CC Minutes 02-23-2015Chanhassen City Council – February 23, 2015
Chief Don Johnson: Thank you very much. Thank you. We try to send those out, I review
reports on a weekly basis and we’ll continue to send those out and I’ll send whatever the
comments are forward but the community is very supportive of us and as you can see that’s kind
of our report card to you as well so thank you. Appreciate it.
Mayor Laufenburger: Okay. Any other comment or question? Thank you Chief.
Chief Don Johnson: Thank you.
Mayor Laufenburger: See you next month.
MISSION HILLS SENIOR LIVING: REQUEST FOR PUD AMENDMENT,
SUBDIVISION AND SITE PLAN REVIEW WITH VARIANCES FOR A 134-UNIT
SENIOR HOUSING STRUCTURE AND 9 TWIN HOMES (18 INDEPENDENT LIVING
UNITS) ON 8.64 ACRES ZONED PLANNED UNIT DEVELOPMENT; 8600 GREAT
PLAINS BOULEVARD, OUTLET E, MISSION HILLS); APPLICANT: HEADWATERS
DEVELOPMENT.
Kate Aanenson: Thank you Mayor, members of the City Council. The Senior Hills Living is
Headwaters Development. It appeared before the Planning Commission back in January. It
took, they had to make some pretty substantial revisions to the plan regarding the location of the
building. Just sliding it back so the engineering had to be changed so there was a gap between
when it went to the Planning Commission and now before you so we’ve edited the staff report
and happy to say that they’ve really modified all the conditions that were in the staff report and
it’s a pretty clean project so we’re happy about that. So for your review tonight there’s actually
3 actions. One is the PUD amendment. Number two is looking at the site plan and then a
subdivision of a preliminary plat.
Mayor Laufenburger: And are these 3 independent actions or would we be…
Kate Aanenson: No, they’re included all in one motion.
Mayor Laufenburger: Okay.
Kate Aanenson: Yeah.
Mayor Laufenburger: Thank you very much.
Kate Aanenson: Yes. So the location of the subject site is off of Great Plains Boulevard or
County Road 101 and just north of 212 is the location of the site. So first I’m going to talk a
little bit about the history with the land use plan. So this subject site, again the interchange of
212 and 101 was given mixed use development so there was actually on this site the category
allowed for the mixed use development. There’s only two locations in the city that allowed for
this type of land use and that would either accommodate either commercial or high density
residential. So when the Mission Hills came in, they held that piece of property out for
commercial and that’s how that PUD was established. So again that commercial was put in
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Chanhassen City Council – February 23, 2015
place prior to the development at the other corner. It would be the southwest corner of 101 and
212 where we’ve got the Kwik Trip and some of the other commercial development there. So
with that the PUD again was established. The land use designation for the mixed use we looked
at in 2008. We did a study as we were in a lot of flux in that area with the park and ride coming
in. There were some concerns from the neighborhood how this area was all being viewed. What
was happening. Also the corner, the southwest corner of 101 and Lyman Boulevard as some of
those properties in the area. There was a lot of change going on with the new interchange right
there so we actually worked with, hired SRF to go through and look at some of the, some
templates of some land use recommendations to say what were some options. So this is one
piece of property. The subject site that we actually looked at and had recommended now that we
knew that the commercial would probably go at the Kwik Trip site. That would probably be
more served for what we suggested was residential and had recommended that senior housing
would be more acceptable there. There was an access to this property that was given to continue
the use. Everybody kind of knows it as the pumpkin patch property so that was giving them kind
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of the access to the farm property. Otherwise the access was limited off of West 86. While it
was given commercial designation staff really didn’t have any interest in that. I know there was
someone looking at it for high, more intense office but because of the trip generation located on
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86 and the turning movements, it’d really be problematic. There’s a lot of trips coming in in
that intersection. Coming out it’s, it’s a restricted turn movement. It’s very narrow so we didn’t
see a lot of interest in that so we were pleased to see a senior housing project move forward in
that because we felt all along that that was the right designation for the subject property. So with
that the, whoops. With that the amendment then would take place on this. Again the underlying
land use allows for either commercial or residential but to reconcile that then your first action
would then would be to recommend this amendment going back to the commercial land use. So
I’ll explain how that works on the next couple of slides here. So what we looked at for what
would the density would allow. 16 units an acre. There was some excess density in some of the
existing Mission Hills development so there’s the low density that comes off of Mission Hills
Lane. The subject site right here. And then you’ve got some medium density on both of these
properties so they were all developed a little bit differently. Again there’s one way out, right out
on this property here and so that the main access would be off of the commercial. Or excuse me,
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the West 86 Street. So there was excess density. This next chart kind of shows you how we
came to what the total number of units could be on the site so what also drives a development of
this site, while you can, it may allow for, the density may allow for more units. It’s really driven
by can you meet the other standards. It’s in the shoreland district. You have a 50 percent open
space. There’s a height requirement within the shoreland district so there’s other factors.
Parking. Managing stormwater. All these factors then allows for, or drives how the
development’s going to look. So the applicant then, while it may allow for higher than that, how
it got developed on the site, meeting all the criteria of the district shaped how that would be so
the 134 plus the townhouse units is what’s recommended on the site. The existing conditions on
the property, again it’s currently being farmed. There’s some change in grade as you get to 212.
One of the other issues that we thought were good about this project is it provides for noise
attenuation as you look, coming off that off ramp onto the 101. Some of the people in Mission
Hills commented on some of the noise that’s coming off of 212 right now so provides attenuation
with the taller building for that noise buffer. So again with the total number of units they came
in with their project and the other factor driving this was the shoreland district. Within 1,000
feet of the shoreland district you can’t be higher than the 35 feet so that also affected that. So
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Chanhassen City Council – February 23, 2015
this drawing is what’s changed, what you’re seeing tonight is changed from the Planning
Commission to meet those requirements of the shoreland district and the 50 percent open space.
So you can only be 35 feet as I mentioned within that so they had to tip the building a little bit to
make that work so this is the redesign making it work. You can see the shoreland district line so
it meets the 50 percent open space and then 35 feet outside of the shoreland district. So the
building itself as I mentioned, 134 apartments. Within those 134 apartments is independent
living and assisted, memory care. Some what we would call service enriched type units and then
the 9 rental twin homes in here so it really does make a nice transition between the existing
medium density on the north side and then we worked really hard with the developer to get this
building and the orientation of that building so that the mass of the building wasn’t immediately
to the backs of those townhouses. There’s a slight grade change but I think they did a good job
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of matching that up to make it the least imposing. Access to the site as I mentioned is off of 86
Street and you can see there’s a control there regarding the turning movements and I’ll let the
City Engineer take a few minutes just to talk about some of the access issues and traffic.
Mayor Laufenburger: Mr. Oehme.
Paul Oehme: Sure, thank you Mayor and City Council members. So like Ms. Aanenson had
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indicated the only access to the development is off 86 Street as shown here. Internal access
would be, these roadways are all private. The staff had required that a traffic study be completed
for this development. We looked at the number of units out here and looked at existing traffic
and future, thank you. And future traffic based upon the design. Also we looked at the current
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single family development that’s being constructed at this, along 86 Street as well so based
upon all the inputs and the existing traffic that’s currently generated through Mission Hills and
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86 Street, the traffic for this development we’re anticipating to be around 500 trips per days.
The peak period intersections, back up or the level of service for each of those intersections,
we’re not anticipating those service levels to change greatly at all at this intersection or at
Mission Hills Drive or at the intersection of Lake Susan Drive and 101. This development is
again senior citizen living so the traffic generations are a little bit different than if we would have
a market driven apartment complex or townhouse and developed at market rate in this area too
so. With that we feel comfortable that the traffic generated for this site can easily be supported
by the infrastructure and existing infrastructure that’s already there today. There are some
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modifications that we’d like to see along 86 Street. Namely that the median that currently is
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along the access at the intersection, at the entrance to 86 Street be removed for a turning radius
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considerations as well and we also are looking, or have looked at no parking along 86 Street
here. Along on the curve here. We had some comments from some property owners out there,
poor sight distance issues and lack of sight distance around the curve when parked, cars are
parked there so that has been also considered. In the traffic study there was comments about stop
signs which are included in the final recommendations in the plans currently and then some
additional one way traffic circulations shown here that are also included in the current design as
well. So with that brief overview of the traffic staff feels that the existing infrastructure and the
way it’s designed can support, that the existing roadway system can support this development.
Mayor Laufenburger: Thank you Mr. Oehme. Kate, you want to continue?
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Chanhassen City Council – February 23, 2015
Kate Aanenson: Yeah, I was just going to add too that the access, the access that’s currently
used to get to the farm fields is being eliminated with this project. And also in addition the
parking does meet the requirement based on the tenant mix so that also meets the city ordinance.
So here’s the architectural elevations of the building itself. I do have a material board in the,
shown in here but we think it’s highly articulated building. It looks nice. We think it will be
again based on the massing and the orientation should fit well into the site. Here’s the material
boards. That was one comment that the, on the twin homes that the Planning Commission did
comment on is that they seemed a little bit homogeneous. Looked pretty similar. Some of the
architectural features were actually in the gables so they are rental townhomes so we think that
they’ll look nice. Again just complimentary to their building which is what the goal they were
seeking. It does have a monument sign on the entrance to the site. The big, excuse me, an
entrance sign over here but the main monument sign will be on 101 just to give you indications.
Assuming a lot of people coming off of 212 coming to this site so that would give them the
ability to see that and then the monument, the entrance sign, excuse me. Yeah, the smaller
entrance sign here but the identification sign would be on 101. Parks, there is park locations
within the area so what the park commission is recommending is park and trail fees. One of the
things that we’ve looked at in there to being sure we’re consistent with other types of
developments so we’re going to re-examine those fees for park and trails. There might be a
minor correction and we would come back with that at final plat but we are revisiting that and
that is actually condition on page 27. Park and trail fees. So we will re-examine that and come
back to you with final plat and make sure that we’ve got the correct number there.
Mayor Laufenburger: Kate is that new information?
Kate Aanenson: Yes it is.
Mayor Laufenburger: Is the developer aware of that?
Kate Aanenson: Yes. He was just informed. Yeah he’s been informed since today so.
Mayor Laufenburger: Alright, thank you.
Kate Aanenson: So the final action then, so you’ve got the PUD amending and then you’ve got
the site plan approval and this is your third action. This is an outlot. In order to build on it you
need to create the lot and the lot is where the extractions come in. The park and trail fees by the
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creation of the subdivision lot so this would be Lot 1, Block 1, Mission Hills 3 Addition so that
would be creating the lot for this development to go on. So with that the staff is recommending
approval of the 3 motions. Again for the 134 senior housing apartments and the 9 twinhomes.
The preliminary plat and the site plan approval so with that I’d be happy to answer any questions
you may have.
Mayor Laufenburger: Okay, thank you Ms. Aanenson. In just a moment I’ll ask the applicant
would like to address the council but are there any questions that the council has of staff at this
time?
Councilman McDonald: Mr. Mayor?
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Chanhassen City Council – February 23, 2015
Mayor Laufenburger: Councilman McDonald.
Councilman McDonald: Yes I have a question but it’s probably directed towards Mr. Oehme.
The new intersection down there, because there will be more traffic, is that going to qualify for a
stop light warrants?
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Paul Oehme: Mr. McDonald, so you’re referencing 101 and 86 Street?
Councilman McDonald: 101 and Mission Hills Boulevard, yes.
Paul Oehme: Sure. So we did look at that intersection briefly. We did talk to Carver County as
well who has jurisdiction on 101. Since it’s a T intersection and there is about, there will be
about 1,700 trips per day coming out of the intersection. However the back up or the level of
service, the queuing of the intersection at that location would not warrant a signal at this time.
There is turn lanes on 101 to provide access and stacking along 101 so based upon the trip
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generation that we were seeing and what we think is going to be the amount of traffic on 86
Street, we looked at the accidents at the intersection as well which are not very high. You know
we feel it’s not going to warrant a signal at this time.
Councilman McDonald: Thank you.
Mayor Laufenburger: Okay. Any other questions of staff at this time? Okay, alright. Is the
applicant present and would he or she like to address the council? And we ask that you state
your name and your address.
Mike Hoagberg: Hi, I’m Mike Hoagberg, President of Headwaters Development and I’m from
Lakeville, Minnesota and we’re here tonight to present the proposed development plan and really
appreciate the time.
Mayor Laufenburger: Good.
Mike Hoagberg: You know we have spent a lot of time and effort to really make sure that we
understand the City of Chanhassen and understand what our development is going to provide for
the city and we also understand that a development of this size is important to the city and it’s
residents and so we wanted to spend a lot of time talking to city members. Talking to neighbors
and really try to get the feedback and input for this type of project and how they felt about what
our proposal was and by spending that time we were able to really incorporate all of that
feedback into our plan and make sure that we’re abiding to all the requirements that were set
forth by the City and all of that has been incorporated into the plan that we’re reviewing tonight
and we hope that you can appreciate the effort that we did put in to make sure that we tried to
accommodate everyone to the best of our ability. I also wanted to introduce the rest of my
development team that’s here tonight with us. Our operating partner Ebenezer is here and as you
may know they’re the leading provider for senior housing management in the state of Minnesota.
We also have our architectural firm here, Sperides Reiners Architects and they’ve been involved
in many senior housing projects in the state of Minnesota and have been a great partner with us
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Chanhassen City Council – February 23, 2015
from the beginning of the Mission Hills project here that we’re proposing. So again thank you
for the opportunity to speak with you guys tonight and put forth our proposal and if you have any
questions from our development team, please don’t hesitate to address us. Anyone that’s here.
Mayor Laufenburger: Okay, would you just remain there for a moment to see if anybody on the
council.
Mike Hoagberg: Yep.
Mayor Laufenburger: Any questions or comments from the council to Mr. Hoagberg?
Apparently you’ve done your homework Mr. Hoagberg.
Mike Hoagberg: And you pronounce my name well. I like that.
Mayor Laufenburger: It’s written right in front of me here so. I just, I do want to make a
comment. I think that what you’re bringing to Chanhassen is vitally important to the future of
Chanhassen. One of the things that, one of my roles as mayor is to participate in Carver County
discussions related to what is the County doing to serve this building and booming population
called the baby boomers so on behalf of the, all of the citizens that currently are in the range of
your market and those of us that are going to be there soon. I’m actually in the range already. I
think it’s wonderful and I know that the, I know that Carver County looks upon this as one of the
vital elements to serving the entire population of Carver County so on behalf of all of the citizens
who fall in that range I thank you for coming to Chanhassen and choosing to build a very quality
property right here in Chanhassen so thanks Mike.
Mike Hoagberg: Thank you.
Mayor Laufenburger: Let’s bring it back to the council. Does anybody have any questions for
staff at this time?
Councilwoman Ryan: Mayor I have one question.
Mayor Laufenburger: Councilwoman Ryan.
Councilwoman Ryan: Ms. Aanenson, in looking through the information I believe I read
somewhere that there was, that you had asked for them to agree to an increase in buffer yard
plantings. They were deficient in some areas. Has that been agreed to?
Kate Aanenson: Yes. The revisions, they’ll accommodate those in some of these areas here.
There is a berm there but we want to make sure that we’ve got that and along Trunk Highway
101 where you’ve got more noise so yep.
Councilwoman Ryan: Okay, thank you. And then the last one goes back to the traffic patterns.
I know Councilman McDonald asked, is there, I know the County has to handle this and that
there isn’t intended to be an increase of traffic but do they take in consideration who that traffic
is? My concern is with the, you know the senior building pulling out onto a busy road, is there
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Chanhassen City Council – February 23, 2015
going to be, is there an option or a possibility for a safe zone by the median as opposed to
crossing. If you’re taking a left and turning you know south on that road. I get concerned with
the people coming off of a highway turning right headed down 101, picking up speeds and then
that turn lane. That people get caught.
Paul Oehme: Sure. Yep, so Councilwoman Ryan. So we did look at you know again the signal
was our first review and it’s not going to meet warrants under current state statutes and
requirements. There is a fairly wide median out here. I believe it’s 12 feet wide in the middle of
the intersection so there is a quasi safe zone out there for people to travel through the southbound
lanes before they head, or cross the northbound lane before they head on the southbound lane so
101 was improved back in I think 2005 with the 212 project so it is up to CSAH standards for
roadway width. Turning lanes. Sight distances and those type of things so I think 101 is up to
current standards right now so you know I think our best bet is to monitor it and if there are
issues in the future, you know we always work with Carver County to address those type of
things and if it does warrant a signal we’ll definitely look and encourage Carver County to make
those improvements at that time.
Councilwoman Ryan: Great thank you. And I would remiss if I didn’t say to encourage the Rice
Marsh Lake loop after being on the Park and Rec. That’s a great location so I encourage them
using that loop.
Mayor Laufenburger: Well that raises, thank you Councilwoman Ryan. That raises a question.
Is there easy, not easy but is there identifiable access from this property to Rice Marsh Lake trail
and if so how would that be? Mr. Hoffman can you speak to that?
Todd Hoffman: I sure can. Through a sidewalk connection. So heading out of this property and
then immediately to the right or back to the east, there’s a sidewalk that would lead to a cul-de-
sac and a newly developed 16 Preserve at Rice Lake so there’ll be a connection there. An easy
connection to make access from this property.
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Mayor Laufenburger: So they would exit this property. Immediately turn to the east along 86,
is that right?
Todd Hoffman: Correct.
Mayor Laufenburger: And then, okay. Good.
Todd Hoffman: And make their way in and conduct that loop. It’s a 3 mile loop. One of the
nicest trail loops in the southwest metro area for sure.
Todd Gerhardt: How would you get to the Lake Susan trail loop Todd?
Todd Hoffman: You would take a left. Head north and you can get to Lake Susan so.
Mayor Laufenburger: And that’s a tunnel. It’s protected. It goes underneath.
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Chanhassen City Council – February 23, 2015
Todd Hoffman: Underneath Highway 101, yep. Great trail connections here and then they have
access to Lake Susan Park and Bandimere Park as well.
Mayor Laufenburger: Alright, great location. Any other questions of city staff? Kate I have one
for you. You talked about excess density and I think what, to use a different word. That would
be unused density, is that what it is?
Kate Aanenson: Yes. Yeah.
Mayor Laufenburger: So it’s density that was allowed in other parts of Mission Hills but it was
not used so are you moving or are you transferring that density?
Kate Aanenson: Right, the PUD allows you to transfer some of that density but what I’m saying
the product choice that you make and the parameters of how you can develop on that site,
because you’re in the shoreland district. The parking standards. The height requirements. All
those determine how many units you can get on the site so you may not be able to maximize all
of those units that would be on the site so.
Mayor Laufenburger: Are they, they as Mr. Hoagberg and his organization, have they done as
much in terms of maximization as they can?
Kate Aanenson: They’re pretty close. Based on what they want to do. Now they want to do the
twinhomes out there to get the 50 percent because they have clustered something and maybe
done something more, you know they can’t go over 35 feet within that area because of the
shoreland district so those are the things that drive it but we think this is a very well suited for the
site. Making the transitions. Creating those buffers.
Mayor Laufenburger: Okay. And one last thing. You mentioned that the park fees, that there
may be an adjustment. What needs to happen to determine whether or not there will be an
adjustment?
Kate Aanenson: We’ll work with them to understand the types of uses within the building. It’s
mostly they got the apartments and then they’ve got some other service enriched we call which
would be the memory care or the like so we’ll get that and how it’s licensed and get clarification
from Ebenezer on those.
Mayor Laufenburger: Okay, so you work with Ebenezer on how they’re going to actually deploy
the building, is that correct?
Kate Aanenson: Correct.
Mayor Laufenburger: Okay, alright. And was the developer satisfied with that?
Kate Aanenson: Yes.
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Chanhassen City Council – February 23, 2015
Mayor Laufenburger: Okay. Mr. Oehme, on that traffic island, as you going to take that whole
thing out?
Paul Oehme: We’re not proposing to take it all out. We’re proposing to take out the part that’s
in the curved area so the center median at 101 basically to where it starts to make the turn for the
left turn lane there. That’s the portion that’s being proposed to be eliminated.
Mayor Laufenburger: You talked about turning radius. Are you thinking about service vehicles
that would come into Mission Hills? Is that what you’re thinking about?
Paul Oehme: Correct, delivery trucks. Moving trucks, those type of things.
Mayor Laufenburger: Okay, alright. Okay. Okay, Kate could you bring the motion back up to
the screen for just a second? If we provide approval to this tonight Kate, does this, will this need
to come back to the council at all?
Kate Aanenson: Yes for final plat. And the conditions that go with the final plat would be the
extractions including the park and trail fees so you will see that for final plat. So you will see
that again.
Mayor Laufenburger: Okay so we’re essentially giving permission for the developer and the
City to move forward as their plans develop and when would you expect that final plat to come
to us?
Kate Aanenson: Well preliminary plat is usually contingent upon getting all your engineering
work done so that would be some of the street ones that we just talked about. Some of the civil
for sewer and water, some of those sort of things. And then security for any public
improvements. Landscaping, that sort of thing so that would come back for final plat. Typically
final plat’s on consent. You would look at the conditions but typically those are on final plat.
On consent, excuse me.
Mayor Laufenburger: And has the developer talked with you about when they expect to put
shovel in the ground?
Kate Aanenson: We were anticipating that would be this spring. You could clarify that with
them.
Mayor Laufenburger: Mr. Hoagberg would you like to speak to that?
Mike Hoagberg: Yes. There are still several factors that go into when we can and are able to put
a shovel in the ground and we anticipate sometime this summer is what we’re planning.
Mayor Laufenburger: Okay, okay. And that’s probably if things go well occupancy sometime in
2016 then, is that correct?
Mike Hoagberg: If things go smoothly.
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Chanhassen City Council – February 23, 2015
Mayor Laufenburger: If things go smoothly.
Mike Hoagberg: Yeah we think this is a little bit of a larger development. It may take a little
longer than we would typically to construct but that’s about right. It will build out in 2016.
Mayor Laufenburger: Okay, good. Well I know there’s a lot of people looking forward to this
so thank you Mr. Hoagberg. Any council comment or motion?
Councilwoman Tjornhom: I’ll make a comment Mr. Mayor.
Mayor Laufenburger: Councilwoman Tjornhom.
Councilwoman Tjornhom: One thing I’ve always liked about the city of Chanhassen is that we
strive to be a community for life and earlier today in our work session we were talking about all
the young families that the average age you know is like 38, 39. They all have kids and there’s
kind of a gap sometimes between people who are empty nesters and where do they really fit in
and so I think this is a really good step forward to giving them yet another option to stay here for
life and so I’m glad you’re here. It looks like a wonderful project and so I will be in full support
of it.
Mayor Laufenburger: Thank you Councilwoman Tjornhom. Anybody else comment or motion?
Councilwoman Tjornhom: I’ll make a motion too.
Mayor Laufenburger: Thank you very much councilwoman. Go ahead.
Councilwoman Tjornhom: I’d love to make a motion. I’d like to propose a motion that the
Chanhassen City Council approves a Planned Unit Development Amendment to the existing
standards, site plan approval for the construction of 134 unit multi-tenant senior housing
apartment building and 9 twinhomes, and preliminary plat approval to replat 8.64 acres into one
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lot, Block 1, Mission Hills 3 Addition and the adoption of the Findings of Fact.
Mayor Laufenburger: Well spoken. Is there a second?
Councilman Campion: Second.
Mayor Laufenburger: Thank you Councilman Campion. We have a valid motion. Is there any
discussion?
Councilwoman Tjornhom moved, Councilman Campion seconded that the Chanhassen
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 with the following conditions, and adoption of the attached
Findings of Fact:
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Chanhassen City Council – February 23, 2015
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 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.
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Lot 1, Block 1, Mission Hills 3 Addition shall comply with the R-12, High Density District.
b. Permitted Uses
The permitted uses within the development shall include the following:
Single Family Residential
Medium Density Residential
High Density Residential
c. Setbacks
In the PUD standards, the building setback for commercial is 50 feet from any public right-of-
way. The High Density parking setback shall be 35 feet from any public right-of-way and/ or
interior property line. There shall be a buffer separating the residential portion from the High
Density portion of the site. This buffer shall be in the form of a berm and landscaping. The
following setbacks shall be observed:
Residential Residential Commercial
Street High Density Medium Density Parking Parking
Building Setback* Building Setback Setback Setback*
Highway 101 * 50’ 20’ *
Highway 212 * 50’ 20’ *
West 86 th Street * 30’ 20’ *
0’(from commercial) 0’ (from commercial)
Interior Lot Lines 0’ 0’
50’(from residential) 35’ (from residential)
* Setbacks shall be established pursuant to section 20-505 of the Chanhassen City Code.
d. Development Standards Tabulation Box
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Chanhassen City Council – February 23, 2015
Minimum Lot Size multi-family units:
Mission Hills: As approved on October 24, 1994 in the Plat of Mission Hills; Mission Hills
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Villas, A Condominium, Common Interest Community No. 8, 9 Supplemental filed April 10,
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1996; Mission Hills Villas, A Condominium, Common Interest Community No. 8, 10
Supplemental filed April 10, 1996; Mission Hills Villas, A Condominium, Common Interest
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Community No. 8, 11 Supplemental filed May 7, 1996; and Mission Hills Villas, A
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Condominium, Common Interest Community No. 8, 12 Supplemental filed May 20, 1996;
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Mission Hills 2 Addition: Area: 2,100 square feet
Width: 46 feet
Depth: 47 feet
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Mission Hills 3 Addition: Area: 376,358.4 square feet
Width: 480 feet
Depth: 620 feet
Net Lot Hard Surface
BLOCK USE Density
Area Coverage
Mission Hills 3 rd 152 Multi-Family
8.64 acres 17.5 50%
Addition Units
138 Multi-Family
Block 1, Mission Hills 18 acres 7.66 37%
Units
Block 4, Mission Hills 56 Multi-Family Units 8.92 acres 6.28 43.2%
RESIDENTIAL
1.Building exterior material shall be a combination of prepainted 5-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.
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6.The apartment building located on Lot 1, Block 1, Mission Hills 3 Addition shall:
a.Have pronounced entrance.
b.Insure that all foundation walls are screened by landscaping or retaining walls.
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Chanhassen City Council – February 23, 2015
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 2½ inch caliper shall be planted within the front
yard setback. These two trees shall consist of one overstory evergreen tree and one ornamental
deciduous tree.
1.All open spaces and non-parking lot surfaces (outlot) shall be landscaped, or covered with
plantings and/or lawn material.
2.Outdoor storage is prohibited.
3.Loading areas shall be screened from public right-of-ways. Wing wall may be required
where deemed appropriate.
4.The Outlot shall be seeded and maintained in a weed free condition in all areas proposed for
future development.
f. Signage
One monument sign along Great Plains Boulevard shall be permitted for Lot 1, Block 1, Mission
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Hills 3 Addition.
1.Monument signage shall be subject to the monument standards in the sign ordinance.
2.Wall signs are permitted on no more than two street frontages. The total of each wall
mounted sign display areas shall not exceed 24 square feet.
3.All signs require a separate permit.
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Chanhassen City Council – February 23, 2015
4.The signage will have consistency throughout the development and shall tie the building
materials to be consistent with the signs. Signs shall be an architectural feature, they shall
not be solely mounted on a pole of a foundation.
5.Consistency in signage shall relate to color, size, materials, and heights.
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6.No illuminated signs within Lot 1, Block 1, Mission Hills 3 Additionmay be viewed from
the residential section of the PUD.
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.
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Light fixtures within Lot 1, Block 1, Mission Hills 3 Additionshall not exceed 25 feet.
2.Glare, whether direct or reflected, as differentiated from general illumination shall not be
visible beyond the limits of the site from which it originates.
3.Lights shall be on a photoelectric cell to turn them on and off automatically as activated by
yearly conditions.
All voted in favor and the motion carried unanimously with a vote of 5 to 0.
Councilwoman Tjornhom moved, Councilman Campion seconded that the City Council
approves the preliminary plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission
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Hills 3 Addition, as shown in plans dated received December 22, 2014, including the
attached Findings of Fact and Recommendation, subject to the following conditions:
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Chanhassen City Council – February 23, 2015
Park and Trail Conditions
1.Full park fees in lieu of additional parkland dedication and/or trail construction shall be
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collected as a condition of approval for Lot 1, Block 1, Mission Hills 3 Addition. The park
fees will be collected in full at the rate in force upon final plat submission and approval. Based
upon the current residential park fee rates of $3,800 per apartment dwelling and $5,000 per twin
home dwelling, the total park fees will be $599,200.
Engineering Conditions:
1.The estimated Surface Water Utility fees are $108,921.60. These shall be due with the final
plat.
2.The applicant must prepare an operations and maintenance manual that provides for the
protection and preservation of the stormwater best management practices (BMPs) to provide
for the designed water quality benefit in perpetuity.
3.The applicant must enter into a maintenance agreement with the City and record that
agreement against the property.
All voted in favor and the motion carried unanimously with a vote of 5 to 0.
Councilwoman Tjornhom moved, Councilman Campion seconded that 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:
1.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: http://www.dli.mn.gov/CCLD/PlanConstruction.asp.
2.Buildings must be protected with automatic fire suppression systems.
3.An accessible route must be provided to buildings, parking facilities, public transportation
stops and all common use facilities.
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Chanhassen City Council – February 23, 2015
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.
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Chanhassen City Council – February 23, 2015
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.
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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.
The site is permitted one monument sign facing Great Plains Boulevard. Sign illumination and
design shall comply with ordinance.
All voted in favor and the motion carried unanimously with a vote of 5 to 0.
Mayor Laufenburger: Thank you staff and development and Ebenezer. We’re looking forward
to having you being a vital element of this community. Thank you very much.
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610 WEST 96 STREET: REQUEST FOR VARIANCE FOR AN ACCESSORY
STRUCTURE IN EXCESS OF 1,000 SQUARE FEET ON APPROXIMATELY 4.5
ACRES ZONED AGRICULTURAL ESTATE (A2); APPLICANT/OWNER: ROBERT
AND CHRISTIN BOECKER.
Kate Aanenson: Thank you Mayor, members of the City Council. This item is a request for a
variance that appeared before the Planning Commission back in November. The applicant asked
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to be extended to this date, February 23 and the reason it’s before you today is that it didn’t
have the super majority for the Planning Commission. Therefore it was appealed by the
applicant. It was denied. Excuse me, it was denied by the Planning Commission but the
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applicant has the right to appeal any decision. The location is 610 West 96 Street. The subject
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site again off of, gets access off of West 96 Street and 101. This is Pioneer Trail. So this is the
subject site here. So the property is requesting a variance to construct 38.5 foot by 48 foot horse
shelter expansion which is approximately 1,848 square feet on the existing pole barn and 11 foot
by 24 foot day shelter. So the existing, the city code that applies to this would be structures.
That was adopted in 2007 that says you can’t exceed 1,000 square feet and then also the
agricultural district, the A2 district has four accessory structures that he already has a combined
square footage of 12,706 and with the expansion there’d be 14,818 square feet. So the history of
this property was in 1986 a permit was given for the 24 by 20 garage. That’s number 1. In 2000
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