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CC Staff Report 02-23-2015 Y o PC DATE: 1/6/2015 • CC DATE: 2/23/2015 CITY OF CHANHASSEN REVIEW DEADLINE: 2/3/2015 9 N H A S CASE #: 2015-01 BY: Al-Jaff, et al PROPOSED MOTION: "The Chanhassen City Council approves a Planned Unit Development Amendment to the existing standards (Mission Hills PUD), Site Plan Approval for the construction of a 134-unit multi-tenant senior housing apartment building and nine twin homes, and Preliminary Plat approval to replat 8 64 acres into Lot 1, Block 1, Mission Hills 31d Addition,on property zoned Planned Unit Development(PUD) and located at 8600 Great Plains Boulevard (Outlot E, Mission Hills), and adoption of the attached Findings of Fact" -Since the Planning Commission meeting, the applicant submitted revised plans to address issues raised in the staff report. This report has been edited in its entirety- '. SUMMARY OF REQUEST: The applicant is requesting a Planned Unit Development amendment, replat of 8 64 acres into one lot, and site plan review for the construction of a four- story senior housing apartment and nine twin homes. 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: 8600 Great Plains Boulevard (Outlot E, Mission Hills) North of Highway 212, east of Great Plains Boulevard and southwest of 86th Street APPLICANT: Michael Hoagberg Klingelhutz Farms, LLC 17550 Hemlock Avenue 545 Lake Drive#205 Lakeville, MN 55044 Chanhassen, MN 55317 P. 952 378 4386 Neil Klingelhutz C. 612 723 3330 C. 612-685-5580 E. mhoagberg@ch-holdmgsllc com klingelhutz3@msn coin PRESENT ZONING: Planned Unit Development Mixed Use—PUD, Mixed Use 2030 LAND USE PLAN: Mixed Use ACREAGE: 8.64 Acres (376,358 square feet) DENSITY: 17 5 Units per Acre LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving amendments to PUDs 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 Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 2 of 30 Ordinance If it meets these standards, the City must approve the preliminary plat This is a quasi-judicial decision. 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 four-story senior housing apartment building and nine twin homes The requests include a Planned Unit Development Amendment to existing standards, a site plan for an apartment building and twin homes and a subdivision to replat an outlot into a lot The site is located North of Highway 212, east of Great Plains Boulevard and southwest of 86th Street. The site is zoned Planned Unit Development-Mixed Use Sewer and water are available to the site Access to the parcel will be gained off of 86th Street. \Iv iiiirk:-. /ra_ 41,,,,,,,,,,,y_ Y � 8410` v1 t;. /$412: 8480 7 'Ctal IA 'W4 AI e j` Nits _�2 �_ .'. r/85P) pj .,`- -,;x'''11— am• 'nA •8520 85041_ 1t .". S r ; 54,\.p�tii21 OOD • $544, 8525>552'. / 31- . :851.4 8507 to' 4. �u'f�2 757644 'p, r; 8516 �� •_ At 546(58 �\ 'S.Ii�I '54G . '• $5)� 850; • X563 (>,,•.`• 5-p� 5,36•! ` e 4, x581 X512, 52 20 512484 .8 t > litt �' N. �k'"-^9t5"), (35-, w 4-4-.72--/ 484 r x7 i 5$9)564f 5 i 506 94,1%573 553 }S 480 577rF57)5;,` 525 IS� 54%541? 524' 5 �e5. 5.... C r �R ! K,,545~� '5214 d5 i1}1 j 5 5 0• •• a ICI) rL, 5 5 ti p tts runt y,,ie ,'1"3 582 * 11 ;s..1>} { 4 J S 4 557, } r S 5eq t �'Sg9 o-. �r MAR N'AN') iltl , _f SUBJECT • 581 ,E5665571 525 PROPERTY :,'x`558 545 5.4.5-1v,x5,6)44'v.' 44455 d" :4,:41:4-766). .,57c •''0 8550 .54,5 3-, 486 .48231.70" ;5$Oi7r 5670 '1a� `'•: 4 . (k-,, `.568 559 5258 •9"/6',HO 5515 �j r155 4y5 47'-0 v 4 �.,4,2 48�7r 4 41'.. * 513501 4r f a> •AR.LAM1'. %156 _.;212 Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 3 of 30 The following is a summary of the requests 1. Planned Unit Development Amendment: The first request is to amend the ordinance regulating the use on the site from Commercial to Residential 2. Subdivision/Preliminary and Final Plat: The second request is for subdivision approval to replat 8 64 acres into a lot 3. Site Plan: The final request is for a site plan to construct a four-story, 134-unit senior housing apartment building and nine twin homes Site coverage is averaged over the entire development This is permitted under the PUD ordinance (Section 20-505 (e)) The total permitted site coverage is 50 percent. The proposed development has a total hard coverage area of 46 5%. The design of the building is attractive and is proposed to be constructed of high-quality materials They include masonry, painted siding, and exterior finish and insulation system (E I F S ) and the structures will have sloped shingle roofs The twin homes will reflect some of the architectural elements of the apartment building yet maintain their individuality. All elevations that can be viewed by the public have received equal attention Parking is buffered from views by buildings and landscaping Sidewalks and trails allow for connections between the subject site and the surrounding buildings and separates pedestrian from vehicular traffic. Access to the site is provided via West 86th Street. There will not be direct access to Highways 212 or 101 (Great Plains Boulevard) 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 site plan, subdivision and planned unit development amendment 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 VII,Planned Unit Development District Chapter 20,Article XXIII, Division 9 —Design Standards for Multifamily Developments Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 4 of 30 '''41111 �. �► i';�.� BACKGROUND W NI • Rice Ma -h The Land Use Plan designates Iff Lake Susan Lake P rk areas around the Highways !IIPROPER a I 1 01/212 interchange as mixed OHW 889 8 `��% = 't Marsh Ri use This category has been :� -r�1` �� Ai OH 0000 established to accommodate e- c0. mtli lb �either commercial or hi - V Lrl, • e _ -�?;%,,,...i SUBJECT Ig �. : �''�L=�:::;! s densit residential �1!►,�. �NrAI�y TY l�w-•�l- ilo44Fr/4r develo ments The high- - ?mar:.;;;. .ad p �- lir��, 3��xel-.ART density category,which p a • - ` _...�0; a,,n•rtyM, . Y it r C --- 4'411..W..14+ _.'..: includes units with a maximum ►�;♦�; • ' r = _ _ w° net density of 16 0 umts per f;�41 1 1 ■ -' - i • . J, t, �� l6 RICE ICR tiY HILL TC- acre, accommodates apartments s, /J. ,v Q V , ' " �6 RI.E CR 1 r• and higher density iIti vko t !vie' 8 h'+a'rea Court I i Fnbon Hilts Dr ' �s� he# 0wd �� tO Frisco Gri condominium units but would C� s .ai• r o trot. also permit the development of 1, �� ,� .,r ��' �!� townhome-type units IF En w is MC saw a!lea•• The Mission Hills development was approved prior to the realignment of CSAH 101 (Great Plains Boulevard) and the construction of Highway 212. The subject site was platted as an outlot to accommodate this road work, which has since been completed allowing the site to be developed On October 24, 1994, the City Council approved the following. • Rezoning the site from RSF to PUD (#93-4) The uses within ® J ` —_ the PUD allowed for Low :.4),14.,,,A4',464 4', Arc - Density Residential at the ,'?�' s4. northeasterly portion, Medium /-�,,, f '1"}�1 : z�si # t+ Density along the center of the 4,. = ,r___,1 //0 site and Neighborhood V Commercial along the l`; _ ' . .- southwesterly portion; A' ' ..y. '. r , • Final plat of Mission Hills for 4,� ,. 16 single-family lots and 75 a° a pp � Eu�£O F� 1 �1I,I€a- medium-density lots to i;' ,. accommodate a total of 210 a. units and an outlot for future commercial development, and i'-_____—_ • Site Plan#94-5 for the construction of 194 . ml ♦ C townhouses 1 ,r t a Mission Hills Senior Living Planning Case 2015 -01 February 23, 2015 Page 5 of 30 The site permitted a total of 212 units within the medium density section of the site. The total number of units built was 194 units (18 units remaining). The low density residential section of the site allowed 34 units. The total homes built were 16 (18 units remaining). The Planned Unit Development Ordinance allows the transfer of density within the boundaries of a PUD. These remaining unused units are proposed to be transferred to the proposed senior housing site to accommodate the proposed 134 -unit apartment building and nine twin homes. SITE PLAN In order to provide a better understanding of the overall development, staff will first review the site plan component, which in turn leads to the PUD amendment. The building must comply with the Development Design Standards for Mission Hills. A PUD is required to be developed to a higher quality than other projects. Site coverage is averaged over the entire development. This is permitted under the PUD ordinance (Section 20 -505 (e)). The total permitted site coverage is 50 percent. The proposed development has a total hard coverage area 46.5 %. The site plan request is for the construction of a four -story senior housing apartment building and nine twin homes. In order to accommodate those residential units, the planned unit development standards pertaining to uses on the subject site will need to be amended. AF.NC/RYAYAYAI] 1? Waewarxs ana rrarrs auow ror connections between the subject site and the surrounding buildings and separates pedestrian from vehicular traffic. Access to the site is provided via 86' Street. There will not be direct access to Highway 212 nor Great Plains Boulevard. Total Acres Density # of Units Permitted # of Units Built Low Density 8.5 4 units per acre 34 16 Medium Density 26.5 8 units per acre 212 194 Total 246 210 SITE PLAN In order to provide a better understanding of the overall development, staff will first review the site plan component, which in turn leads to the PUD amendment. The building must comply with the Development Design Standards for Mission Hills. A PUD is required to be developed to a higher quality than other projects. Site coverage is averaged over the entire development. This is permitted under the PUD ordinance (Section 20 -505 (e)). The total permitted site coverage is 50 percent. The proposed development has a total hard coverage area 46.5 %. The site plan request is for the construction of a four -story senior housing apartment building and nine twin homes. In order to accommodate those residential units, the planned unit development standards pertaining to uses on the subject site will need to be amended. AF.NC/RYAYAYAI] 1? Waewarxs ana rrarrs auow ror connections between the subject site and the surrounding buildings and separates pedestrian from vehicular traffic. Access to the site is provided via 86' Street. There will not be direct access to Highway 212 nor Great Plains Boulevard. Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 6 of 30 Parking is proposed along the middle of the site and below the apartment building. It is buffered from views by the buildings and landscaping. The minimum setback in the PUD district is 50 feet from the residential district. The apartment building maintains a SF a minimum of 65 feet at the closest point to the westerly ,� u'I ��,,, property line and increases to 120 feet There is a 20-foot parking and drive aisle setback from all exterior property 1[... lines. The proposed development complies with the required setbacks , 1 o The trash enclosure will be located within the underground L parking area serving the apartment building -�� o ® o The design of the building is attractive and is proposed to be a constructed of high-quality materials which include masonry, d i in. painted siding, and exterior finish and insulation system I/ (E I F S ) and the structures will have sloped shingle roofs . ozes gill All elevations that can be viewed by the public have received equal attention The building has pronounced entrances, utilizes durable exterior materials, and exhibits articulation 0 ' ne a Si R f Re En '' - __ �!i a i „f4 ,d 4 7 o,,�o ,.. new• i Via' 4 1' .fie` ,l ✓` - ti wA.is/MG A-_._ _ re0h5 K.i.1THE�a cct3 Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 7of30 nine twin homes will be located along the �� northeasterly portion of the site The design and ,,�. <+' �` # \-s- The +4, F colors used on the buildings will complement the j _ '� ' 4, apartment building and remain within the same color family, however, each unit will have some r ` f � unique features i„*, Utilizing the basic building footprint, the applicant ! 'r +4.w modified the exterior components and colors to -; • create four unique yet compatible design options for _' , the twin homes The location of each design type is .•. placed within the layout of nine buildings to create `- a maximum separation between each design option 0 , c / os j‘k, ' ' nsa+a�or�a�arnai iocAna+s ;if. _ Design Option#1 Features color scheme#1 with a shed roof design over the front bay window, tapered I jet 4i 411 siding column at front walk and standard garage door implinnipp./....001"\N Design Option#2 Features color scheme#2 with a gable roof design over the front bay window, square four- ,N post column at front walk and garage door Noy , i4® . with transom windows. _ r i - _ ti -- - movispropp, - Design Option #3 Features color scheme#1 with a gable roof design over the front bay window, square four- post column at front walk and standard garage I ` door Mission Hills Senior Living Planning Case 2015 -01 February 23, 2015 Page 8 of 30 Design Option #4 Features color scheme #2 with a shed roof design over the front bay window, tapered siding column at front walk and garage door with transom windows. The total number of units proposed on the site is 134 units housed in the apartment building and 18 units in nine twin homes. When the Mission Hills development was created, the development was allowed a density of The total number of units proposed is 152. The PUD ordinance permits the transfer of density within the boundaries of a development. Staff is recommending approval of the transfer of the remaining medium density to the high density site to accommodate the proposed development. 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 site plan with conditions as outlined in the staff report. LIGHTING /SIGNAGE The applicant has submitted a lighting plan and a photometrics plan has been prepared for the site. 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. All fixtures must be shielded. The development is permitted one monument sign. The total sign area may not exceed 24 square feet and 5 feet in height. A sign is proposed along the west facing Great Plains Boulevard. This sign is in a "V" shape. Area # of Units Permitted # of Units Built Total Remaining Medium Density 26.5 212 194 18 High Density (subject Site) 8.64 138 0 138 Total 35.14 350 194 156 The total number of units proposed is 152. The PUD ordinance permits the transfer of density within the boundaries of a development. Staff is recommending approval of the transfer of the remaining medium density to the high density site to accommodate the proposed development. 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 site plan with conditions as outlined in the staff report. LIGHTING /SIGNAGE The applicant has submitted a lighting plan and a photometrics plan has been prepared for the site. 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. All fixtures must be shielded. The development is permitted one monument sign. The total sign area may not exceed 24 square feet and 5 feet in height. A sign is proposed along the west facing Great Plains Boulevard. This sign is in a "V" shape. Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 9 of 30 The city code allows double-faced signs if the angle between the two faces does not exceed 45 degrees The plans reflect a 30-degree separation City code limits the number of monument signs to one per lot The total area of the monument signs is 24 square feet and the height is 5 feet which is in keeping with the district regulations. PARKING The ordinance requires one parking space per twin home unit for a total of 18 spaces The applicant is providing 18 spaces The ordinance requires one parking space per independent living apartment unit Sixty-six spaces are required and provided The ordinance requires one parking space per three assisted-living units Twenty-three spaces are required and provided The ordinance requires one parking space per employee. The applicant is providing 24 spaces The ordinance also requires one space per four units The total number required is 38 The applicant is providing 38 spaces ARCHITECTURAL COMPLIANCE Size,Portion and Placement Entries: The building has pronounced entrances. Articulation: The buildings incorporate adequate detail and have been tastefully designed The architectural style is unique to the buildings but will fit in with the surrounding area. The buildings will provide a variation in style through the use of masonry, painted siding, and exterior finish and insulation system (E I F S ) and the structures will have sloped shingle roofs. The building utilizes exterior materials that are durable and of high quality Signs: All signage must meet the sign criteria in the Planned Unit Development Ordinance prescribed for this development Material and Detail High quality materials are being used on the building Color The colors chosen for the buildings are earth tones The selection is unique, but blends in with the surrounding buildings. Height and Roof Design The building ranges in height between 14 and 51 feet The number of stories ranges between one and four stories The setback of the building exceeds the height of the building which will allow for a balanced appearance and will not appear imposing. The roofline is staggered and contains dormers which adds articulation to the design of the buildings All rooftop equipment must be screened from views Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 10 of 30 Facade Transparency All facades viewed by the public contain more than 50 percent windows and/or doors One area that can be viewed by the public does not meet ordinance requirement This area is located along the southeast corner. This can be easily remedied through the use of additional landscaping .iii 112 ZZ 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 Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 11 of 30 (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 Finding: The proposed development is consistent with the City's design requirements, the comprehensive plan, the zoning ordinance and the site plan review requirements. The site contains a number of outdoor seating areas and walking paths that connect to city trails The overall design provides adequate open space The design incorporates the curb appeal criteria listed in the city code which includes (1) Orientation to the street or access road (a) Setbacks (b) Spacing between buildings and view sheds. (2) Architectural detail/decorative features (a) Windows. (b) Flower boxes (c) Porches,balconies,private spaces (d) Location and treatment of entryway. (e) Surface materials, finish and texture (f) Roof pitch. (g) Building height and orientation. (3) Location of garages. (4) Landscaping including fencing and bermmg (5) Street lighting (6) Screening of parking, especially in apartment and condominium developments. (7) Variations/differentiations in units including,but not limited to, color, material, articulation etc 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 approved development for this 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. SITE CONSTRAINTS PROJECT UNDERSTANDING The applicant is proposing a 152-unit senior housing development on an 8.64 acre parcel of land As part of the development, the applicant is requesting that the zoning be changed to PUD- Residential The land is currently in agricultural production Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 12 of 30 SITE CONSTRAINTS Wetland Protection The City of Chanhassen Wetland Inventory and the National Wetland Inventory do not indicate the presence of any wetlands on the subject property A review of historic aerial photographs and on-site observations supports the conclusion that there are no wetlands on the subject property. Bluff Protection There are no bluffs on the property. Shoreland Management A significant portion of the subject property lies within the shoreland district for Lake Susan The development will need to meet the PUD requirements for the DNR shoreland rules This includes having a minimum of 50%preserved as green space; they are proposing just over 53% In addition, they must meet the minimum standards for stormwater management and erosion prevention. They have provided a stormwater management plan and an erosion prevention and sediment control plan By meeting the requirements of the City and the Watershed District the applicant will have satisfied the DNR standards Floodplain Overlay This property does not lie within a floodplain Bluff Creek Overlay This property does not he within the Bluff Creek Overlay District SITE GRADING: DRAINAGE Currently the site has three drainage areas The majority of the site either drains north to West 86th Street or south to the right of way for Highway 212. Approximately 16% of the site drains to the east to Mission Hills with much of this watershed making it to a storm water pond located at the intersection of Mission Hills Way and 86th Street West. Under the proposed condition the site is divided into seven drainage areas that will leave the site at four distinct locations. A majority of the site will be treated and discharged to the existing storm sewer either at the intersection of Great Plains Boulevard and 86th Street West or to the storm system in the southwest corner of the site that goes under Great Plains Boulevard and discharges onto 8601 Great Plains Boulevard. The applicant has revised the storm water management design so that discharge rates do not increase from existing rates at any discharge point form the site under all required storm designs The proposed plan provides for on-site treatment for all but approximately one acre of the site. This acre is comprised almost entirely of open space with about 3,700 square feet of roof and will be directed towards one of two off-site treatment areas. Any discharge to MN/DOT or work within their right-of-way will require their approval Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 13 of 30 The grading plan must show a spot elevation between the two buildings near Infiltration Basin No 5, to show that water will flow away from both structures. Proposed grades at the northwest corner of the western parking lot must be revised so as not to exceed a 3.1 slope SITE GRADING: EROSION PREVENTION AND SEDIMENT CONTROL An erosion control plan consistent with Section 19-145 of city code will be required This development exceeds the threshold for the NPDES Construction Permit A Surface Water Pollution Prevention Plan(SWPPP)will be required for review and approval Many of the elements required in the SWPPP have been included in the Grading, Drainage and Erosion Control Plan Sheet C100 The city has checklist of required SWPPP elements. This checklist will be made available to the applicant and the consulting engineer for use in their preparation of the SWPPP The SWPPP will be required with the final plat and prior to any earth-disturbing activities. The NPDES construction permit must be granted to the applicant prior to any earth-disturbing activities RETAINING WALLS The developer is proposing two retaining walls along the south of the proposed,main building and one retaining wall near the north property line The following materials are prohibited for retaining wall construction• smooth face, poured-in-place concrete(stamped or patterned is acceptable), masonry, railroad ties and timber Walls taller than six feet shall not be constructed with boulder rock. Any wall taller than four feet must be designed by a professional engineer licensed in the state of Minnesota. The southeastern wall is approximately 180 feet long, with a maximum height of 8 feet It runs parallel to the walkway around the southeastern side of the main building. The southwestern wall is approximately 165 feet long, with a maximum height of 12 feet. It wraps around the walkway on the southwest side of the proposed main building The plans shall label the top and bottom elevations of this wall. This wall must include a fence or other barrier to provide separation from the nearby walkway The northern retaining wall is approximately 190 feet long with a maximum height of 5 feet. This wall wraps around the northern most twin home, running between the home and Infiltration Basin#5 TRAFFIC STUDY The developer commissioned a traffic study to determine what impacts the proposed development would create compared with not developing the land The results of the study show that the intersections of CSAH 101 and Lake Susan Drive, CSAH 101 and West 86th Street, and Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 14 of 30 West 86th Street and Mission Hills Drive would have a negligible change in Level of Service and all the studied intersections would function at acceptable levels The City has been contacted by the Mission Hills Gardens Homeowners Association. This HOA is located nearby on the north side of West 86th Street The two letters staff has received are included in this report From these letters and a discussion with their Vice President, the HOA's main concern is with, not an increase in delay from traffic, but the safety of the left turn from West 86th Street onto CSAH 101, intersection design as it exists today. CSAH 101 is a county road, for that reason Carver County has jurisdiction over any changes to the intersection of CSAH 101 and West 86th Street City staff has contacted the County to notify them of the residents' concern in the area From MnDOT crash data, there has not been a reported accident at the intersection of CSAH 101 &West 86th Street within the past five years, therefore, it may not be a high priority for a County safety improvement project Staff also received notice that residents were concerned about the visibility around West 86th Street curves when cars are parked on that street The developer's traffic engineer indicated that the proposed development is not expected to generate additional parking on West 86th Street due to three onsite parking lots Staff has followed up on this issue outside of the development review process STREETS The proposed plan consists of two private streets to provide access to the nine twin homes and the main building and parking lots The plans must show names for these streets The developer's engineer must submit documentation that the street pavement meets a 7-ton design The plan set shall include turn-movements for a fire truck to navigate the medians for entry access to the main building The developer shall incorporate the recommendations from the traffic study into their plan set • Special consideration should be made to limit any sight distance impacts from future structures, landscaping and signing • When designing internal traffic controls, incorporate improvements based on guidelines established in the MUTCD. In particular, it is important to identify traffic controls at intersections between internal roadways/driveways to minimize vehicular conflicts and driver confusion. • Review truck turning movements to ensure that large vehicles have adequate accommodations to negotiate internal roadways. • Modify the raised median at the W. 86th Street/Mission Hills Drive intersection and strip W. 86th Street to help delineate the travel/turn lanes Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 15 of 30 PARKING& WALKWAYS The site plan includes two parking lots for the main building and a small parking lot for the twin homes The parking lot aisle of the twin home lot must be a minimum of 26 feet wide or the stalls may be lengthened to 20 feet The plans include sidewalks and trails throughout the property. The pedestrian ramps shall meet ADA requirements WATER MAIN AND SANITARY SEWER MAIN—PRIVATE UTILITIES All water main and sanitary sewer main constructed in this project shall be privately owned and maintained and must meet the City's requirements for public utilities The plans call for 8-inch Ductile Iron Pipe(DIP) water main and 8-inch SDR 35 sanitary sewer main to connect to the services stubbed out in the City's pervious utility projects on West 86th Street ASSESSMENTS This property was assessed and has paid in full for property assessments for the projects that constructed water main and sanitary sewer main under West 86th Street Currently, no assessments are owed by this property This parcel has paid the City for one water and sanitary service hook-up All additional units must pay a water and sanitary service partial hook-up fee at the time of final plat. The remaining hook-up fees would be paid with the building permit The developer shall work with the Building Department to determine the City SAC and WAC fees for the main building. STORMWATER MANAGEMENT Article VII, Chapter 19 of City Code describes the required storm water management development standards Section 19-141 states that "these development standards shall be reflected in plans prepared by developers and/or project proposers in the design and layout of site plans, subdivisions and water management features " This site will need to be compliant with the City of Chanhassen's MS4 permit Part III D 5 requires that new developments with a disturbance equal to, or greater than, one(1) acre must have no net-increase from pre- development conditions of stormwater discharge volume, total suspended solids (TSS) and total phosphorous (TP). The site will also need to be compliant with the NPDES Construction Permit. The site will fall under the jurisdiction of the Riley Purgatory Bluff Creek Watershed District and be subject to their stormwater management rule. This rule requires the abstraction of 1.1 inch of runoff from all new impervious surfaces and removal of 90%TSS and 60% TP This is the same removal as indicated in Chapter 19 of City Code. Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 16 of 30 The applicant is proposing to use filtration as opposed to infiltration. The applicant has concluded, based upon the geotechnical report, that infiltration is infeasible as the soils are predominately lean clays which have a low infiltration rate While this is a condition under which infiltration is limited, under the requirements of both the MS4 permit and the watershed district rules, the applicant must implement,to the"maximum extent practicable"volume reduction techniques other than infiltration Stormwater re-use for irrigation purposes would be a method, preferred by city staff, for reducing runoff volume. Given that as much as 4 5 acres could be irrigated upon final build out, storm water reuse could also result in a significant reduction in potable water use. The applicant must evaluate the feasibility of other volume reducing practices and provide to the city and watershed district for review The applicant did provide a summary of the outputs from the P8 model they ran to determine water quality benefits of the proposed practices. The overall annual reductions for the proposed features are 98%removal for TSS and 94%removal for TP This meets the requirements for water quality treatment. The proposed best management practices will be privately owned. However, as these will be routed to the city's storm sewer system it is in the city's interest to assure that these function as designed for their life It is also required under the city's MS4 permit that we have a mechanism in place to assure proper operations,maintenance and function of the practices The applicant must provide an operations and maintenance manual to the city for review and comment. The applicant must provide access to city personnel to inspect the practices and to require maintenance in the event it is not being adequately performed. A draft maintenance agreement is included as part of this report This will be included as part of the development contract. The design should follow the MN Stormwater Manual guidelines and recommendations wherever possible to do so The applicant shall provide justification for any deviations from the guidelines For instance, it has been staff's experience that filter socks around drain tile are prone to failure. The Minnesota Stormwater Manual recommends bedding the underdram in#57 stone and using a choker course above the bedding All basins must have pretreatment of water prior to entering the feature For those areas where curb cuts serve as the inlet, rip-rap is an effective energy dissipation method reducing the risk of scour however, it is an ineffective pre-treatment method. The online Minnesota Stormwater Manual discusses a variety of pre-treatment methods The applicant should look to this manual for guidance and select an effective pretreatment based upon the recommendation within the manual City staff has found pretreatment chambers, such as the Rain GuardianTM to be an effective pretreatment practice for curb cut inlets In areas where storm water is directed to the basin through a catch basin, a sump manhole, at least three feet in depth should be used This includes the three (3) CBMH labeled 26 on sheet C200 Storm Water Utility Connection Charges Section 4-30 of code sets out the fees associated with surface water management A water quality and water quantity fee are collected These fees are based on land use type and are Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 17 of 30 intended to reflect the fact that the more intense the development type, the greater the degradation of surface water. This fee will is calculate as shown in the table below Per acre rate Acres Totals Water Quality $6,240 00 8 64 $53,913.60 Water Quantity $9,140 00 8 64 $79,969 60 Credit ($6,240)0 5 7 68 ($23,961.60) Total due at fmal plat $108,921.60 LANDSCAPING requirements for landscaping include 7508 square feet of landscaped area around the parking lot, two landscape islands or peninsulas, 30 trees for the parking lot, and bufferyard plantings along the property lines. The applicant's proposed as compared to the requirements for landscape area and parking lot trees is shown in the following table Required Proposed Vehicular use landscape 7508 sq ft >7508 sq. ft. area Overall trees required for 30 trees 30 trees vehicular use area Landscape islands or 2 islands/peninsulas 2 islands/peninsulas peninsulas/parking lot The applicant meets minimum requirements for trees and landscaping in the parking lot/vehicular use area Bufferyard requirements Required plantings Proposed plantings Bufferyard B—north 5 Overstory trees 4 Overstory trees prop line, 280' 8 Understory trees 8 Understory trees 14 Shrubs 16 shrubs Bufferyard B—south 5 Overstory trees 5 Overstory trees prop line, 540' 10 Understory trees 10 Understory trees 20 Shrubs 20 Shrubs Bufferyard A—east prop. 6 Overstory trees 6 Overstory trees Line, 630' 6 Understory trees 6 Understory trees 12 Shrubs 20 Shrubs Bufferyard B—west 20 Overstory trees 21 Overstory trees prop Line, 1000' 30 Understory trees 16 Understory trees 50 Shrubs 50 Shrubs Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 18 of 30 The applicant does not meet minimum requirements for bufferyard plantings The north buffer is sufficient since additional plantings would interfere with sightlines at the entrance. The bufferyard along Highway 101 is short on understory trees Staff recommends that evergreen and ornamental plantings be increased along Highway 101 to provide additional screening for the twin homes at the north end of the project site PARKS ;; „ ►lr This property is located within the one-half mile neighborhood park service area for Chanhassen Hills Park Residents of the l , ,s 9, s Mission Hills Senior Livmg community } �' } _ ,o,r "yY will have convenient access to this ` r-- "'_ publicly-maintained recreation facility v.,-.`V`I} �,�s,W s n y Subject r. Chanhassen Hills Park is eight acres in size Site and features a playground,basketball court, . - `tiE- picnic shelter,ball field,benches and walking trails. Off-street parking is also >1` `` ` ` - 71-,1' , available on Chanhassen Hills Dnve South '' Bandimere Community Park and Lake `-4,.�'�� Susan Community Park are both located ,7+N p„ within the one-mile community park , -' ,. 10' service area of the new Mission Hills / a 18 IYNAN GM, Senior Living housing These two parks are more robust in their recreation facility 1;• n,.il offering including features such as a fishing vp 'Mr Y1E1Y V4 aYNMI(.!'•�' pier,boat landing, tennis courts, archery range, soccer fields and extensive walking �y.Y.°. trails t i---t4:7----J - No additional parkland acquisition is being I BANOIMERc CijMUNI ry recommended as a condition of this 92ARK f, subdivision TRAILS . The subject site has convenient access to the public trails along Great Plains Boulevard,the three- mile Rice Marsh Lake Trail Loop and the Lakeside trail route to Lake Susan Park No additional trail construction is being recommended as a condition of this subdivision PLANNED UNIT DEVELOPMENT AMENDMENT The site is zoned Planned Unit Development The designation for the southwesterly portion of the site is commercial. The land use plan designates the site as Mixed Use Development. This category allows commercial uses meeting the daily needs of a neighborhood or high-density residential Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 19 of 30 Amending the PUD ordinance regulating this site will be in keeping with the comprehensive plan Staff is recommending approval of the amendment and adoption of the revised standards PLANNED UNIT DEVELOPMENT AMENDMENT 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 action 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 Finding: The site is guided mixed use (residential and neighborhood commercial). An apartment building and townhouses are a permitted and a reasonable use in this location b) The proposed use is or will be compatible with the present and future land uses of the area Finding: The proposed use is and will be compatible with the present and future land uses of the area through the implementation of the design standards, landscaping, architecture, etc. c) The proposed use conforms with all performance standards contained in the Zoning Ordinance. Finding: The proposed use will conform with all performance standards contained in the Zoning Ordinance such as design standards, signage, durable materials, uses, etc d) The proposed use will not tend to or actually depreciate the area in which it is proposed Finding: The proposed use will complement the surrounding area and will not depreciate it e) The proposed use can be accommodated with existing public services and will not overburden the city's service capacity Finding: The site is located within the Municipal Urban Service Area The proposed use can be accommodated with existing public services and will not overburden the city's service capacity f) Traffic generation by the proposed use is within capabilities of streets serving the property Finding: Based upon traffic studies conducted by the applicant's traffic engineer, traffic generation by the proposed use is within capabilities of streets serving the property Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 20 of 30 SUBDIVISION The developer is requesting preliminary z /' plat approval to replat 8 64 acres into one r � •lot—Mission Hills 3 rd Addition Lot 1 is ��: ��" , ` .°r proposed to house an apartment building and nine twin homes « ' {t The ordinance states, "All lots shall abut �'" �` _� '_ \\S N for their full required minimum frontage s � ' <' on a public street as required by the ao {�`y '^°F � .� f�' zoning ordinance, or be accessed by a private street; or a flag lot which shall 4. ` - ^y� r -� U• have a minimum of thirty feet of frontage f ;�, , .�r . r�= on a public street" a r ■& :f `el ao ._ The lot has street frontage Access to the T ,' `�' � 'tt` lit , a� �✓, -tom.-- � •: F;f'�. lot is gained from a curb cut off of West _ � 4 �� r,'4; " 86th Street 111 -__ The subdivision request is a relatively W straightforward action and staff is sd _ recommending approval with conditions 1 71XNCHti'AYAIAO 31 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 Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 21 of30 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; Finding: 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. COMPLIANCE TABLE Lot Ordinance Requirements Subject Site Lot Coverage 50% 46 5%* Building Height Ordinance Requirements Subject Site Principal Four-story Four-Story Building Setbacks Ordinance Requirements Subject Site West Front yard 0' 110' South Front yard 0' 25' North Front yard 0' 30' East Rear yard 50' 65' Parking Requirements Ordinance Requirements Subject Site Stalls 169 169 West Front yard setback 35' 35' South Front yard setback 35' 80' North Front yard setback 35' 90' East Rear yard setback 50' 120' Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 22 of 30 RECOMMENDATION Staff recommends adoption of the following three motions. 1. PLANNED UNIT DEVELOPMENT AMENDMENT "The City Council approves 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 (amendments are shown in bold and highlighted in yellow) with the following conditions, and adoption of the attached Findings of Fact 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 The purpose of this zone is to create a PUD neighborhood commercial/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, the . . .. - -- .. ... : . - ! - Lot 1,Block 1,Mission Hills 3rd Addition shall comply with the R-12,High Density District. b. Permitted Uses uses may include small to medium sized restaurant (no drive thru windows), office, day carte neighborhood scale commercial, convenience store, churches, or other similar type and scale - - '" ' • - • •- The permitted uses within the development shall include the following: • Single Family Residential • Medium Density Residential • High Density Residential Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 23 of 30 c. Setbacks In the PUD standards, the building setback for commercial is 50 feet from any public right-of- way. The commercial 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 commercial High Density portion of the site. This buffer shall be in the form of a berm and landscaping The following setbacks shall be observed Commercial 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 86th Street * 30' 20' Interior Lot Lines O'(from commercial) O, O, 0' (from commercial) 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 Villas, A Condominium, Common Interest Community No. 8, 9th Supplemental filed April 10, 1996, Mission Hills Villas, A Condominium, Common Interest Community No 8, 10th Supplemental filed April 10, 1996, Mission Hills Villas, A Condominium, Common Interest Community No. 8, 11th Supplemental filed May 7, 1996, and Mission Hills Villas, A Condominium, Common Interest Community No 8, 12th Supplemental filed May 20, 1996, Mission Hills 2nd Addition Area 2,100 square feet Width. 46 feet Depth 47 feet Mission Hills 3'd Addition: Area: 376,358.4 square feet Width. 480 feet Depth: 620 feet BLOCK USE Net Lot Density Hard Surface Area Coverage Outlet Commercial 7 72 acres Mission Hills 3rd 152 Multi-Family 8,64 acres 17.5 500/0 Addition Units Block 1, Mission Hills 138 Multi-Family 18 acres 7 66 37% Units Block 4, Mission Hills 56 Multi-Family Units 8 92 acres 6 28 43.2% Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 24 of 30 COMMERCIAL 1 All materials shall be of high quality and durable. Masonry material shall be used Color - .. • . - :h colored block or panels 2 Brick may be used and must be approved to assure uniformity 3. Block shall have a weathered face or be polished, fluted, or broken face - - . . . . . -, . - . , . . . . - - or coated . Li - . . . . - . •• . . ... . . - . . 7. All roof mounted equipment shall be screened • . - : .. . ..: -- - - . - prohibited Screening shall consist of compatible materials :. ' .• . -- e. :t shall have a pitched roof line • • - - - ' • -- . .. RESIDENTIAL 1 Building extenor material shall be a combination of prepamted 5-inch 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 one overstory tree within its front yard 5. All units shall have access onto an interior street and not 86th Street 6. The apartment building located on Lot 1, Block 1, Mission Hills 3rd Addition shall: a. Have pronounced entrance. b. Insure that all foundation walls are screened by landscaping or retaining walls. Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 25 of 30 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 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 2�/2 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 COMMERCIAL One monument sign along Great Plains Boulevard shall be permitted for Lot 1, Block 1, Mission Hills 3rd Addition. . - - .. . . . . . --- . - resrdential section of the PUD. 1. All businesses built within the outlot shall share one monument sign 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 Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 26 of 30 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 6 No illuminated signs within Lot 1,Block 1, Mission Hills 3rd Addition the outlot may be viewed from the residential section of the PUD. 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 one-half 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 fixtures within the outlot Lot 1, Block 1, Mission Hills 3rd Addition shall 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 '1. The outlot light poles shall be corten, shoe box light standards " 2. SUBDIVISION "The City Council approves the preliminary plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission Hills 3rd Addition, as shown in plans dated received December 22, 2014, including the attached Findings of Fact and Recommendation, subject to the following conditions. Mission Hills Senior Living Planning Case 2015 -01 February 23, 2015 Page 27 of 30 Park and Trail Conditions 1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition of approval for Lot 1, Block 1, Mission Hills 3'd Addition. The park fees will be collected in full at the rate in force upon final plat submission and approval. Based upon the current residential park fee rates of $3,800 per apartment dwelling and $5,000 per twin home dwelling, the total park fees will be $599,200. Engineering Conditions: The estimated Surface Water Utility fees are $108,921.60. These shall be due with the final plat. 2. The applicant must prepare an operations and maintenance manual that provides for the protection and preservation of the stormwater best management practices (BMPs) to provide for the designed water quality benefit in perpetuity. The applicant must enter into a maintenance agreement with the City and record that agreement against the property." 3. SITE PLAN APPROVAL "The City Council approves 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 January 29, 2015, and including the attached Findings of Fact and Recommendation, subject to the following conditions: Environmental Resource Conditions: The applicant shall submit a revised landscape plan for approval. The revised plan shall incorporate increased plantings of evergreens and ornamentals along Highway 101 to provide additional screening for the twin homes at the north end of the project site in order to met minimum bufferyard requirements. 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 Department of Labor and Industry website: httn:// www. dli. mn .gov /CCLD/PlanConstruction.asy. 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. Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 28 of 30 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) Fire Marshal Conditions. 1. A three-foot clear space must be maintained around fire hydrants. 2 "No Parking Fire Lane" signs and yellow painted curbing will be required. Contact Fire Marshal for specifics. 3. 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. 4. Fire hydrants shall be installed and made serviceable prior to combustible construction 5. Prior to combustible construction fire apparatus access roads capable of supporting the weight of fire apparatus shall be made serviceable 6. 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 7 Provide to Chanhassen Fire Marshal radius turn dimensions for accessing the building The concern is the center islands for getting fire apparatus to the front doors. Engineering Conditions• 1 The grading plan must show a spot elevation between the two buildings near Infiltration Basin No 5, to show that water will flow away from both structures. 2. Proposed grades at the northwest corner of the western parking lot must be revised so as not to exceed a 3.1 slope. 3 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. 4 Walls taller than six feet shall not be constructed with boulder rock Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 29 of 30 5 Any wall taller than four feet must be designed by a professional engineer licensed in the State of Minnesota 6 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. 7. The top and bottom wall elevation must be labeled on the southwestern retaining wall 8. The plans must show names for these streets 9 The developer's engineer must submit documentation that the street pavement meets a 7-ton design 10. The plan set shall include turn movements for a fire truck to navigate the medians for entry access to the main building 11 The developer shall incorporate the recommendations from the traffic study into their plan set 12 The parking lot aisles must be a minimum of 26 feet wide 13 Pedestrian ramps shall meet ADA requirements. 14 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. 15 This parcel has paid the city for one water and sanitary service hook-up All additional units must pay a water and sanitary service partial hookup fee at the time of final plat 16 The developer shall work with the Building Department to determine the City SAC and WAC fees for the main building 17. All work within the MnDOT right of way must be approved by MnDOT 18. 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. 19. The applicant shall evaluate the practicality of implementing, to the "maximum extent practicable", volume-reducing practices including re-use 20 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 21. Erosion control blanket shall include the swales in their entirety. 22. 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 Mission Hills Senior Living Planning Case 2015-01 February 23, 2015 Page 30 of 30 23 Pretreatment shall be provided for all filtration basins accepting water from driving and parking surfaces 24. A planting plan for the filtration features will be required before recording the final plat 25. It is the applicant's responsibility to assure that permits are received from all other agencies with jurisdiction over the project. 26. Topsoil shall meet, at a minimum, MnDOT specification 3877-2 "Loam Topsoil Borrow". 27. 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" ATTACHMENTS 1 Findings of Fact. 2. Application and Project Narrative. 3 Reduced Copy Preliminary Plat. 4 Reduced Copy of Revised Civil Plans dated Received January 29, 2015 5. Reduced Copy of Revised Architectural Plans dated Received January 29, 2015 6 Traffic Study dated November 21, 2014 7. Letter from MnDOT dated December 23, 2014. 8 Mission Hills PUD Ordinance. 9 Letter from Karla Thomsen, President of Mission Hills Garden Homeowners' Association dated October 28, 2014 10 Letter from David Nickolay, Vice President of Mission Hills Garden Homeowners' Association dated December 5, 2014 11 Public Hearing Notice and Affidavit of Mailing. g\plan\2015 planning cases\2015-01 mission hills senior livmg\staff report cc doc 0 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE Application of Mission Hills Senior Living for the following. 1. Planned Unit Development Amendment to the existing standards—Mission Hills. 2 Preliminary Plat to replat 8 64 acres into one lot—Mission Hills 3rd Addition. 3. Site Plan Review for the construction of a 134-unit Senior Housing Facility and 9 Twin Homes—Mission Hills Senior Living On January 6, 2015, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Mission Hills Senior Living for a Planned Unit Development Amendment, Preliminary Plat and Site Plan review(Planning Case 2015-01) The Planning Commission conducted a public hearing on the proposed subdivision 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 Planned Unit Development-Mixed Use, PUD-Mixed Use 2 The property is guided in the Land Use Plan for Mixed Use 3. The legal description of the property is shown on the attached Exhibit A 4. 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 action 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 use is or will be compatible with the present and future land uses of the area. c) The proposed use conforms with all performance standards contained in the Zoning Ordinance d) The proposed use will not tend to or actually depreciate the area in which it is proposed 1 e) The proposed use can be accommodated with existing public services and will not overburden the city's service capacity f) Traffic generation by the proposed use is within capabilities of streets serving the property. 5 The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse affects of the proposed subdivision The seven (7) affects and our findings regarding them are a) The proposed subdivision is consistent with the zoning ordinance b) The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; 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, 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; e) The proposed subdivision will not cause environmental damage; f) The proposed subdivision will not conflict with easements of record g) The proposed subdivision is not premature A subdivision is premature if any of the following exists- Lack of adequate storm water drainage. 2 Lack of adequate roads. 3 Lack of adequate sanitary sewer systems 4. Lack of adequate off-site public improvements or support systems 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 7 The planning report#2015-01, dated January 6, 2015,prepared by Sharmeen Al-Jaff, et al, is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Planned Unit Development Amendment to the Mission Hills PUD, Preliminary Plat for Mission Hills 3rd Addition, and Site Plan for Mission Hills Senior Living. ADOPTED by the Chanhassen Planning Commission this 6th day of January, 2015 CHANHASSEN PLANNING COMMISSION BY Its Chairman 3 0 CITY OFCHANHASSChi COMMUNITY DEVELOPMENT DEPARTMENT RECEIVED Mailing dr Division- 0 Box x 147, Chanhassen, PEC 0 5 2014 CITY OF CIIANIIASSEIN Mailing Address-P O Box 147, Chanhassen, MN 553 r Phone (952)227-1300/Fax (952)227-1110 rf-MP"NAIST PLANNING'riF, APPLICATION FOR DEVELOPMENT REVIEW Date Filed 4 -5 'I 60-Day Review Deadline — — -- Y � �' �� Planner �� Case#,j?(�/.5 v I Section 1: Application Type (check all that apply) ❑ Comprehensive Plan Amendment $600 [Subdivision ❑ Minor MUSA line for failing on-site sewers $100 ❑ Create 3 lots or less $300 ❑ Create over 3 lots $600 +$15 per lot ❑ Conditional Use Permit Et Metes & Bounds $300+$50 per lot ❑ Single-Family Residence $325 ❑ Consolidate Lots $150 ❑ All Others $425 ❑ of Line Adjustment $150 Ltd Final Plat* $250 El Use Permit Requires additional 5-0 escrow for attorney costs Escrow will be required for other applications through the ❑ In conjunction with Single-Family Residence $325 development contract ❑ All Others $425 El Vacation of Easements/Right-of-way . $300 (Additional recording fees may apply) ❑ Rezoning jPlanned Unit Development (PUD) $750 • El Variance . $200 inor Amendment to existing PUD $100 ❑ All Others .. $500 El Wetland Alteration Permit ❑ Single-Family Residence $150 ❑ Sign Plan Review $150 El All Others $275 Site Plan Review El Zoning Appeal $100 El Administrative.. . $100 ❑ Commercial/Industrial Districts* $500 El Zoning Ordinance Amendment ... $500 Plus $10 per 1,000 square feet of building area NOTE, When multiple applications are processed concurrently, *Include number of existing employees the appropriate fee shall be charged for each application and number of new employees [Residential Districts $500 (Refer to the appropriate Application Checklist for required submittal Plus $5 per dwelling unit ')'7 ivC) information that must accompany this application) ADDITIONAL REQUIRED FEES: Q'Notification Sign $200 TOTAL FEES: $ Z�4o(2, °v (City to install and remove) Property Owners' List within 500' $3 per aaaress I Received from (City to generate-fee determined at pre-application meeting) ❑ Escrow for Recording Documents $50 per document Date Received Check Number (CUP/SPRNACNAR/wAP/Metes&Bounds Subdivision) - Section 2: Required Information Project Name M(Sc51DI--1. I-((LL StAlt>12. LA.Llr..ICl Property Address or Location k t I-tikl&{ 161 , D 10.1 t '' rr'y^ e:6:7/4 ��'-' Parcel# -S?0( 00 Legal Description M(5510 �Il 0Or-LOT' fiE-. Total Acreage 7.6 I' Wetlands Present? ❑ Yes [I'No Present Zoning M( S I 67,3 4-4(l.(,S f t t Requested Zoning U.L. RE ( .S•j1b-(.. e Present Land Use Designation ()M■ /(ZF..b(D. Requested Land Use Designation Dei.sp,64. _. Existing Use of Property , Q.kC.lJLW(z-AA__,., Description of Proposal (5Z- Lit■ltT r.1LCR- I-IDL II■tc M/Check box if separate narrative is attached Section 3: Property Owner and Applicant Information APPLICANT OTHER THAN PROPERTY OWNER: In signing this application, I,as applicant,represent to have obtained authorization from the property owner to file this application. I agree to be bound by conditions of approval, subject only to the right to object at the hearings on the application or during the appeal period If this application has not been signed by the property owner, I have attached separate documentation of full legal capacity to file the application This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application I will keep myself informed of the deadlines for submission of material and the progress of this application further understand that additional fees may be charged for consulting fees,feasibility studies,etc.with an estimate prior to any authorization to procee with the study I certify that the information and exhibits submitted are true and correct Name. !izJ C /4 CZ- 0 4 6/r/fie 6 Contact./`7T' t / r e / , . Address / 7 ,-5C, �1- $ i 6elc A j/( Phone 5`."07 578 VYlg�P City/State/Zip. L A GG IV""4.4 `t.j /'�i?/„3---s-45¶T'�5 Cell. /2 '7• '3 TY3-6 Email fr't/ b a tj r-. q . ch"`7 oL.p_ -,✓l r - ca, Fax Signature Date. /? /1/i'., a t1/ PROPERTY OWNER: In signing this plication, I,as property owner, have full legal capacity to,and hereby do, authorize the filing of this application I understand that conditions of approval are binding and agree to be bound by those conditions, subject only to the right to object at the hearings or during the appeal periods I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees,feasibility studies, etc with an estimate prior to any authorization to proceed with the study I certify that the information and exhibits submitted are true and correct. ,/ / Name I< ' €l A v1�'Z rill £ C Contact. /1e i/ R Ii`f1 l iI vita.. Address: 5 LI S L.A 11-e. D{(V-Q. 9.QS Phone City/State/Zip C ha y\ hasSen ,,&4 Iv S..3/"7 Cell Ca I D-- �5r- S'S So Email. K 1$n50't'L' tZ `3 2 ifSYI . C osY Fax c ca--- W Lf 5-- a)3 a Signature. �� t`xr" .\)�.� Date. I / oh I 11 I This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions Before filing this application, refer to the appropriate Application Checklist and confer with the Planning Department to determine the specific ordinance and applicable procedural requirements , A determination of completeness of the application shall be made within 15 business days of application submittal A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application PROJECT ENGINEER(if applicable) �� " K Name: SP RJ D� c kiss `s/,��sc.Ci(1E , I . Contact C.� 1S. f-*-1 Address 42W t,). :(...k,ie.,tnfEE Phone' i t -99(o- 9(4z.. City/State/Zip' fjitt9 J t.J up:1/4...1 , 64 NI GG i-'2 -1 Cell. &IL-2C1 - -7,10) Email ..12E4 03 Er(ZS0, 5124P—CN( 5IN)cd.COM Fax. 6162.- Tito - 9'(p(ot) Section 4: Notification information i Who should receive copies of staff reports? *Other Contact Information. ❑ Property Owner Via: ❑ mail El Mailed Paper Copy Name: ❑ Applicant Via. W4mail ❑Mailed Paper Copy Address' . ❑ Engineer Via' llgrEmail ❑ Mailed Paper Copy City/State/Zip ❑ Other* Via "'Email ❑Mailed Paper Copy Email PROJECT NARRATIVE Mission Hills Senior Living Hwy 101 and 212,Chanhassen, Minnesota Project Team. Owner/Developer Design Lead/Architecture Headwaters Development Sperides Reiners Architects, Inc 17550 Hemlock Avenue 4200 West Old Shakopee Road Lakeville, MN 55044 Bloomington, MN 55437 Contact: Michael Hoagberg, Managing Member Contact Eric A Reiners,AIA Phone. 952-378-4386 Phone 952-996-9662 Email. mhoagberg @CH-HoldingsLLC com email ereiners @srarchitectsinc com Facility Operator Civil Engineer Ebenezer BKBM Engineers 2722 Park Ave South 5930 Brooklyn Blvd Minneapolis, MN 55407 Minneapolis, MN 55429 Contact: Susan Farr Contact Keith Matte, PE Phone: 612-874-3460 Phone 763-843-0464 Structural Engineer Surveyor BKBM Engineers Sunde Land Surveying 5930 Brooklyn Blvd 9001 East Bloomington Freeway Ste. 118 Minneapolis, MN 55429 Bloomington, MN 55420 Contact. Tina Wyffles Contact Lenny Carlson, PLS Phone. 763-843-0420 Phone 952-881-2455 General Contractor Traffic Engineer Engelsma Construction, Inc SRF Consulting Group, Inc 7119 31st Avenue North One Carlson Parkway North, Suite 150 Minneapolis, MN 55427 Minneapolis, MN 55447-4443 Contact. Jeff Engelsma Contact Jordan Schwarze, PE Phone. 763-536-9200 Phone 763-452-4787 PROJECT SITE DATA Parcel Basics The existing site is currently an undeveloped, 8.64 acre parcel identified as Mission Hills Outlot E The property is bounded by Trunk Highway 101 to the west, Trunk Highway 212 to the south, 86th Street West on the north, and Mission Hills Outlot B with previously developed town homes to the east Protect Land Use Data The project site falls under the Chanhassen Mixed-Use guiding (Commercial/Residential), and the Mission Hills PUD Neighborhood Commercial zoning Highway 101/212/Lyman Boulevard Neighborhood Land Use Study completed and published by the City of Chanhassen Planning Staff on October 28, 2008, specifically identified this project parcel as a desirable candidate for senior housing. The property does not fall within any shore land, highway, or other special overlay districts Under the permitted residential land use for the parcel, residential density calculations as provided by Planning Staff, is comprised of 16 allowable residential units per acre across the 7 72 net site acres (123.5 units), plus 33 total residential units of un-used unit density from the original Mission Hills PUD development. The result is a total allowable zoned site density of 156 residential units Mission Hills PUD does not specifically govern parking, hardcover, setbacks or building heights and these components of the proposed development will be guided by the city's underlying district guidelines City ordinance requires 1 parking space for each independent living unit, one parking space for every three assisted living units, plus parking for visitors and staff Refer to the matrix below for a parking summary illustrating required and provided parking Parking Required Provided Independent Living Unit 1 per townhouse unit= 18 18 1 per apartment unit= 66 66 Assisted Living Unit 1 for every 3 assisted unit =23 23 Staff(maximum shift) 1 per employee=24 24 Guests &Visitors 38 TOTAL PARKING 131+Visitors 169 The site will have a total of 55 surface parking spaces for staff and visitors. This is comprised of 44 spaces directly in front of the main building, and 11 spaces for town home guests The main building will also have 96 underground parking spaces, and the town home villas will have 18 individual garage stalls bringing the site total to 169 parking spaces In addition, the driveways leading to each of the town homes has been planned with a minimum length of twenty feet to accommodate additional parking directly in front of each unit if required Since most of our residents are not expected to drive, we expect many of our employees will park under the main building which will leave surface spaces for visiting friends and relatives PROJECT DEVELOPMENT DATA Program The site will be developed and finished to accommodate a 134-unit, senior housing structure whose primary focus will be to provide independent living, assisted living and memory care apartments to senior citizens together with a full continuum of care allowing the residents to comfortably age in place, while supported by the full range of additional services provided by Ebenezer,the facility operator Additionally, the site will contain nine (9)twin homes, adding eighteen more independent living units to the development These single story twin homes will be located on the north end of the site and closest to the site entrance and West 86th Street. Total planned residential units on site will be 152 The site will also include a series of amenities for the residents as well These amenities include patios, gardens, and walking paths The walking paths will also connect to the central site circulation as well as the public sidewalk along west 86th Street that was developed as a part of the original Mission Hills development P U D Site The existing site is currently undeveloped, roughly graded for agricultural use, and contains only volunteer vegetation with the exception of its boundary with the town home property to the east,which is densely planted Many of the mature volunteer trees along the east and north boundaries of the site will be preserved as a part of the final development plan Under this development plan, however, the site will be re-graded to accommodate the planned building and necessary infrastructure and construction Impervious surface coverage for this site was not redefined in the original P U D and thus, the city ordinance for this development type will govern, limiting hardcover to 50% and requiring a minimum of 50% green space As illustrated in the summary matrix below and the summary tables on the Civil Engineering sheets in the submittal set, the green space requirement is met Developed property area• 376,546 SF 8 644 Acres Building footprints 81,255 SF 1 865 Acres Total impervious surface area: 175,111 SF 4 02 Acres 46 50%of Site Total green surface area• 201,435 SF 4 62 Acres 53 50%of Site Engineering and Utilities Project civil engineers, BKBM Engineers, together with city engineering staff have worked closely in preliminary stages to accommodate and properly configure the building development, site coverage and storm water management, as well as the requisite utility connections Storm water management plan, including collection, treatment, infiltration, rate control and discharge are fully explained and detailed within the submittal drawings. Building Design The main building will be a combination three and four-story wood frame structure over a concrete and precast basement — a structural configuration and height implemented elsewhere in Chanhassen at developments such as SummerWood of Chanhassen located just north of this proposed development site The basement level will house utility, storage and inside parking functions for the structure The ground floor will welcome residents and visitors through the main entrance with a covered drop-off, house most of the building's public spaces including commercial kitchen and dining rooms, and connection to the rest of the development amenities Ground floor will also encompass the primary health care functions,guest suite, a closed 14-suite memory care wing, and twenty-three (23) of the 120 independent and assisted living apartment units will be on the first level Levels two and three will contain another seventy-five (75) resident apartments varying in size from 514 SF studios to 1,224 SF, two-bedroom, two-bath residences Selected residences are provided with balconies and other unit amenities Each floor also contains spaces for health care attendants, and common area functions such as laundry(to supplement washer/dryers available in most units). Level four will house the final twenty-two (22) residential units Once again, a cross-section of larger units are provided with balconies to take advantage of wonderful views over the surrounding areas. The fourth level also provides additional resident common areas such as a 20-seat theater, as well as a library that overlooks the entire site, and out toward Lake Susan to the northwest. Exterior building materials will be masonry and painted siding, and the structure will have sloped shingle roofs. Gutters and downspouts will discharge on grade and into catch basins that will flow through storm water treatment areas — on grade and/or below grade — prior to exiting the site. Once again, storm water management plan, including collection, treatment, infiltration, rate control and discharge are fully explained and detailed within the submittal civil drawings The twin home villas will capture some of the details from the main building creating an aesthetic synthesis of building components across the site, and each individual independent twin home will contain approximately 1,186 finished square feet, plus the single inside garage stall. Miscellaneous Building Components Mechanical screening as required by city ordinance is very limited as most of the mechanical systems are contained within the structure Limited screening, where required, will be achieved by roof screens designed to coordinate with the building architecture Site trash enclosure is not illustrated in the development plan and will not be used. Interior trash rooms are utilized in the facility plan, dumpsters will be rolled out on collection days, and back inside to trash rooms following pick up Site deliveries, move-in/move-out, and building service including trash collection are all achieved on the southwest corner of the building and site at the building's lower level. This service entry point and its access drive are the most remote from neighboring residents and away from all neighborhood traffic and views Neighborhood Meeting An open neighborhood meeting was held the evening of November 24, 2014 to introduce the project to area residents, summarize the development parameters, review preliminary designs and project images, and answer questions The development team also wanted to be able to address any concerns the neighboring residents had within the content of the final submittal to the City of Chanhassen The meeting lasted 90 minutes and was well attended by approximately 30 area residents, 17 of whom signed in and left contact information. During the meeting, following the project introduction, the development team answered a variety of questions regarding facility design and operational details, development offerings, proposed development schedule, and rental rates Feedback by meeting attendees was overwhelmingly positive. One reoccurring concern was voiced by a number of meeting attendees, but not about the Mission Hills Senior Living development Rather, neighbors are unhappy with the traffic levels and lack of traffic control or a crosswalk at the intersection of West 86th Street and Highway 101 There was also repeated concern regarding the configuration and construction of the existing median in the middle of West 86th Street as it meets Highway 101. The development team relayed the fact to those in attendance, that a traffic study had been completed in conjunction with the planning of Mission Hills Senior Living and that ultimately, the disposition of the intersection of West 86th Street and Highway 101 would be guided by the recommendations contained in the traffic analysis,together with mandates prepared by city and county engineers. Traffic Study A traffic study was completed by SRF Consulting Group, Inc The main objectives of this study were to review existing operations within the study area, evaluate the traffic impacts to the adjacent roadway network, and recommend any necessary improvements to accommodate the proposed development. Furthermore, this study also provided a comparison between the traffic impacts associated with the proposed development, and those associated with the maximum potential traffic demand under the proposed zoning, which is assumed to be market rate apartments. Results of the year 2017 build intersection capacity analysis indicate that all study intersections are expected to continue operating at an acceptable range or better during the a.m. and p m peak hours In addition, no significant side-street delays or queuing issues were observed in the traffic simulation at the study intersections Given the minimal anticipated impact caused by the proposed development on study area traffic operations, roadway improvements are not required under year 2017 build conditions from a traffic operations perspective. An alternative land use scenario was also reviewed to understand the impacts of the highest intensity use allowed under the proposed zoning, which was assumed to be market rate apartments Approximately 175 apartment units were assumed, which would be expected to generate approximately 89 a m peak hour, 109 p.m. peak hour, and 1,164 daily trips Even under this scenario, results of the year 2017 build intersection capacity analysis indicate that all study intersections are expected to continue operating within an acceptable range or better during the a m and p.m. peak hours under the alternate development scenario In addition, once again under this heightened use scenario, no significant side-street delays or queuing issues were observed in the traffic simulation at the study intersections Given the minimal anticipated impact caused by the alternate development on study area traffic operations, roadway improvements would not be required under year 2017 build conditions from a traffic operations perspective FACILITY OPERATIONS Ebenezer-Proposed Operator The proposed operator of our senior housing community is Ebenezer which is an affiliate of the Fairview Health System. This affiliation with Fairview provides substantial programmatic support and care options for community residents We expect rapid change in senior care over the next 5 — 10 years as senior housing continues to evolve from a focus on simply housing and hospitality to a more integrated delivery of medical and social care We believe Ebenezer will be our best option to provide high quality care alternatives for our residents Ebenezer currently operates our 115-unit senior housing community in Saint Louis Park (Towerlight on Wooddale) and is the proposed operator for the 137-unit senior housing community we are building in Eagan which recently received final city approvals Ebenezer is the second largest provider of senior living in Minnesota, and had $72.7 million of total operating revenue in 2013 Ebenezer operates 60 communities and manages more than 5,000 units throughout its portfolio in Minnesota The portfolio includes Independent Living Communities, Assisted Living Communities, Memory Care Communities, Skilled Nursing Facilities, Transitional Care Centers, Adult Day Programs, and Child Care Programs For more than 90 years, Ebenezer has helped older adults make their lives more independent, healthful, meaningful and secure by creating opportunities for residents to live vibrantly, and participate in the daily fabric of life. Public Benefits of Senior Housing The proposed senior community will benefit the public by providing senior housing for the area so that seniors who have spent their lives in Chanhassen and the surrounding communities remain in the area Many local seniors will be attracted by the health benefits of a senior housing community as an attractive alternative to the isolation of living alone and the burden of maintaining a home.The proposed facility will help to meet the current housing needs of seniors in the immediate area (several neighbors are on senior housing waiting lists), while also helping to meet the anticipated needs of unmet demand in the near future as projected by a recent independent market study Senior Living is a great community partner—not only creating a place where people come to volunteer, but also housing people who are interested in contributing back to their surrounding community Senior Housing residents participate in local churches,volunteer opportunities,and engage in the greater community. Senior Housing, and specifically the programs and activities promoted by Ebenezer,also support local economic development since seniors typically prefer to shop in their familiar community In addition, Ebenezer brings stable, high quality jobs to the communities in which they operate There is also no better neighbor than a senior citizen They are light on the land, streets and park systems, yet senior communities create significant tax base without burdening infrastructure and school systems Ebenezer prefers larger senior housing communities like the proposed Mission Hills Senior Living since operational efficiencies are gained through larger senior housing developments when compared to smaller ones Some of the operating benefits of a larger building are listed below A larger facility can afford to offer a broader range of healthcare services, options, and amenities to Chanhassen seniors while limiting disruptive moves from one facility to another for additional care ii Creating a larger pool of care staff helps to support stable services for our residents More hours of care and therefore staffing can be offered to provide more consistent employment, rather than a lot of part-time positions that are more difficult to fill with qualified care givers This is expected to be increasingly important if the current shortage of qualified nurses continues, as we expect, as our population ages iii A larger building allows for more competitive wages and benefits at all levels of staff which typically translates to better care for our residents iv A larger facility offers more apartment options, which reduces the chance that families have to split up (i e one spouse needs Memory Care and the other can live in an Independent Unit, all under one roof) Additionally, this type of project also provides the public benefit of encouraging a turnover of single family housing in the area When seniors move into these communities, neighborhoods typically experience younger families moving into the formerly senior owned housing stock which helps to revitalize these neighborhoods Finally, in addition to construction jobs, Mission Hills Senior Living is expected to employ many people on site as care is provided to our residents 24 hours a day The building is projected to employ over 50 individuals (FTEs) in a combination of full and part time positions . _ c ..,,,,, , .,,\.. /, iv„ b. , � � . / , „,4,,,ok, ..„ •• , • .. ,r,t, _ ...n4. it,,, ,,, /> .rte , 44 ,:• �'� ,4 4,00/'/; \ j 1 jS te,\.v-?G/`•,. �l;•/"(',I' ..�\ , /,. • ?fs .__•,.'. 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'..r.U.Tc.7 7r===e. ="..'"K a c''''''' > q '' KO 2 Z i -9.7 I-IWY 101 AND 86TH STREET WEST A VAN.V.VOIKCIFIC CON A a CHANHASSEN,MINNESOTA PRELIMINARY NO -I NOT FOR CONSTRUCTION A 5 or 5 m i' m 13 m �, 0 ! ° .s i I A% I u9• Igir' o �r Is 1 -:.'1:1---ill ' Imo. mg s '' r„,4 t, 0 r.- t , I Ij d ' — b, per p, m,2! - I ill -G!�'. r ! Wrl. ) IMEll —1,:kt z ., 1 i v. I, z to o it �' i I =; o � I . 11$ a Iy_.,j � d r; • r—i �.. a t 2 e s°o MISSION HILLS SENIOR LIVING , . A� . �U tasSir O- HWW 101 AND 96TH STREET WEST A , � « T CHANHASSEN,MINNESOTA PRELIMINARY A NOT FOR 0 CONSTRUCTION A ^.. p. ..,..b 0. m ,.rs eemmm mamas eecerrecrs,me I V c g 1 t- 0 e o _ 0 ct O O ` Z Z Z O O O Z I Z �{{'' �1 ,0 j 1� r- /1 1... I 11 a i;m o tt kile .- B5 , iii., t , 1 '1 1, — _ 1- -- - l] t 1s .T., _=1 7 it I -, kl` I 1 ' \. r A M Z O O w l 11 3 2, 111111111N1 o tn Aar 4k 414111111* \ , I, ti, - a _ _ „, tti 1N � , �� w R...� �y5 i A 1 r az,, AA 14g o MISSION HILLS SENIOR LIVING ;, . paN�.n NUK� a D 99P 996 960 V.V2293-ICC1991C 97w. a = o- a�� °o HWY 101 AND 86TH STREET WEST A- z CHANHASSEN MINNESOTA PRELIMINARY NOT FOR CONSTRUCTION A A >„ a 90«o 9276 0=xre aus SPP.RIUYSRERIBPH ARCHWIRC18,INC 0ESIJ(.NERS Consulting Group,Inc Memorandum SRF No 0148676 To: Michael Hoagberg Chanhassen Senior Living Developer LLC From Matt Pacyna,PE,Senior Associate Jordan Schwarze,PE,Senior Engineer Date: November 21,2014 Subject: Chanhassen Senior Facility Traffic Study Introduction SRF has completed a traffic study for the proposed senior living facility development located near the TH 212/County Highway 101 interchange in the City of Chanhassen (see Figure 1. Project Location) The main objectives of this study are to review existing operations within the study area, evaluate the traffic impacts to the adjacent roadway network, and recommend any necessary improvements to accommodate the proposed development Furthermore, this study will provide a comparison between the traffic impacts associated with the proposed development and those associated with the maximum potential traffic demand under the proposed zoning, which is assumed to be market rate apartments The following information provides the assumptions, analysis and study recommendations offered for consideration Existing Conditions The existing conditions were reviewed to establish a baseline in order to identify any future impacts associated with the proposed development The evaluation of existing conditions includes peak period intersection turning movement counts, field observations and an intersection capacity analysis Data Collection Peak period turning movement counts were collected by SRF during the week of October 27, 2014 at the following study intersections. • County Highway 101 and Lake Susan Drive/TH 212 Westbound Ramps • County Highway 101 and 86th Street Note that the 86th Street/Mission Hills Drive intersection volumes were derived from County Highway 101/ 86th Street intersection turning movement counts and surrounding land use trip generation estimates Historical and year 2013 annual average daily traffic (AADT) volumes within the study area were provided by the Minnesota Department of Transportation (MnDOT) ONE CARLSON PARKWAY,SUITE 150 I MINNEAPOLIS,MN 55447 1 763 475 0010 I WWW SRPCONSULTING COM + +fa, L 1114.5 •F 1, 4 a I- r 101".. V - 1 .,, S l ` - 4� ` / 1 , a ,+. : � tt { . 86th St i d - .. "'f r Project ` ., ,,..r.-. • +. "*} f Location t sket ,,. y lit i ; - • v , • ' '' . Lake , } y ` Lake Susan Dr *i {s. .c-5 itA ,i1 .8'' i. 4 ' -111 ,... . ...._, „r„ , ,, ..,..... _ , .. , 1 ' ': f i. - '''k ''' .i 2'. ' ''' zt4"k:1611 r ... ' . Ff ^.4."-.m._ 4. : , ,' ,/4 .• co ._ I' " 4 ' _ S& , Ib it4I Project Location b,Group,,,Inc Chanhassen Senior Facility Traffic Study Figure 1 Consulting Chanhassen,MN 0148676 November 2014 Michael Hoagberg November 21,2014 Chanhassen Senior Living Developer LLC Page 3 In addition to the intersection turning movement counts, observations were completed to identify roadway characteristics within the study area (i e roadway geometry, posted speed limits, and traffic controls) Currently, County Highway 101 is a four-lane divided roadway with a posted speed limit of 45 miles per hour (mph) 86th Street is a two-lane roadway with no posted speed limit and parking allowed only along its north side The study intersections are side-street stop controlled, except the County Highway 101/Lake Susan Drive intersection which is signalized. It should be noted that County Highway 101 is functionally classified as a minor arterial, while other study roadways are classified as local streets Existing geometries, traffic controls, and volumes within the study area are shown in Figure 2 Existing Intersection Capacity Analysis An existing intersection capacity analysis was completed to establish a basehne condition to which future traffic operations could be compared The study intersections were analyzed using Synchro/ SimTraffic software (V8.0). Capacity analysis results identify a Level of Service (LOS) which indicates how well an intersection is operating Intersections are ranked from LOS A through LOS F The LOS results are based on average delay per vehicle,which correspond to the delay threshold values shown in Table 1 LOS A indicates the best traffic operation, while LOS F indicates an intersection where demand exceeds capacity Overall intersection LOS A though LOS D is generally considered acceptable in the Twin Cities Metropolitan Area. Table 1. Level of Service Criteria for Signalized and Unsignalized Intersections LOS Designation Signalized Intersection Unsignalized Intersection Average Delay/Vehicle(seconds) Average Delay/Vehicle(seconds) A S10 <_10 B >10-20 > 10-15 C >20-35 > 15-25 D >35-55 >25-35 E >55-80 >35-50 F >80 >50 For side-street stop controlled intersections, special emphasis is given to providing an estimate for the level of service of the side-street approach. Traffic operations at an unsignahzed intersection with side-street stop control can be described in two ways. First, consideration is given to the overall intersection level of service This takes into account the total number of vehicles entering the intersection and the capability of the intersection to support these volumes. Second, it is important to consider the delay on the minor approach Since the mainline does not have to stop, the majority of delay is attributed to the side-street approaches It is typical of intersections with higher mainline traffic volumes to experience high levels of delay (i e poor levels of service) on the side-street approaches,but an acceptable overall intersection level of service during peak hour conditions. LEGEND ,� 1= XX - A M Peak Hour Volumes • 101 . ,z° (XX) - P.M. Peak Hour Volumes ' x,xxx - Estimated Year 2014 Average ' a� Daily Traffic(ADT)Volumes . we , - Side-Street Stop Control ;KhN, , '" - Traffic Signal Control * - /' `g . .-,._. 86th St ,. o iot rr r{ Project /, 44. N. `o o. • , If Location �,g °iv 4;"4:1 o c Ot , L v47 U SJy�� y v u t 180(137) m 0 , Lo +—8 (52) x iv II. ..,a �1.,. ;•l ll b 114(271) NI 7 _ Lake Susan Dr • o 43)49 1 , fTH?212 WB Ramps 1 ((7) 5�, I I w. I - I (39)38 w ro CD CD I.I1 g Existing Conditions Consulting up,Inc Chanhassen Senior Facility Traffic Study Figure 2 Chanhassen,MN 0148676 November 2014 Michael Hoagberg November 21,2014 Chanhassen Senior Living Developer LLC Page 5 Results of the existing intersection capacity analysis shown in Table 2 indicate that all study intersections currently operate at an acceptable overall LOS B or better during the a m and p m peak hours In addition,no significant side-street delays or queuing issues were observed in the field or traffic simulation at the study intersections It should be noted that all results shown represent the SimTraffic analysis due to the proximity of the County Highway 101/Lake Susan Drive intersection traffic signal and its impacts on operations at the County Highway 101/86th Street intersection Table 2 Existing Intersection Capacity Analysis Intersection A M Peak Hour P M Peak Hour LOS Delay LOS Delay County Highway 101/Lake Susan Drive B 12 sec B 17 sec. County Highway 101/86th Streettll A/B 13 sec A/A 9 sec 86th Street/Mission Hills Driveili A/A 3 sec A/A 2 sec (1) Indicates an unsignalized intersection with side-street stop control,where the overall LOS is shown followed by the worst approach LOS The delay shown represents the worst side street approach delay Year 2017 No Build Conditions To help determine impacts associated with the proposed development, traffic forecasts were first developed for year 2017 no build conditions (i e one year after anticipated completion) The no build condition takes into account general area background growth and traffic generated by adjacent developments, if any The evaluation of year 2017 no build conditions includes details on the adjacent development, traffic forecasts and an intersection capacity analysis Adjacent Development Based on discussions with City staff, the Preserve at Rice Lake development is expected to be complete prior to the proposed development. The Preserve at Rice Lake is located north of TH 212, near the eastern terminus of 86th Street (see Figure 3. Adjacent Development). This adjacent development will consist of 16 single-family homes and is currently under construction. Motorists traveling to/from the Preserve at Rice Lake would primarily be expected to utilize 86th Street, though Mission Hills Lane could also be utilized to access County Highway 101 northbound. Adjacent development trips were estimated using the LIE Trip Generation Manual, Ninth Edition. These trips were distributed throughout the area based on the directional distribution shown in Figure 4, which was developed based on existing travel patterns within the area and engineering judgment Results of the trip generation estimates shown in Table 3 indicate that the adjacent development is expected to generate 12 a m peak hour, 16 p m peak hour, and 152 daily trips .... ili- . , 101 4, , o ,, i '"111111161114111111._ Na . 11.441(1.1 'N V • '. F f r� , �,. *' ! 86th St .it k Project * d '_* 3 ..,1 ' Location A *�'� Preserve at r .. ? ! Rice Lake - is i-< . ' a _ . _ illy • 111111 , O m IL ' ( .1 \ te- N E o I r m _ co °� .. ,�.' t , 3 - f ,Ili ` -'' l, , .� ;i - •' `. , 6_-.�opii p`, it if `4 ■:fi-. ' ,1-1 .. * t.' kJ 4. 111 I I Adjacent Development ,,Inc Chanhassen Senior Facility Traffic Study Figure 3 Consulting Group, Chanhassen,MN 0148676 November 2014 . , _, ft _ ,,}} f,, 101 " . Iz . :, 4 i „or , ,- r.,'' .. ‘ .,. .1:s'c.v, .,,-,,,, ,,..',, :I.):)'' ''''s.-...', _ ,_ ,....„.... . i , . ,., „4,. .A ,, jpt. f ; s 4 4 `�, # y:` ' .as , . + sA -.1r - 86th St I k . ' Project .,. r" f- � , : Soso , Location - . II. ` . t a j 'Y -}rya M , 10-"Or _ 'i.�. -- V g01 S. iv. 66 O To 0 5J - pi' m d CD I I LL ' '1' 1r,iaigig00.0000.0"jillOillIllill.l; 41; .1, o 0 . • i 'i I1114 I Directional Distribution Consulting Group,Inc Chanhassen Senior Facility Traffic Study Figure 4 Chanhassen,MN 0148676 November 2014 Michael Hoagberg November 21,2014 Chanhassen Senior Living Developer LLC Page 8 Table 3. Trip Generation Estimates -Adjacent Development A M Trips P M.Trips Daily Land Use Type(ITE Code) Size s Tri In Out In Out p Single-Family Detached Housing(210) 16 Dwelling Units 3 9 10 6 152 Year 2017 No Build Traffic Forecasts To determine the general area background growth rate, historical AADT volumes and the forecasts presented in the CIO of Chanhassen 2030 Comprehensive Plan were considered. Based on the information available, an annual growth rate of one percent was applied to the existing peak hour and daily traffic volumes This background growth rate accounts for motorists that are expected to travel through the study area The resultant year 2017 no build conditions, including general area background growth and traffic generated by the adjacent development,are shown in Figure 5. Year 2017 No Build Intersection Capacity Analysis To determine how the adjacent roadway network will accommodate year 2017 no build traffic forecasts, an intersection capacity analysis was completed using Synchro/SimTraffic software Results of the year 2017 no build intersection capacity analysis shown in Table 4 indicate that all study intersections are expected to continue operating at an acceptable overall LOS B or better during the a m and p m. peak hours. In addition, no significant side-street delays or queuing issues were observed in the traffic simulation at the study intersections Table 4 Year 2017 No Build Intersection Capacity Analysis A.M. Peak Hour P.M Peak Hour Intersection LOS Delay LOS Delay County Highway 101/Lake Susan Drive B 12 sec B 17 sec County Highway 101/86th Street)1) A/B 13 sec A/B 11 sec 86th Street/Mission Hills Driven) A/A 3 sec A/A 3 sec (1) Indicates an unsignalized intersection with side-street stop control.where the overall LOS is shown followed by the worst approach LOS The delay shown represents the worst side street approach delay Proposed Development The proposed development is located along the east side of County Highway 101, north of TH 212 and south of 86th Street The current development proposal shown in Figure 6 consists of senior housing including 18 independent living townhomes and a 134-unit facility offering memory care, assisted and independent living The proposed development is expected to be constructed by the end of the year 2016 Access to the development is proposed along the south side of 86th Street across from Mission Hills Drive Further discussion regarding site access is documented later in this study LEGEND -1` 000„:s XX - A M Peak Hour Volumes .. 101 '` ,z (XX) - P.M. Peak Hour Volumes x,xxx - Estimated Year 2017 Average 1 Daily Traffic(ADT)Volumes - oo, ' \,.`... - Side-Street Stop Control ��1,. ' ,,� `�'` - Traffic Signal Control , '.4 ''r . t, / c 0° /, % , 110 ON ou, , , ie." 1, 0 �� ,-, v ` O /y 86th St Project n" ^o` c` Location ° J2 y t- si 7, t t I , f M• 43 "Pr N i1 1: O lit 0 --_—. _ ir- O 404 .: • U z Qt v v.- 1 n. yJco v " L185(142) e N N N 0 4—8 (54) lk m s#a� .I j 117(279) �I Lake Susan Dr , - - rn "` / (45 50 , TH 212 WB Ramps Di (40)39 co v M - , as LL to r f F. O Z CV LO 0 (l l 03 IP Ei I d a. i - ii iiiiim Ei g Year 2017 No Build Conditions ,0„uItin8,,,„„,Inc Chanhassen Senior Facility Traffic Study Figure 5 Chanhassen,MN 0148676 November 2014 Z Z v> i 4 _\ ' • t.' f., f \ 4f ' , , / / ' ''''. 1 a<'' j V. ..4N . . -,/ -I, f ,. / i '''; Alit;' Z / .411 ' ' '4.,..,, ' V / , ' ‘1.0 . . 10' 01 I IIII 4. 1. /' •f , " . ,„ ... /I/ i ; (i) ,,,4' —s,, . -2.4:1-. . 't- f 1 4.1.-t.: /- ''. e' ..,:4 of , t.{„ ,,.7 /,' - 4, - 4 .,,P' _ q” / ' ,iN-7-- - _ f! .r: rt.,,A , L 1 DOp• i >i._, '.*, ,,,,, ,,,,,..- ,.., .„-----__. , k ... .._, .. . ,. . . . , , , „ , ... 4 , .„.. , , , 1 , , , Ai . t. . 43 , L.,,.. .. Niets„.„ \ s, .„...,.., g., ! ,,, 4,.,..:. ..._ //`'''.- EL. 1 . , -S.A.. \ -,- --: (n W I CD 0 m ninntuttntt 9 ip.cm 1 DC- co lbl EI I Site Plan Figure 6 Consulting Group,Inc Chanhassen Senior Facility Traffic Study Chanhassen,MN 0148676 November 2014 Michael Hoagberg November 21,2014 Chanhassen Senior Living Developer LLC Page 11 Year 2017 Build Conditions To help determine impacts associated with the proposed development, traffic forecasts were next developed for year 2017 build conditions (i.e. one year after anticipated completion). The build condition takes into account general area background growth and traffic generated by the adjacent and proposed developments The evaluation of year 2017 build conditions includes details on the traffic forecasts and an intersection capacity analysis Year 2017 Build Traffic Forecasts To account for traffic impacts associated with the proposed development, trip generation estimates for the a.m and p m peak hours and a daily basis were developed These estimates, shown in Table 5,were developed using the 11 E Trip Generation Manual, Ninth Edition It should be noted that several land use assumptions were used to identify specific development types and sizes for trip generation purposes based on discussions with project staff These assumptions are intended to provide a realistic development scenario that could occur. Table 5. Trip Generation Estimates- Proposed Development A M Trips P.M.Trips Daily Land Use Type(1TE Code) Size s Tri In Out In Out p Residential Townhouse(230) 18 Dwelling Units 1 7 6 3 105 Senior Adult Housing-Attached(252) 67 Dwelling Units 5 9 9 8 230 Congregate Care Facility(253) 67 Dwelling Units 2 2 6 5 135 Total Trips 8 18 21 16 470 Results of the trip generation estimates indicate the proposed development is expected to generate approximately 26 a.m. peak hour, 37 p m peak hour, and 470 daily trips. The trips generated were distributed throughout the area based on the directional distribution shown previously in Figure 4 The resultant year 2017 build conditions, including general area background growth and traffic generated by the adjacent and proposed developments,are shown in Figure 7. Year 2017 Build Intersection Capacity Analysis To determine how the adjacent roadway network will accommodate year 2017 build traffic forecasts, an intersection capacity analysis was completed using Synchro/SimTraffic software. Results of the year 2017 build intersection capacity analysis shown in Table 6 indicate that all study intersections are expected to continue operating at an acceptable overall LOS B or better during the a m. and p.m. peak hours. In addition, no significant side-street delays or queuing issues were observed in the traffic simulation at the study intersections. Given the minimal anticipated impact caused by the proposed development on study area traffic operations, roadway improvements are not required under year 2017 build conditions from a traffic operations perspective 1 LEGEND XX - A M Peak Hour Volumes « "101 , (XX) - P.M. Peak Hour Volumes '" •A x,xxx - Estimated Year 2017 Average i Daily Traffic(ADT)Volumes ;. ,. ooh '\., Side Street Stop Control I. ^ I .. .� - Traffic Signal Control %--.6L�, O ti+ //�^a 4° w* - , �` d OD `y f ` . . /, rs/ " , 11 }e Ao i, / • ■ 4, ��i ' r� . 86th St A / `fir �� i �/a `ft Iiiiiii- . ■ 0 • F °°°ey r / 1 i o - s j. m n Jgd� ' s, ui186(144) `st O \,a , I , ♦�4 117(279) a ?"1 s Lake Susan Or • {' F TH 212 W8 Ramps • m ( °vv A '� (6)50 5 4)tt(i —1 e - (40)39 •D 0Ni m (n N (O O CO I 1' IN ri i Year 2017 Build Conditions Consulting Group,Inc Chanhassen Senior Facility Traffic Study Figure 7 Chanhassen,MN 0148676 November 2014 Michael Hoagberg November 21,2014 Chanhassen Senior Living Developer LLC Page 13 Table 6 Year 2017 Build Intersection Capacity Analysis Intersection A.M Peak Hour P M Peak Hour LOS Delay LOS Delay County Highway 101/Lake Susan Drive B 12 sec B 18 sec County Highway 101/86th Street') A/B 13 sec A/B 11 sec 86th Street/Mission Hills Drivel") A/A 5 sec A/A 4 sec (1) Indicates an unsignalized intersection with side-street stop control where the overall LOS is shown followed by the worst approach LOS The delay shown represents the worst side-street approach delay Year 2017 Build Conditions - Alternate Development While the proposed senior hying facility development is not expected to significantly impact traffic operations within the study area, it should be noted that the proposed zoning of the study property would allow for a more intense land use Based on discussions with City staff, the highest intensity land use under the proposed zoning is assumed to be market rate apartments. Therefore, to better understand the impacts under an alternate development scenario, traffic forecasts and an intersection capacity analysis were once again completed Year 2017 Build Traffic Forecasts-Alternate Development To account for traffic impacts associated with the alternate development, trip generation estimates for the a.m. and p m peak hours and a daily basis were developed These estimates shown in Table 7 were developed using the Il E Tnp Generation Manual, Ninth Edition It should be noted that a density of approximately 20 dwelling units per acre was assumed based on an inventory of nearby apartment complexes,which equates to approximately a 175-unit apartment complex Table 7. Trip Generation Estimates- Alternate Development A M Trips P.M.Trips Daily Land Use Type(ITE Code) Size In Out In Out Trips Apartment(220) 175 Dwelling Units 18 71 71 38 1,164 Results of the trip generation estimates indicate the alternate development would be expected to generate approximately 89 a.m. peak hour, 109 p.m. peak hour, and 1,164 daily trips The trips generated were distributed throughout the area based on the directional distribution shown previously in Figure 4 The resultant year 2017 build conditions, including general area background growth and traffic generated by the adjacent and alternate developments,are shown in Figure 8 LEGEND i 1= XX - A M Peak Hour Volumes - 101 ' ,z (XX) - P.M. Peak Hour Volumes ; x,xxx - Estimated Year 2017 Average Daily Traffic(ADT)Volumes oo °€ / Q - Side-Street Stop Control ;�co, , n - Traffic Signal Control 'r _" . y 4t. o ti J t d ipii 019 y�� ens -s* a' e `60 01 sr .f, .�' f `: 4 d- _,._�--m 86th St .,„ r r rl asp, h∎o� o` Alternate Development- 1r s` o \o� O y Market Rate Apartments r,, is'J % o ... ;p : r' /� �J d D v` c�P I O J c' e 1N J . i OO -_ 5 Qt 6,-or v m C v v" o = o SJya ■m m ° t 187(149) cN u N.,a , :'�i 44' .r 117(279) >-I % Lake Susan Dr k p .r • — I ?THf212 WB Ramps - ' LL�`?.et ,,;! l ((7)55 j► fl 1 10' . +I. '5 _ I (40)39 co (43i r°'i r 4 .. t r LL Or 01 O W CO N x 11.41 ill' g Year 2017 Build Conditions -Alternate Development Cunsulring croup,In< Chanhassen Senior Facility Traffic Study Figure 8 Chanhassen,MN 0148676 November 2014 Michael Hoagberg November 21,2014 Chanhassen Senior Living Developer LLC Page 15 Year 2017 Build Intersection Capacity Analysis-Alternate Development To determine how the adjacent roadway network will accommodate year 2017 build traffic forecasts under the alternate development scenario, an intersection capacity analysis was completed using Synchro/SimTraffic software. Results of the year 2017 build intersection capacity analysis shown in Table 8 indicate that all study intersections are expected to continue operating at an acceptable overall LOS B or better during the a m and p m peak hours In addition, no significant side-street delays or queuing issues were observed in the traffic simulation at the study intersections. Given the minimal anticipated impact caused by the alternate development on study area traffic operations, roadway improvements would not be required under year 2017 build conditions from a traffic operations perspective Table 8 Year 2017 Build Intersection Capacity Analysis-Alternate Development Intersection A M. Peak Hour P.M. Peak Hour LOS Delay LOS Delay County Highway 101/Lake Susan Drive B 13 sec. B 18 sec County Highway 101/86th Street(1) A/C 18 sec A/B 14 sec 86th Street/Mission Hills Drivej' A/A 8 sec. A/A 5 sec (1) Indicates an unsignalized intersection with side-street stop control.where the overall LOS is shown followed by the worst approach LOS The delay shown represents the worst side-street approach delay Site Plan/Access Review A review of the proposed site plan was completed to identify any issues and recommend potential improvements with regard to parking,access spacing, sight distance, traffic control,and circulation. Parking As noted previously, on-street parking is allowed along the north side of 86th Street Neighborhood concerns were expressed regarding parked cars causing sight obstructions in the vicinity of horizontal curves along 86th Street However, since all of the parking demand associated with the senior living facility is expected to be accommodated on site, the proposed development is not expected to impact on-street parking Access Spacing The proposed development access is expected to replace an existing field access along the south side of 86th Street across from Mission Hills Drive Since the 86th Street/Mission Hills Drive intersection already exists as a full-access intersection, the proposed development access does not represent a significant change in access spacing and is in a logical location. It should be noted that an existing curb cut along County Highway 101 is not expected to be utilized/changed as part of the proposed development. Michael Hoagberg November 21,2014 Chanhassen Senior Living Developer LLC Page 16 Sight Distance Based on field observations, horizontal curves exist along County Highway 101 to the north and south of the 86th Street intersection. Additionally, a vertical crest exists in the terrain of the study property which limits the sight distance to the south for motorists along 86th Street Therefore, a review of the existing sight distance was completed.The required sight distance from a minor street, as indicated in A Policy on Geometric Design of Highways and Streets by AASHTO, is 500 feet for a 45 mph mainline roadway Based on the field observations at 86th Street, there is approximately 620 feet of sight distance to the south and more than 1,000 feet of sight distance to the north along County Highway 101 Therefore,the sight distance available at the County Highway 101/86th Street intersection is sufficient to clearly identify approaching vehicles. However, special consideration should be made to limit any sight distance impacts from future structures,landscaping and signing. Traffic Control/Traffic Circulation Internal traffic controls were not identified However, the following should be considered when designing internal traffic controls • Incorporate traffic controls, signing and striping based on guidelines established in the Manual on Uniform Traffic Control Devices(MUTCD). o In particular, it is important to identify traffic controls at intersections between internal roadways/driveways to minimize vehicular conflicts and driver confusion. Based on this guidance, stop control should be implemented at the site access to 86th Street to reduce the potential for driver confusion. A review of the proposed site circulation was also completed. The movement of general passenger vehicles within the proposed development is not expected to be an issue. However, truck turning movements should be reviewed to ensure that large vehicles (e.g. delivery/garbage/recycling trucks) have adequate accommodations to negotiate internal roadways. Furthermore,it is recommended that one-way operations be implemented at the access points to the parking lots of the main senior living facility One-way operations should then be continued into the facility pick-up/drop-off zone to provide an orderly flow of traffic Finally, it should be noted that the raised median along 86th Street west of Mission Hills Drive will likely need to be modified to accommodate large vehicles exiting the proposed development. It is recommended that the raised median be modified near the 86th Street/Mission Hills Drive intersection to allow for these types of maneuvers The modification should include striping to help delineate the travel/turn lanes An illustration of recommended improvements is presented in Figure 9. Modify the raised median at the 86th Street/ r' Mission Hills Drive intersection and stripe ,z F 86th Street to help delineate the travel/turn lanes — m.4 3 i ,,,, ' \ i.....,,..0444. _ . , -. i . , /.. ..., ''••••\/4 ,..,:, ,.•. . ,..- , , �i a-. Sf / . / / ♦. MINI / +' Implement stop i. :r WE ► control at the !" `f1 +. site access to 86th Street III . _: , • 101 � ` ,' I f/ W j' Implement one-way \ ft , - !' operations as shown �. " to provide an orderly 0! • flow of traffic ; 1 '11 I - 110.!N s A. ,,.S. ' ' -r. 1 E I I \.-�,'- ' rFt cei O cn u w P. m H - - r _ _ i!! Q. . k jR, • -",.. igi1 Recommended Improvements b Group,In< Chanhassen Senior Facility Traffic Study Figure 9 Consultin Chanhassen,MN 0148676 November 2014 Michael Hoagberg November 21,2014 Chanhassen Senior Living Developer LLC Page 18 Summary and Conclusions The following study conclusions and recommendations are offered for your consideration. • Results of the existing intersection capacity analysis indicate that all study intersections currently operate at an acceptable overall LOS B or better during the a.m. and p m peak hours. In addition, no significant side-street delays or queuing issues were observed in the field or traffic simulation at the study intersections • To help determine impacts associated with the proposed development,traffic forecasts were first developed for year 2017 no build conditions (i e. one year after anticipated completion) The no build condition takes into account general area background growth and traffic generated by the adjacent Preserve at Rice Lake development. o An annual growth rate of one percent was applied to the existing peak hour and daily traffic volumes to account for general background growth. o The Preserve at Rice Lake development is expected to generate 12 a.m peak hour, 16 p.m. peak hour,and 152 daily trips • Results of the year 2017 no build intersection capacity analysis indicate that all study intersections are expected to continue operating at an acceptable overall LOS B or better during the a m and p m peak hours In addition, no significant side-street delays or queuing issues were observed in the traffic simulation at the study intersections • The proposed development is located along the east side of County Highway 101, north of TH 212 and south of 86th Street and is expected to be constructed by the end of the year 2016 o The current development proposal consists of senior housing including 18 independent living townhomes and a 134-unit facility offering memory care, assisted and independent living o Access to the development is proposed along the south side of 86th Street across from Mission Hills Drive • The proposed development is expected to generate approximately 26 a m peak hour, 37 p m peak hour,and 470 daily trips. • Results of the year 2017 build intersection capacity analysis indicate that all study intersections are expected to continue operating at an acceptable overall LOS B or better during the a m and p m peak hours. In addition,no significant side-street delays or queuing issues were observed in the traffic simulation at the study intersections o Given the minimal anticipated impact caused by the proposed development on study area traffic operations, roadway improvements are not required under year 2017 build conditions from a traffic operations perspective. Michael Hoagberg November 21,2014 Chanhassen Senior Living Developer LLC Page 19 • An alternative land use scenario was also reviewed to understand the impacts of the highest intensity use allowed under the proposed zoning, which was assumed to be market rate apartments o Approximately 175 apartment units were assumed,which would be expected to generate approximately 89 a m peak hour, 109 p m peak hour,and 1,164 daily trips. • Results of the year 2017 build intersection capacity analysis indicate that all study intersections are expected to continue operating at an acceptable overall LOS B or better during the a m and p m peak hours under the alternate development scenario. In addition, no significant side-street delays or queuing issues were observed in the traffic simulation at the study intersections o Given the minimal anticipated impact caused by the alternate development on study area traffic operations, roadway improvements would not be required under year 2017 build conditions from a traffic operations perspective • Parking, access spacing, sight distance, traffic control, and circulation were reviewed in the Site Plan/Access Review section. Key recommendations and considerations include the following. o Special consideration should be made to limit any sight distance impacts from future structures,landscaping and signing. o When designing internal traffic controls, incorporate improvements based on guidelines established in the Manual on Uniform Traffic Control Devices. In particular, it is important to identify traffic controls at intersections between internal roadways/driveways to minimize vehicular conflicts and driver confusion. o Implement stop control at the site access to 86th Street to reduce the potential for driver confusion o Review truck turning movements to ensure that large vehicles have adequate accommodations to negotiate internal roadways. o Implement one-way operations at the access points to the parking lots and pick-up/ drop-off zone of the main senior living facility o Modify the raised median at the 86th Street/Mission Hills Drive intersection and stripe 86th Street to help delineate the travel/turn lanes H•\P%tear\8676\TS\Report\8676 Cbanharren3eniorFaci lityTrajJ&Stady_141121 docx t1��NE�t4 4° do Minnesota Department of Transportation Metropolitan District oie Waters Edge Building °"4 1500 County Road B2 West Roseville, MN 55113 December 23, 2014 Sharmeen Al-Jaff, Senior Planner City of Chanhassen PO Box 147 Chanhassen, MN 55317 952-227-1131 saljaff @ci chanhassen mn us SUBJECT. Mission Hills Senior Living MnDOT Review#P14-069 NE quadrant of Mn101 and Hwy 212 Chanhassen, Carver County Control Section 1009 Dear Sharmeen Al-Jaff. Thank you for the opportunity to review the site plan and plat for the proposed Mission Hills Senior Living proposed development in compliance with Minnesota Statute 505.03, subdivision 2, Plats Before any further development,please address the following issues. Water Resources: A drainage permit will be required for any development that discharges stormwater to the MnDOT Right of Way/drainage system The permit applicant shall demonstrate that offsite runoff coming to MnDOT drainage system and/or right-of-way will not increase as a result of the proposed project. This is quantified as a"no increase in discharge" criteria for the 2-year, 10-year and 100-year storm events Please submit documents below for review and approval. 1. Pre and post grading plans and hydraulic calculations to show that proposed flows to MnDOT right-of-way are the same or less than existing conditions 2 Drainage area maps with flow arrows and labeling that corresponds with the submitted calculations 3 HydroCAD output or equivalent at the 2, 10, and 100 year Atlas 14 storm events is acceptable for submittal. Please direct any questions regarding water resources to Hailu Shekur(651-234-7521 or hailu shekur @state.mn.us) of MnDOT Metro District's Water Resources Section Traffic Some of the labeling of the highways is incorrect; 101 is shown as Trunk Highway 101 (it should beCSAH 101), and Trunk Highway 212 is shown as Trunk Highway 312 MnDOT also recommends removing the CSAH 101 curb cut to physically eliminate the access and to minimize pedestrians crossing 101 at a midblock location within a curve For questions regarding these comments please contact David Sheen, Metro District Traffic 651.234.7824, David.Sheen @state mn us Permits As mentioned previously, a MnDOT drainage permit is required Any other work impacting MNDOT right of way will require a permit Permit forms are available from MnDOT's utility website at www.dot.state.mn.us/tecsup/utility. Please include one 11 x 17 plan set and one full size plan set with each permit application Please direct any questions regarding permit requirements to Buck Craig (651-234-7911 or buck craig @state mn us) of MnDOT's Metro Permits Section Review Submittal Options: MnDOT's goal is to complete the review of plans within 30 days Submittals sent in electronically can usually be turned around faster. There are four submittal options. Please submit either. 1 One (1) electronic pdf version of the plans. MnDOT can accept the plans via e-mail at metrodevreviews dot @state mn us provided that each separate e-mail is under 20 megabytes 2. Three (3) sets of full size plans. Although submitting seven sets of full size plans will expedite the review process Plans can be sent to MnDOT—Metro District Planning Section Development Reviews Coordinator 1500 West County Road B-2 Roseville, MN 55113 3. One (1) compact disc. 4. Plans can also be submitted to MnDOT's External FTP Site Please send files to ftpi/ftp2 dot state mn us/pub/incoming/MetroWatersEdge/Planning Internet Explorer doesn't work using ftp so please use an FTP Client or your Windows Explorer(My Computer). Also,please send a note to metrodevreviews dot@state mn us indicating that the plans have been submitted on the FTP site If you have any questions concerning this review, please contact me at (651) 234-7784 Sincerely, aD, /0 Karen Scheffing Principal Planner Copy sent via E-Mail: Nancy Jacobson, Design Hailu Shekur, Water Resources David Sheen, Traffic Clare Lackey, Traffic Engineering Doug Nelson, Right-of-Way Buck Craig, Permits Diane Langenbach, Area Engineer Russell Owen, Metropolitan Council CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA ORDINANCE NO AN ORDINANCE AMENDING CHAPTER 20 OF THE CHANHASSEN CITY CODE,THE CITY'S ZONING ORDINANCE, BY AMENDING A PLANNED UNIT DEVELOPMENT THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS Section 1 Chapter 20 of the Chanhassen City Code, the City's zoning ordinance, is hereby amended by amending the Mission Hills Planned Unit Development Design Standards in its entirety as follows. Mission Hills Zoning Standards a. Intent 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, the . . .. - .. ... : . . D - Lot 1, Block 1,Mission Hills 3rd Addition shall comply with the R-12, High Density District. b. Permitted Uses •- .. -.. . - . . -• • - -- - -, -- , . . -- •. . •• . • - -" ' • - ' - - -• - - -- • . 0. The permitted uses within the development shall include the following • Single Family Residential • Medium Density Residential • High Density Residential 1 c. Setbacks In the PUD standards, the building setback for commercial is 50 feet from any public right-of- way. The commercial high density parking setback shall be 35 feet from any public right-of- way and/or intenor property line There shall be a buffer separating the residential portion from the eemniefetal high density portion of the site This buffer shall be in the form of a berm and landscaping. The following setbacks shall be observed. Commercial 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 86th Street * 30' 20' Interior Lot Lines O'(from commercial) O, 0, 0' (from commercial) 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 Villas, A Condominium, Common Interest Community No. 8, 9th Supplemental filed April 10, 1996, Mission Hills Villas, A Condominium, Common Interest Community No. 8, 10th Supplemental filed April 10, 1996, Mission Hills Villas, A Condominium, Common Interest Community No 8, 11th Supplemental filed May 7, 1996; and Mission Hills Villas, A Condominium, Common Interest Community No. 8, 12th Supplemental filed May 20, 1996, Mission Hills 2nd Addition Area. 2,100 square feet Width. 46 feet Depth. 47 feet Mission Hills 3rd Addition: Area: 376,358.4 square feet Width: 480 feet Depth: 620 feet BLOCK USE Net Lot Density Hard Surface Area Coverage Outlet- Commercial 7.72 acres Mission Hills 3rd 152 Multi-Family 8,64 acres 17.5 50% Addition Units Block 1, Mission Hills 138 Multi-Family 18 acres 7 66 37% Units Block 4, Mission Hills 56 Multi-Family Units 8.92 acres 6 28 43.2% 2 COMMERCIAL 1 All materials shall be of high quality and durable Masonry material shall be used Color - - . _h colored block or panels 2 Brick may be used and must be approved to assure uniformity. • - • • . -- . e or be polished, fluted, or broken face. '1 Concrete may be poured in place, tilt up or pre cast, and shall be finished in stone, textured or coated . - . -: seam siding will not be approved except as support material to one of the • - • • • be designed to be compatible with the primary structure - .. -. - - . . --- . .- creened by pitched roofs. Wood screen fences are prohibited Screening shall consist of compatible materials . _ . -- e. . . . . - -- .. - 9. All mechanical equipment shall be screened with material compatible to the building. RESIDENTIAL 1. Building exterior material shall be a combination of prepainted 5-inch 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 two-story windows Introduce some variation among the buildings through the shape of windows, adding louvers, shifting entryways, 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 one overstory tree within its front yard 5. All units shall have access onto an interior street and not West 86th Street 6. The apartment building located on Lot 1, Block 1, Mission Hills 3rd 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. 3 e. Site Landscaping and Screening 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 two to three 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 2%2-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 COMMERCIAL One monument sign along Great Plains Boulevard shall be permitted for Lot 1, Block 1, Mission Hills 3rd Addition Ghall be permitted for the outlot and one monument sign for the residential section of the PUD 1. All businesses built within the outlot shall share one monument sign. 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 area 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 4 5 Consistency in signage shall relate to color, size,materials, and heights. 6 No illuminated signs within Lot 1, Block 1, Mission Hills 3rd Addition the outlot may be viewed from the residential section of the PUD 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 one-half 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 fixtures within the-eutlet Lot 1, Block 1, Mission Hills 3rd Addition shall 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 PASSED AND ADOPTED this 23rd day of February, 2015,by the City Council of the City of Chanhassen, Minnesota Todd Gerhardt, City Manager Denny Laufenberger, Mayor (Published in the Chanhassen Villager on ) 5 October 28, 2014 Kathryn Aanenson, Chanhassen Development Director Lyndon Robjent, Carver County Engineer Dear Kathryn & Lyndon: This letter is to request that the Mission Hills Garden Homeowners'Association would like to start discussions with the city and county about traffic control as the result of future development of property located on the southeast corner Highway 101 and West 86th Street in Chanhassen. Currently,the property is for sale, Barr Engineering has done soil borings during the past two weeks, and a surveying company is surveying/staking the property. As you are aware, a new housing development is currently being built on West 86th street and Tigua Lane. The combination of new traffic from this development plus the traffic generated by future development of the property on the SE corner of 101 and W 86th Street will compound the current traffic issues to access 101 from W 86th. The Mission Hills Homeowners' Association represents 56 homes on the West Side of W 86th Street. A majority of our residents are retired and considered senior citizens of our community. We are concerned for the safety of our association members as they access the 101 &86th intersection The current median on West 86th& 101 will need to be redesigned to accommodate the access from future development of the SE corner property currently for sale. The existing driveway off of W 86th to this property was not designed to handle large amounts of traffic It was designed for a farmer field access. The control of traffic at 101 and W 86th to allow residents using 86th to access 101 is our biggest concern We would like to see a controlled signal intersection but are open to other traffic control systems to manage traffic at this location. Please consider this letter our request to be participants in the planning and design meetings for the future intersection of Highway 101 and W 86th Street. Respectfully Submitted, Karla Thomsen, President Mission Hills Garden Homeowners'Association Our Board Member Dave Nickolay is the board representative assigned to work with the City and County He can be reached through the following: Mail. 552 Mission Hills Dr Chanhassen, MN 55317 Phone 952-974-5285 Email acmadave @gmail corn CITY OFCHANHASSEN RECEIVED December 5, 2014 DEC 0 d 2014 CHANHASSEN FUNNING DEPT Sharmeen Al-Jaff, Senior Planner City of Chanhassen Dear Sharmeen: This letter is in follow-up to our telephone call yesterday and the letter you received dated October 28, 2014 concerning the proposed senior housing development on the southeast corner of Highway 101 and West 86th Street. As we discussed, the Mission Hills Garden Homeowners' Association would like to be involved in the planning discussions concerning the redesign of the West 86th median where it intersects with Mission Hills Drive, leading to Highway 101. We also request that we be involved in the planning of the changes to the intersection of Highway 101 and West 86th Street resulting from the increased traffic from all area development Our biggest concern involves the control of traffic at 101 and 86th, making a left hand turn or going south on 101 is a problem today, and will grow with the two housing projects being connected to 86th in 2015. As we also discussed, future development on the west side of 101 on the remaining open land should be taken into consideration at this time Also the city trail that crosses 101 at 86th will also need to be addressed. As an association we request the City give serious consideration to working with all government agencies involved to construct a roundabout on 101 where it intersects with 86th. If the roundabout is not feasible, we are open to other traffic control systems to improve the current problem of left hand turns/south bound 101 traffic coming out of 86th Street. Sharmeen, please consider this letter to be our second request to be participants in the planning and re-design meetings for the future intersection of Highway 101. and W 86th Street. Respectfully submitted David F Nickolay, Vice President Mission Hills Garden Homeowners' Association 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 December 24, 2014, 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 Notice of Public Hearing for Mission Hills Senior Living-Planning Case 2015-01 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 4Ip ,_-_--API-. ._ . - IAA.A.4,4 . en J • 4-lhars ueputy Clerk Subscnb�d and sworn to before me this day of O e.c r , 2014. °``'' KIM T. 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J O 0 U U . • • • • ANDREW B SANVICK ANDREW J BRONCZYK ANNE M SAMUELSON 582 MISSION HILLS WAY W 311 WINKLER CT 583 MISSION HILLS WAY W CHANHASSEN, MN 55317-7702 COLOGNE, MN 55322-4510 CHANHASSEN, MN 55317-7702 ANNE M SUDDENDORF APPLE TREE ESTATES LLC ARDIS M OLUFSON 525 MARSHLAND TRL 545 LAKE DR APT 205 565 MISSION HILLS DR CHANHASSEN, MN 55317-7711 CHANHASSEN, MN 55317-9323 CHANHASSEN, MN 55317-7716 BARBARA J WELLUMSON BERNARD M &JOANN C GAYTKO BEVERLY E CHRISTENSEN 577 MISSION HILLS DR 521 MISSION HILLS DR 517 MISSION HILLS DR CHANHASSEN, MN 55317-7716 CHANHASSEN, MN 55317-7715 CHANHASSEN, MN 55317-7715 BEVERLY HAFFNER BONNIE JEAN THURK BRAD H & CAROL M WILLMSEN 509 MISSION HILLS DR 537 MISSION HILLS DR 8510 WATERS EDGE DR CHANHASSEN, MN 55317-7715 CHANHASSEN, MN 55317-7716 CHANHASSEN, MN 55317-9749 BRETT WEIGEL BRIAN & LOUANN KLINGELHUTZ BRIAN A & LOU ANN D KLINGELHUT 576 BLACKBIRD CT 9731 MEADOWLARK LN 8860 KLEIN DR CHANHASSEN, MN 55317-7703 CHANHASSEN, MN 55317-8626 WACONIA, MN 55387-4566 BURTON BRANDRUD CAROL K GELDERT CAROL L ERICKSON 584 MISSION HILLS DR 557 MISSION HILLS DR 549 MISSION HILLS DR CHANHASSEN, MN 55317-7716 CHANHASSEN, MN 55317-7716 CHANHASSEN, MN 55317-7716 CAROL R VENEZIA CARVER COUNTY CHANHASSEN GATEWAY PLACE 586 MISSION HILLS WAY W 602 4TH ST E LLC CHANHASSEN, MN 55317-7702 CHASKA, MN 55318-2102 PO BOX 10 ALBANY, MN 56307-0010 CHRIS &ALANNA LIEBHART CONNIE M MOEHL COREY ALLEN MILLER 3051 VENEZIA TER 8540 MAYFIELD CT 589 MISSION HILLS WAY W CHINO HILLS, CA 91709-6610 CHANHASSEN, MN 55317-7719 CHANHASSEN, MN 55317-7702 DALE E HETLAND DAVID B &ALLISON C ORFIELD DAVID F NICKOLAY 524 MISSION HILLS DR 587 MISSION HILLS WAY W 552 MISSION HILLS DR CHANHASSEN, MN 55317-7715 CHANHASSEN, MN 55317-7702 CHANHASSEN, MN 55317-7716 DEBRA J MCGARRY DENNIS R & DIANE E SIEFKER REV DIANE M DEPOE 569 MISSION HILLS DR 588 MISSION HILLS DR 548 MISSION HILLS DR CHANHASSEN, MN 55317-7716 CHANHASSEN, MN 55317-7716 CHANHASSEN, MN 55317-7716 DONNA LEVASSEUR DREW D 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