licensed in the State
of Minnesota. A “Code Record” is required (Code Record schematic plans may be same
scale as architectural). For “Code Record” information go to MN Dept. of Labor and
Industry website: http://www.dli.mn.gov/CCLD/PlanConstruction.asp.
2.Buildings must be protected with automatic fire suppression systems.
3.An accessible route must be provided to buildings, parking facilities, public transportation
stops and all common use facilities.
4.Parking areas, including parking garages, must be provided with accessible parking spaces
dispersed among the various building entrances.
5.Accessible dwelling units must be provided in accordance with Minnesota State Building
Code Chapter 1341.
6.The building owner and/or their representatives should meet with the Inspections Division to
discuss plan review and permit procedures (in particular, type of construction and allowable
area issues must be addressed).
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Planning Commission Summary – January 6, 2015
Fire Marshal Conditions:
1. Additional fire hydrants will be required. Contact Fire Marshal for details.
2.A three-foot clear space must be maintained around fire hydrants.
3.“No Parking Fire Lane” signs and yellow painted curbing will be required. Contact Fire
Marshal for specifics.
4.A Post Indicator Valve (PIV) will be required.
5.Street names are required for the main road entering the project and the loop road serving the
twin homes. Street signs shall be installed prior to building construction. Proposed street
names must be submitted to Chanhassen Fire Marshal and Chanhassen Building Official for
review and approval.
6.Fire hydrants shall be installed and made serviceable prior to combustible construction.
7.Fire apparatus access roads capable of supporting the weight of fire apparatus shall be made
serviceable prior to combustible construction.
8.In lieu of a fire lane to the back side of the building, additional fire protection features shall
be provided, including but not limited to Class 1 standpipes installed per Fire Department
requirements.
Engineering Conditions:
1.The estimated Surface Water Utility fees are $108,669.80. These shall be due with the final
plat.
2.The applicant must prepare an operations and maintenance manual that provides for the
protection and preservation of the stormwater best management practices (BMPs) to provide
for the designed water quality benefit in perpetuity.
3.The city must be granted the right to enter the subject property to inspect the stormwater
BMPs in perpetuity.
4.The grading plan must be revised to show the first floor elevations of adjacent structures
within 100 feet of the property boundary.
5.Proposed elevations must be shown at the corners of each proposed structure.
6.Plans must show the location and elevations of the Emergency Over-Flows (EOFs) on the
project. Structures proposed near an EOF must be a minimum of one foot above the EOF
elevation.
7.The plans must show the style of home for the twin homes.
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Planning Commission Summary – January 6, 2015
8.The plans must show a standard lot benching detail.
9.The grading plan must show proposed elevations at the center of the proposed driveway at
the curb line. The maximum allowed driveway grade is 10%.
10.Proposed grades must not exceed a 3:1 slope.
11.The following materials are prohibited for retaining wall construction: smooth face, poured-
in-place concrete (stamped or patterned is acceptable), masonry, railroad ties and timber.
12.Walls taller than six feet shall not be constructed with boulder rock.
13.Any wall taller than four feet must be designed by a professional engineer licensed in the
State of Minnesota.
14.If a wall is taller than six feet, a fence or other barrier would be required to provide
separation from any drive or walkway within 10 feet.
15.The top and bottom wall elevation must be labeled on the northern retaining wall.
16.The plans must show names for these streets.
17.The streets must be paved with a 7-ton design typical section.
18.The developer shall work with Carver County to remove the curb cut along CSAH 101.
19.The developer shall incorporate the recommendations from the traffic study into their plan
set.
20.The parking lot aisles must be a minimum of 26 feet wide.
21.The engineer shall add the city’s standard plates for concrete sidewalk and bituminous trail
to the plan set.
22.The trails and sidewalks shall be offset from the private streets to incorporate a 5-foot wide
boulevard.
23.Pedestrian ramps shall meet ADA requirements.
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24.The pedestrian ramps at West 86 Street shall be moved closer to the intersection.
25.The pedestrian ramps near the westernmost twin home shall be aligned with each other.
26.A pedestrian crossing shall be incorporated to line up with the southwest walkway that
connects with the CSAH 101 trail.
27.All water main and sanitary sewer main constructed in this project shall be privately owned
and maintained and must meet the city’s requirements for public utilities.
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Planning Commission Summary – January 6, 2015
28.C900 must be used for watermain due to soil conditions typically found in the City.
29.The developer’s engineer shall work with the fire marshal to determine the locations of all
fire hydrants.
30.This parcel has already paid the city for one water and sanitary service hook-up. All
additional units must pay a water and sanitary service partial hook-up fee at the time of final
plat. The remaining hook-up fees would be paid with the building permit.
31.The developer shall work with the Building Department to determine the city SAC and
WAC fees for the main building.
32.Rates cannot increase over existing conditions at any point where surface water discharges
the site.
33.The applicant must provide calculations demonstrating the existing storm sewer under West
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86 Street, and downstream, has adequate capacity.
34.The outlet from Filtration Basin #1 shall be directed to the 36-inch, reinforced concrete pipe
drainage to the southeast and obtain permission from MnDOT to direct the drainage to the
MnDOT pond.
35.All work within the MnDOT right-of-way must be approved by MnDOT.
36.The site grading must be such that drainage in the southeast property corner is directed
towards Filtration Basin #1 and not to the east into the private properties in Mission Hills.
37.A full SWPPP meeting all the requirements of the NPDES permit must be provided to the
city for review and approval prior to recording the final plat.
38.The applicant shall evaluate the practicality of implementing, to the “maximum extent
practicable,” volume-reducing practices including re-use.
39.All swales directing surface flows towards surface water features, including but not limited
to storm sewer infrastructure, and off the subject property shall be stabilized within 48 hours
of cessation of grading activities.
40.The plan shall include a discussion of dewatering that, at a minimum, addresses which
party(ies) are responsible for development of a dewatering plan if one is needed and that the
city must be notified no less than 24 hours in advance of undertaking dewatering activities.
41.Erosion control blanket shall be extended to the top of the slopes draining towards the
southern property boundary.
42.The design of the stormwater BMPs shall follow the guidelines of the MN Stormwater
Manual unless the City Engineer agrees to a deviation for those guidelines.
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Planning Commission Summary – January 6, 2015
43.The plan shall clearly indicate how storm water will be routed into Filtration Basin #4 for
treatment.
44.Pretreatment shall be provided for all filtration basins.
45.A planting plan for the filtration features will be required before recording the final plat.
46.It is the applicant’s responsibility to assure that permits are received from all other agencies
with jurisdiction over the project.
Planning Conditions:
1.The applicant shall work with staff to improve the screening of the southwesterly portion of
the site through the use of berming and landscaping.
2.All rooftop and ground equipment must be screened from views.
3.The site is permitted one monument sign facing Great Plains Boulevard. Sign illumination
and design shall comply with ordinance.
4.Three additional visitor parking spaces shall be added.
All voted in favor and the motion carried unanimously with a vote of 5 to 0.
APPROVAL OF MINUTES: Commissioner Hokkanen noted the verbatim and summary
Minutes of the Planning Commission meeting dated November 18, 2014 as presented.
ADMINISTRATIVE PRESENTATIONS.
Kate Aanenson provided an update on action taken
by the City Council at their December 8, 2014 meeting regarding the Medical Arts Building
signage, 7/41 Crossing, and 2631 Forest Avenue Metes and Bounds Subdivision before
reviewing future Planning Commission agenda items and meetings.
Undestad moved, Hokkanen seconded to adjourn the meeting. All voted in favor and the
motion carried unanimously with a vote of 5 to 0. The Planning Commission meeting was
adjourned at 8:20 p.m.
Submitted by Kate Aanenson
Community Development Director
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