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PC Staff Report 05-19-2015
n =CITY OF CHANHASSE y � CNH ASS PROPOSED MOTION: PC DATE: 5/19/2015 CC DATE: 6/8/2015 REVIEW DEADLINE: 6/16/2015 CASE #: 2015-10 BY: Al-Jaff, et al. "The Chanhassen Planning Commission recommends that City Council approve a Rezoning of Property from Single Family Residential District to Mixed Medium Density Residential District; Preliminary Plat to Replat 8.69 acres into two lots with a variance for a private street; Site Plan Review for a 10,700 square -foot addition to a continuing care retirement facility (BeeHive Homes); and adoption of the attached Findings of Fact and Recommendation." SUMMARY OF REQUEST: The applicant is requesting rezoning of 0.94 acres of property located at 6440 Hazeltine Boulevard from Single Family Residential (RSF) to Mixed Medium Density Residential (R-8); Replat of 8.69 acres located at 6330 Hazeltine Boulevard and 6440 Hazeltine Boulevard into two lots (BeeHive Home 2nd Addition), with variances; Site Plan Review for a 10,700 square -foot addition to a continuing care retirement facility (BeeHive Homes), with variances. 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: 6330 and 6440 Hazeltine Boulevard APPLICANT: Tyler Stevens Ben Gowen 6330 Hazeltine Boulevard 6440 Hazeltine Boulevard Excelsior, MN 55331 Excelsior, MN 55331 Phone: 612-770-7611 tyler.stevens@beehivemn.com PRESENT ZONING: Single Family Residential District and Mixed Medium Density Residential District 2030 LAND USE PLAN: Office/Residential Medium Density (Net density 4-8 Units/Acre) ACREAGE: 8.69 Acres DENSITY: NA LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving Rezonings because the City is acting in its legislative or policy- making capacity. A PUD amendment must be consistent with the City's Comprehensive Plan. The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi-judicial decision. Planning Commission BeeHive Home 2"d Addition — Planning Case 2015-10 May 19, 2015 Page 3 The following is a summary of the proposal: 1. Rezoning: The first request is to rezone the portion of the property that will be occupied by the expansion of the continuing care retirement facility from Single Family Residential District to Mixed Medium Density Residential District. 2. Subdivision/Preliminary and Final Plat: The second request is for the replat of 8.69 acres into two lots which will house the expansion of the continuing care retirement facility and an existing single-family home. 3. Site Plan: The final request is for a site plan to construct a 10,700 square -foot addition to a continuing care retirement facility (BeeHive Homes). The total permitted site coverage in the R-8 district is 35 percent. The proposed development has a total hard coverage area of 33.5%. The design of the building is attractive and is proposed to be constructed of high-quality materials. They include limestone at the entry and paneling at the main body of the building. The addition will utilize identical materials to the existing building. All elevations that can be viewed by the public have received equal attention. Parking is buffered from views by landscaping. The existing structure contains underground parking. The applicant is proposing to add additional surface parking along the westerly portion of the property. A trail is proposed to be extended along the east portion of the site to allow connection between the subject site and the surrounding area and separates pedestrian from vehicular traffic. Access to the site is provided via Highway 41. Currently there are three access points, two for the single-family home and the third to the BeeHive Homes facility. The applicant is proposing to consolidate the three access points into one. The shared access is defined by ordinance as a private street which requires a variance. Staff regards the project as a well-designed development. The overall design is sensitive to the surrounding area. Based upon the foregoing, staff is recommending approval of the rezoning, subdivision and site plan with conditions as outlined in the staff report. APPLICABLE REGULATIONS Chapter 18, Subdivisions Chapter 20, Article II, Division 6, Site Plan Review Chapter 20, Article XVIII, Division 9. — Design Standards for Multifamily Developments Planning Commission BeeHive Home 2"a Addition — Planning Case 2015-10 May 19, 2015 Page 4 BACKGROUND On October 22, 2012, the Chanhassen City Council approved the following: • Rezoning of 2.16 acres of property zoned RSF, Single Family Residential District to R-8, Mixed Medium -Density Residential District for BeeHive Home - Planning Case #2012-15 • Preliminary and final plat to replat 2.16 acres into one lot - Planning Case 2012-15 for BeeHive Home • Site plan consisting of a 15,681 square -foot continuing care retirement facility, Planning Case 2012-15 for BeeHive Homes. The Land Use Plan designates the area that is south of the BeeHive Homes facility and west of Highway 41 as Residential Medium Density. This category has been established to accommodate medium -density residential development. The medium -density category, which includes units with a maximum net density of 8.0 units per acre, accommodates townhouses, two-family and multi- family dwellings, but would also permit the development of the continuing care retirement facility. Only the portion that will house the expansion is proposed to be rezoned to R-8. Planning Commission BeeHive Home 2"a Addition — Planning Case 2015-10 May 19, 2015 Page 5 The property south of the existing BeeHive Homes facility contains a single-family home which is proposed to remain on the site. 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 rezoning. The building must comply with the Design Standards for the multi -family district and the standards set in the continuing care retirement facility. The city code requires the development to have an attractive design and use durable materials. Site coverage may not exceed 35 percent. The total hard surface coverage proposed on the site is 33.5%. The design of the building addition is attractive and is proposed to be constructed of high-quality materials that are identical to the existing building. They include limestone and paneling as the main body of the building. All elevations that can be viewed by the public have received equal attention. Parking is buffered from views by landscaping. The majority of the parking is underground and was approved as part of the existing building. Additional surface parking is being added along the easterly portion of the property. A trail is proposed to be extended along the east portion of the site to allow connection between the subject site and the surrounding area and separates pedestrian from vehicular traffic. The trash enclosure for the building is located inside the existing building and is hidden from views. The added landscaping and boulevard trees will provide a calming effect to a busy area. The site plan request is for a 10,700 square -foot addition continuing care Planning Commission BeeHive Home 2nd Addition — Planning Case 2015-10 May 19, 2015 Page 6 retirement facility. The structure is proposed to be located on Lot 1, Block 1, BeeHive Home 2' Addition. The building has a pronounced entrance, utilizes durable exterior materials, and exhibits articulation. The building maintains all required setbacks. The following applies to the continuing care retirement facilities: (1) The facility shall maintain state licensing. (2) The facility shall conform to the requirements of the Minnesota State Building Codes and Fire Codes. (3) The facility shall be connected to municipal services. (4) The facility shall be of residential style and character with a maximum structure height of 35 feet. (5) Parking areas shall be screened from public or private right-of-way and adjacent single- family residential areas. (6) One-third parking space per bed shall be provided with an additional parking space for every employee on the largest single shift. (7) The facility shall be located in a medium or high-density district with a gross density not exceeding 16 beds per acre. (8) Access to the site shall be from a collector or arterial street as defined in the comprehensive plan. Finding: The expansion will be licensed and conform to the requirements of the Minnesota State Building and Fire Codes. The site will be connected to municipal services. The building has a residential appearance to it. It maintains a one-story appearance and most of the parking is located underground. The current building has a capacity of 25 individuals and requires three employees on the major shift. This translates to 11 parking spaces. The existing site has 15 spaces. The proposed addition will require 5 additional spaces. The applicant is providing 9 spaces which exceeds ordinance requirements. The access to the site will be via Highway 41. The applicant is providing an expanded outdoor seating area as well as a 6,000 square -foot common activity space for residents. 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. HORIZONTAL LAMP (AMA) Planning Commission BeeHive Home 2 d Addition — Planning Case 2015-10 May 19, 2015 Page 7 The development has an existing monument sign. The total sign area may not exceed 24 square feet and 5 feet in height which is in keeping with the district regulations. The sign is located at the current access point into the site. Staff is recommending the sign be moved to the new access into the site to clearly define the access for emergency vehicles. LZ R I►ClI The ordinance requires one-third parking space per bed with an additional parking space for every employee on the largest single shift. The building (including the addition) has a capacity for 42 individuals which translates to 12.6 parking spaces. The major shift will have 5 employees. The total number of parking spaces required is 18. The applicant is providing 26 parking spaces. ARCHITECTURAL COMPLIANCE Size, Portion and Placement Entries: The building has pronounced entrances. Articulation: The buildings incorporate adequate detail and has been tastefully designed to complement the existing building. The architectural style is unique to the buildings but will fit in with the surrounding area. The building utilizes exterior materials that are durable and of high quality. Signs: All signage must meet the sign ordinance. Material and Detail High quality materials are being used on the building. 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 is a one-story building. The roofline is staggered and contains dormers which adds articulation to the design of the buildings. All rooftop equipment must be screened from views. Planning Commission BeeHive Home 2nd Addition — Planning Case 2015-10 May 19, 2015 Page 8 Facade Transuarenc All facades viewed by the public contain more than 50 percent windows and/or doors. Loading Areas, Refuse Areas. etc. The trash enclosure is located inside the existing building and is hidden from views. SITE PLAN FINDINGS In evaluating a site plan and building plan, the City shall consider the development's compliance with the following: (1) Consistency with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing areas; (4) Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terns 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. Planning Commission BeeHive Home 211 Addition — Planning Case 2015-10 May 19, 2015 Page 9 (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. Findine: The proposed development is consistent with the City's design requirements, the comprehensive plan, the zoning ordinance, the design standards, and the site plan review requirements. Staff is recommending approval of the request with conditions. The site design is compatible with the surrounding developments. It is functional and harmonious with the area. Staff regards the project as a reasonable use of the land. The overall design is sensitive to the city's image. Based upon the foregoing, staff is recommending approval of the site plan with conditions outlined in the staff report. The applicant is proposing to rezone 0.9 acres from RSF, Single Family Residential District, to R-8, Mixed Residential Medium Density District. The area to the north is occupied by the 7/41 Crossing shopping center and the existing BeeHive Homes building, and the area to the east contains Highway 41. The area to the west is occupied by single-family homes guided Residential Low Density, and the area to the south contains a single- family home and is guided Residential Medium Density. The 2020 Land Use Plan shows this area designated for development as Medium Density Residential, net density of 4 - 8 units per acre. Appropriate zoning for this land use is R-8, RLM, or PUD -R. The use consists of a single building with the addition of 17 individual rooms. The NORTH SOUTH EAST WEST DEVELOPMENT 7/41 Crossing Single Family Highway 41 Single Family LAND USE Commercial Residential NA Residential Low Medium Density Density ZONING Neighborhood RSF NA RSF Commercial The 2020 Land Use Plan shows this area designated for development as Medium Density Residential, net density of 4 - 8 units per acre. Appropriate zoning for this land use is R-8, RLM, or PUD -R. The use consists of a single building with the addition of 17 individual rooms. The Planning Commission BeeHive Home 2nd Addition — Planning Case 2015-10 May 19, 2015 Page 10 occupants of the building will be individuals that need assistance with their mobility and will not put the same level of demand on the infrastructure that a typical medium density development would (i.e. trip generation, parking, etc.) This area is in the Metropolitan Urban Service Area (MUSA). Staff is recommending that this area be rezoned to R-8 and finds that the rezoning is consistent with the Comprehensive Plan. SUBDIVISION The developer is requesting preliminary plat approval to replat 8.69 acres into two lots. Lot 1 is proposed to have an area of 3.1 acres and house a continuing care retirement facility. Lot 2 contains a single-family home that is proposed to remain on the site. The ordinance states, "All lots shall abut for their full required minimum frontage on a public street as required by the zoning ordinance; or be accessed by a private street; or a flag lot which shall have a minimum of thirty feet of frontage on a public street." The lots have street frontage; however, for safety reasons and through a number of discussions with MnDOT, the applicant will combine the access point for the two lots into one curb cut off of Highway 41. A shared access is defined as a private street and requires a variance. Staff is recommending approval of the variance. Staff directed the applicant to provide a concept for the future development of Lot2. The applicant provided a sketch plan that shows a future cul-de-sac with a potential of 21 homes. The subdivision request is a relatively straightforward action and staff is recommending approval with conditions. R 19 it B a� Lot 1 :s r S Lot 2 r R 19 Planning Commission BeeHive Home 2"d Addition — Planning Case 2015-10 May 19, 2015 Page 11 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. Find: The subdivision meets the intent of the city code subject to the conditions of the staff report. 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. 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. Planning Commission BeeHive Home 2nd Addition — Planning Case 2015-10 May 19, 2015 Page 12 VARIANCE FINDINGS Sec. 18-22. Variances. The City Council may grant a variance from the regulations contained in this chapter as part of the plat approval process following a finding that all of the following conditions exist: Variance Findings Private Streets Section 18-57. Streets. Private streets serving up to four lots may be permitted in residential developments with a density of less than four units per acre if the criteria in variance section 18- 22 are met and upon consideration of the following: (1) The prevailing development pattern makes it unfeasible or inappropriate to construct a public street. In making this determination, the city may consider the location of existing property lines and homes, local or geographic conditions and the existence of wetlands. (2) After reviewing the surrounding area, it is concluded that an extension of the public street system is not required to serve other parcels in the area, improve access, or to provide a street system consistent with the comprehensive plan. (3) The use of a private street will permit enhanced protection of the city's natural resources, including wetlands and protected areas It is the City and MnDOT's objective to minimize the number of curb cuts off of Highway 41. At the present time, a private street will adequately serve the two sites. When Lot 2 develops, a city street will be built which will eliminate the private street. Staff is recommending approval of the private street. Variance Findings within Subdivisions The city may grant a variance from the regulations of the subdivision ordinance as part of the plat approval process following a finding that all of the following conditions exist: 1) The hardship is not a mere inconvenience. Finding: The hardship is not a mere inconvenience. The proposed private street will adequately serve the site until Lot 2 develops. 2) The hardship is caused by the particular physical surroundings, shape or typographical conditions of the land. Finding: The hardship is caused by the location of the existing single-family home. 3) The conditions upon which the request is based are unique and not generally applicable to other property. Planning Commission BeeHive Home 2"d Addition — Planning Case 2015-10 May 19, 2015 Page 13 Finding: The conditions upon which the request is based are unique and not generally applicable to other properties due to the unique site features. 4) The granting of the variance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of this chapter, the zoning ordinance and comprehensive plan. Finding: The granting of a variance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of this chapter, the zoning ordinance, and comprehensive plan. The applicant is proposing to utilize a private street until Lot 2 develops. At that point, it will be replaced by a public street. The applicant's request is reasonable. Staff is recommending approval of this request. SITE CONSTRAINTS Wetland Protection Neither the City of Chanhassen Wetland Inventory nor the Minnehaha Creek Watershed Wetland Inventory indicate the presence of a wetland on the subject property. These inventories are not definitive and the absence of a wetland on these does not preclude the presence of a wetland on site. Given the position on the landscape where the proposed infiltration basin will be built and the known groundwater issues in the area, this area should be evaluated for the presence of wetland characteristics to assure that there is not a wetland present. If one is determined to be present then the site plan must be altered to accommodate. Bluff Protection There are steep slopes on the subject property with grades approaching 50%. Because the change in elevation is less than 25 feet, it does not meet the criteria for classification as bluff but does merit caution during the design and construction of any site improvements. The submittal shows stormwater being channelized and directed over this slope. A stabilized conveyance shall be required as part of the stormwater management plan. Shoreland Management The property does not lie within any shoreland district. Floodplain Overlay This property does not lie with a floodplain. FUTURE PHASES City staff received a sketch of a ghost plat on April 2, 2015. This ghost plat must be incorporated into the plan set. This ghost plat does not show where or how the stormwater management of this site would take place, nor does it look at the grading needed for the western lots. The stormwater and grading analysis can take place when this phase is submitted for Planning Commission BeeHive Home — Planning Case 2015-10 May 19, 2015 Page 14 development. This ghost plat provides a conservative look at access and traffic management by maximizing the number of lots on site. It is highly likely the final layout will vary from what is shown. DRAINAGE All of the first phase of BeeHive drains to pond LM -P 1.2 (Reed's Orchard pond). Approximately three quarters of the first phase area went through a pond construct with the project before being directed to pond LM -P1.2. The remainder of the site discharges directly to the pond. A wetland was converted to create this pond when Reed's Orchard Ridge was developed in 1990. A storm sewer interceptor pipe goes through the property taking runoff to the Reed's Orchard pond. Figure 1 Post development drainage - Beehive I J PROPOSED DRAINAGE .YIF AIYYMY _ - 2 4 AC Figure 1 Post development drainage - Beehive Planning Commission BeeHive Home — Planning Case 2015-10 May 19,200 Page 15 The proposed expansion will maintain similar drainage patterns post -development. The newly - created access and the eastern 4,100 square feet of the new building shedding to the north through the pond created in Phase 1. The western portion of the expansion, including 14,900 square feet of building, will be directed to the west towards an existing low area. Conveyance will be overland through graded swales. This will create a concentrated flow condition immediately above a 16 -foot elevation change with a steeper than 2:1 grade. This condition is unacceptable as it will result in a situation where rill and gully erosion are probable to all of the first phase of BeeHive draining to pond LM -P1.2 (Reed's Orchard pond). Approximately three quarters of the first phase area went through a pond construct with the project before being directed to pond LM -P1.2. The remainder of the site discharges directly to the pond. A wetland was converted to create this pond when Reed's Orchard Ridge was developed in 1990. A storm sewer interceptor pipe goes through the property taking runoff to the Reed's Orchard pond. The proposed expansion will maintain similar drainage patterns post -development. The newly created access and the eastern 4,100 square feet of the new building shedding to the north through the pond created in Phase 1. rigure 2 Post development drainage pattern for Beehive Phase 2 only The western portion of the expansion, including 14,900 square feet of building will be directed to the west towards an existing low area. Conveyance will be overland through graded swales. This will create a concentrated flow condition immediately above a 16 -foot elevation change with a steeper than 2:1 grade. This condition is unacceptable as it will result in a situation where rill and gully erosion are probable to occur. A stable conveyance must be provided to the Planning Commission Beeflive Home — Planning Case 2015-10 May 19, 2015 Page 16 proposed infiltration basin identified as 5P on the drainage plan. All drainage ways and stormwater treatment devices must be included in a drainage and utility easement. The infiltration basin will discharge to the west onto the co -applicant's property. This water will then route north and west. There is no identified discharge route and, based upon available topography, it appears the drainage will cross three private properties prior to entering the wetland located within the City park adjacent to Lake Minnewashta. This is the current flow path as well and discharge rates are decreased from current conditions. Discharge rates leaving the site to the southwest are less after development than existing conditions for all modeled storm events. Because the applicant did not model both Phase 1 and Phase 2 in a unified model, staff cannot determine if rates are reduced from existing conditions after build -out. In addition, failure to model the site in its entirety leaves us uncertain if the pond constructed during Phase 1 is adequate to accommodate the additional drainage. The original pond design didn't account for any of the land in Phase 2 draining to it nor the additional impervious. The applicant must model the entire site using data from Atlas 14. Figure 3 Proposed infiltration basin location and probable overland now path to Lake Minnewashta To evaluate the drainage near structures, the grading plans must be revised to show the first floor elevations of adjacent lots. Spot elevations must also be shown to illustrate the drainage pattern near the existing house's driveway. The proposed grades on the site shall be no greater than 3:1. Planning Commission BeeHive Home — Planning Case 2015-10 May 19, 2015 Page 17 EROSION AND SEDIMENT CONTROL Because this is part of a larger overall common plan of development that will exceed one (1) acre of disturbance, the site is subject to the General Permit Authorization to Discharge Stormwater Associated with Construction Activity Under the National Pollution Discharge Elimination/State Disposal System (NPDES Construction Permit). The applicant shall prepare a Surface Water Pollution Prevention Plan (SWPPP) and submit to the city for approval prior to the issuance of any grading permits or the commencement of any earth -disturbing activities. This SWPPP shall be consistent with the NPDES Construction Permit and shall contain all required elements as listed in Parts III and IV of the permit. City Code requires that six inches of topsoil be placed on all disturbed areas to be vegetated prior to the placement of sod, seed or other plant materials. The plans shall indicate this requirement and a stockpile area shall be indicated on the plan set. STORMWATER MANAGEMENT The applicant is required to manage stormwater for the site and must account for the impacts off- site contributions will have on the overall management plan. Management of stormwater not only includes rate control but must also consider runoff volume and water quality. Article VII, Chapter 19 of City Code describes the required stormwater 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." Since this is part of a larger common development plan that will exceed one (1) acre in size, it falls under the National Pollution Discharge Elimination System permits — construction and MS4. Part III (D) 5 states that Chanhassen, as the permitee under the NPDES MS4 must implement a Post -Construction Stormwater Management program that incorporates management practices, with the highest priority given to "Green Infrastructure" that results in a reduction of stormwater discharge volume, stormwater discharges of total suspended solids (TSS) and total phosphorus (TP). Part III (D) of the NPDES Construction permit, under which the developer will be operating, reads as follows: "Where a project's ultimate development replaces vegetation and/or other pervious surfaces with one (1) or more acres of cumulative impervious surface, the Permittee(s) must design the project so that the water quality volume of one (1) inch of runoff from the new impervious surfaces created by the project is retained on site (i.e. infiltration or other volume reduction practices) and not discharged to a surface water. For purposes of this part, surface waters does not include man-made drainage systems that convey stormwater to a compliant permanent stormwater management system. For those projects where infiltration is prohibited (see Part III.D.l.j.), the Permittee(s) shall consider other methods of volume reduction and the water quality volume (or remainder of the water quality volume if some volume reduction is achieved) must be treated by a wet Planning Commission BeeHive Home — Planning Case 2015-10 May 19, 2015 Page 18 sedimentation basin, filtration system, regional ponding or equivalent methods prior to the discharge of stormwater to surface waters." NOTE: Bold accentuation from the permit and represents terms defined within the permit. Prior to the development of Phase 1, that portion of the property that drained north was directed to pond LM -P 1.2. This pond is actually a wetland that was converted to a stormwater pond in 1990 prior to the MN Wetland Conservation Act going into effect and was not designed to NURP standards. The pond is undersized with a NURP ratio of only 0.14% of watershed area. It is a common design standard to have the surface area of the wet pond equal to I% of the watershed area. In commercial areas the desired ratio is closer to 2%. Because of this, the pond does not provide water quality benefits consistent with Chanhassen City Code or the Federal Clean Water Act. When the first phase of Beehive was developed, a wet detention basin was constructed onsite. This basin took drainage from 0.56 acres as shown drainage area IS outlined in red in figure 1. Design for this pond was based off of the old Technical Paper No. 40 (TP40) data and is at capacity for the existing drainage area based upon data known to inaccurately depict precipitation patterns for the area. It is likely that, if modeled using the current Atlas 14 data, the pond would fail to meet water quality and flood attenuation standards. The current expansion proposes to send an additional 22,620 square feet of drainage area not accounted for in the original design model including nearly 10,000 square feet of additional impervious surface. The stormwater management must be designed based upon Atlas 14 data, to meet the water quality volume requirements and meet the flood protection requirements set forth in city code. This will likely require the diversion of this area — drainage areas 2S and 3S shown in figure 2 — to a facility that can accommodate this volume. The stormwater management report indicates that they are setting a water quality volume reduction goal of one (1) inch runoff from the net increase in impervious surface (1,510 cubic feet). They are required to meet a water quality volume of one (1) inch runoff from all new impervious surface (1,799 cubic feet). It appears that they meet the volume requirement under both scenarios. However, they did not provide any water quality modeling as required in section 19-144 of City Code. The provided stormwater management plan does not treat the runoff from the new road. A significant portion of the area being directed to the infiltration basin is undeveloped land that is not likely to be a significant source of TSS or TP. The applicant must provide a water quality model, as required by Code, showing that there is a net reduction in TP and TSS as required. Depressions within the landscape frequently exhibit poor drainage and a close proximity to seasonally high water tables. The applicant is proposing to install an infiltration basin in an existing depression. The applicant must provide evidence in the form of borings or permeameter tests consistent with the Minnesota Stormwater Manual showing that the area is capable of achieving the modeled infiltration rates. That table can be found here: hl!p://stonnwater.i)ca.state.mn.us/index.php/Recommended number of soil boring pits, and permeameter tests for bioretention design Planning Commission BeeHive Home — Planning Case 2015-10 May 19, 2015 Page 19 The applicant must also provide evidence that there are no limitations such as seasonally high water tables that would preclude infiltration in this area. The stormwater management plan submitted shall include the hydrograph for the basin showing that drawdown is achieved in 48 hours or less. The applicant has provided a generic detail of a filtration feature. The generic detail must be revised to include elevations and grades specific to the site in which it is to be constructed. There must be a detail specific to both the filtration area and the infiltration area. This detail must be consistent with the MN Stormwater Manual. They are calling out a bioretention soil mix equivalent to MPCA Mix B which is appropriate for the infiltration area. This mix has a propensity to leach phosphorus and is not appropriate for the filtration area unless the applicant can show that the phosphorus content is less than 30mg/kg per Mehlich III as stipulated in the MN Stormwater Manual. The plan calls for seeding the infiltration and filtration features with state seed mix 33-261. Given the issues with plant establishment on the first phase of this site, coupled with the high probability that the seed will float and translocate downstream, seed is inappropriate for this application. Plugs and live plants shall be used and a planting schedule and a maintenance plan Figure 4 Poor vegetation establishment and site stabilization on Phase 1 pond shall be developed and submitted for city approvals and record retention. This plan shall include the anticipated maintenance activities necessary to assure long-term operation of the feature and must clearly identify who is responsible for the activities. Pretreatment is required for all bioretention features. A grass swale is acceptable but must be designed to the standards set forth in the MN Stormwater Manual. For instance, they must have flow velocities no greater than one foot per second for the design storm with a flow depth of less than four inches. Stormwater 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 with a subdivision. Since there is no subdivision the fees will not be collected at this time. Along with the proposed shift in the property lines, the perimeter drainage and utility easement must be vacated and re -platted to border the new property lines. The City Council will vote on Planning Commission BeeHive Home — Planning Case 2015-10 May 19, 2015 Page 20 approval of vacating the existing drainage and utility easements at the meeting on June 8, 2015. The new plat must include perimeter drainage and utility easement as well as easement over the utilities that are owned and maintained by the city and the treatment ponds. The proposed drainage and utility easement over the proposed sanitary sewer must be widened to facilitate the utility maintenance and excavation the pipe. An assumed 1:1.5 excavation slope is preferred, 1:1 minimum. TRAFFIC STUDY The existing Beehive access to Trunk Highway 41 will be eliminated. A new access to Trunk Highway 41 will be constructed at the Minnetonka Middle School West intersection. A traffic impact study was produced by Spack Consulting. They examined the trip generation expected from this development and the maximized lot number from the ghost plat. The results of their analysis are shown in the table below. Table 1 Trip Generation Estimate The study concluded that the low amount of new traffic generated by Phase 1 and Phase 2 of this development would not be significant enough to warrant a change in the traffic control on Trunk Highway 41. DRIVEWAYS, PRIVATE STREET & PARKING LOT The proposal would eliminate the three existing accesses (one on the north property and two on the southern property) and build a new, shared access to Trunk Highway 41. This plan is constant with MnDOT's preference to reduce the number of access points along the MnDOT highway. The engineer shall coordinate with MnDOT and incorporate their comments regarding the treatment of the driveway connection to Trunk Highway 41. The portion of the private driveway that would be shared for access will be considered a private street under the city code. It must, therefore, have a 7 -ton design and a joint access and maintenance agreement must be created between the two parcels. The radius of the driveway curves must be shown on the plan set. AM Peak Hour PM Peak Hour Phase — Land Use ITE Code Units Daily Entering Exiting Entering Exiting MMMMMM PhasePha .. .. ®©®Mei The study concluded that the low amount of new traffic generated by Phase 1 and Phase 2 of this development would not be significant enough to warrant a change in the traffic control on Trunk Highway 41. DRIVEWAYS, PRIVATE STREET & PARKING LOT The proposal would eliminate the three existing accesses (one on the north property and two on the southern property) and build a new, shared access to Trunk Highway 41. This plan is constant with MnDOT's preference to reduce the number of access points along the MnDOT highway. The engineer shall coordinate with MnDOT and incorporate their comments regarding the treatment of the driveway connection to Trunk Highway 41. The portion of the private driveway that would be shared for access will be considered a private street under the city code. It must, therefore, have a 7 -ton design and a joint access and maintenance agreement must be created between the two parcels. The radius of the driveway curves must be shown on the plan set. Planning Commission BeeHive Home — Planning Case 2015-10 May 19, 2015 Page 21 The private street will need a name labeled on the plans. Name suggestions shall be submitted to the city for approval. The drive aisle of the parking lot must be revised to provide 26 feet wide from the face of curb to face of curb. SIDEWALKS The plans propose a 10 -foot sidewalk connection to the trail along Trunk Highway 41. The trail width shall be labeled on the plan set. The connection to the existing trail to the north is skewed. The plan shall be revised to reconstruct the trail further back to create a better tie-in. The engineer shall coordinate with MnDOT and incorporate their comments regarding the treatment of the trail along Trunk Highway 41. SANITARY SEWER AND WATER MAIN City -owned sewer and watermain were constructed with the first phase of BeeHive. The sewer and watermain will be lengthened down to the new access. These new trunk lines will be owned and maintained by the City. The services connecting to the buildings will be private. The new addition is subject to sanitary sewer and water hookup charges. These charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. Plan and profile sheets are required for all publically-owned utilities. The developer's engineer must incorporate the latest edition of Chanhassen Standard Specifications and Detail Plates into the plan set. The sanitary sewer pipe under the new section of driveway is set at a 5.02% pitch. This steep pitch brings the sewer pipe closer to the surface. However, the ghost plat sketch the city received on April 2, 2015 shows that the proposed future development may have issues with maintaining sufficient sewer depth down the hill to the western portion of the site. That steep grade would likely necessitate the construction of a lift station for future development of the southern parcel. The grade on that pipe section shall be adjusted to a 0.50% slope to provide gravity sewer to as much of the southern property as possible. Planning Commission BeeHive Home — Planning Case 2015-10 May 19, 2015 Page 22 LANDSCAPING Minimum requirements for landscaping include foundation plantings around the building and bufferyard plantings along property lines. The applicant's proposed landscaping as compared to the requirements for landscape area and parking lot trees is shown in the following table. Staff recommends that the applicant meet the minimum bufferyard requirements, concentrating plantings in areas where the building comes closest to the property lines. Bufferyard plantings to the east of the building need to be located on the west side of the entryway rather than on the east as proposed. This insures no future conflicts with trail construction, utilities or right of way. Required Proposed North property line, 50' 0 overstory trees 0 overstory trees bufferyard B, 20' width 1 understory trees 0 understory trees 2 shrubs 2 shrubs South property line, 250' 3 overstory trees 3 overstory trees bufferyard B, 15' width 7 understory trees 2 understory trees 11 shrubs 7 shrubs East property line, 140' 2 overstory trees 2 overstory trees bufferyard B, 20' width 4 understory trees 7 understory trees 7 shrubs 5 shrubs West property line, 100' 1 overstory trees 3 overstory trees bufferyard B, 30' width 2 understorytrees 0 understory trees 2 shrubs 0 shrubs Staff recommends that the applicant meet the minimum bufferyard requirements, concentrating plantings in areas where the building comes closest to the property lines. Bufferyard plantings to the east of the building need to be located on the west side of the entryway rather than on the east as proposed. This insures no future conflicts with trail construction, utilities or right of way. Planning Commission BeeHive Home — Planning Case 2015-10 May 19, 2015 Page 23 The applicant is extending the parking area on the original BeeHive site. The applicant will need to provide adequate screening of the parking area from Highway 41. A revised landscape plan shall be submitted to the city showing proposed plantings adjacent to the entire parking area that limits direct views of the pavement and the vehicles. The plans show sidewalks that connect to city trails throughout the site. COMPLUNCE TABLE Lot Ordinance Requirements RSF-R-8 Lot 1 Lot 2 Lot Coverage 35%-25% Building Height Ordinance Requirements Subject Site Principal 35/3 story 2 Story 1 Story Building Setbacks Ordinance Requirements Subject Site East Front yard 25-30' 50 130 South Side yard 10-10' 25 220 North Side Yard 10-10' 130 10 West Rear yard 25-30' 45 490 Parking Requirements Ordinance Requirements Subject Site Stalls 18 26 NA RECOMMENDATION Staff recommends adoption of the following three motions: 1. REZONING "The Planning Commission recommends approval of Planning Case #2015-10 to rezone 0.9 acres of property from RSF, Single Family Residential District, to R-8, Mixed Medium -Density Residential for Lot 1, Block 1, Beehive Home 2' Addition subdivision contingent upon fmal plat approval, as shown in plans dated received April 17, 2015, and adoption of the Findings of Fact and Recommendation." 2. "The Planning Commission recommends the City Council approve the preliminary plat with a variance to allow a private street for Planning Case 2015-10 for BeeHive Home 2" Addition as shown in plans dated received April 17, 2015, and including the attached Findings of Fact and Recommendation, subject to the following conditions: Planning Commission BeeHive Home — Planning Case 2015-10 May 19, 2015 Page 24 Engineering Conditions: 1. All conveyances, drainage ways and stormwater treatment devices must be included within a drainage and utility easement as required in Section 18-76 (c). 2. The perimeter drainage and utility easement must be vacated and re -platted to border the new property lines. 3. The proposed drainage and utility easement over the proposed sanitary sewer must be widened to facilitate the utility maintenance and excavation of the pipe. 4. The portion of the private driveway that would be shared for access will be considered a private street under the city code. It must, therefore, have a 7 -ton design and a joint access and maintenance agreement must be created between the two parcels. 5. The private street will need a name labeled on the plans. Name suggestions shall be submitted to the City for approval. 6. The drive aisle of the parking lot must be revised to provide 26 feet wide from face of curb. 7. The new trunk lines will be owned and maintained by the City. The services connecting to the buildings will be private. 8. The sanitary sewer pipe under the new section of driveway is set at a 5.02% pitch. The grade on that pipe section shall be adjusted to a 0.50% slope to provide future gravity sewer to as much of the southern property as possible. 9. Plan and profile sheets are required for all publically-owned utilities." 3. SITE PLAN APPROVAL "The Planning Commission recommends the City Council approve the site plan consisting of a 10,700 square -foot addition continuing care retirement facility, Planning Case 2015-10 for BeeHive Homes as shown in plans dated received April 17, 2015, and including the attached Findings of Fact and Recommendation, subject to the following conditions: Planning Conditions: 1. The existing monument sign shall be moved to the new access into the site to clearly define the access for emergency vehicles. 2. Approval of the site plan is contingent upon approval of the rezoning, subdivision and vacation of drainage and utility easement. 3. All rooftop equipment must be screened. Planning Commission BeeHive Home — Planning Case 2015-10 May 19, 2015 Page 25 Building Official Conditions: 1. The building plans must be prepared and signed by design professionals licensed in the State of Minnesota. A "Code Record" is required (Code Record schematic plans may be same scale as architectural). For "Code Record" information go to MN Dept. of Labor and Industry: http://www.dli.mn.gov/CCLD/PlanConstruction.asp 2. Retaining walls in excess of 48 inches in height must be designed by a professional structural engineer licensed in the state of Minnesota. 3. A demolition permit is required for removal of any existing structures. 4. The buildings must be protected with automatic fire sprinkler systems. 5. An accessible route must be provided to buildings, parking facilities, public transportation stops and all common -use facilities. 6. All parking areas, including parking garages, must be provided with accessible parking spaces dispersed among the various building entrances. 7. Accessible units must be provided in accordance with Minnesota State Building Code Chapter 1341. 8. The building owner and/or their representatives should meet with the Inspections Division to discuss plan review and permit procedures. In particular, occupancy group, type of construction and allowable area issues must be addressed. Fire Marshal Conditions: 1. "No Parking Fire Lane" signs and yellow -painted curb will be required on the new driveway. Only one side of the driveway will be posted "No Parking." Contact the Chanhassen Fire Marshal for exact locations. Engineering Conditions: 1. A stable conveyance must be provided to the proposed infiltration basin identified as 5P on the drainage plan. 2. The applicant must create a HydroCAD model for the entire site using data from Atlas 14 and demonstrate the pond created with the first phase can accommodate additional drainage. 3. The applicant must model the conveyance to the infiltration basin as a reach and demonstrate that the grass filter swale meets the MN Stormwater Manual guidelines for pretreatment. 4. The applicant is required to meet a water quality volume of one (1) inch runoff from all new impervious surface. Planning Commission BeeHive Home — Planning Case 2015-10 May 19, 2015 Page 26 5. The applicant must provide a water quality model, as required by Section 19-144 of the city code, showing that there is a 60% reduction in TP and 90% reduction in TSS as required by city code and the NPDES permits. 6. The plan set shall include a detail specific to each bioretention feature which is consistent with the MN Stormwater Manual. 7. Plugs and live plants shall be used in lieu of seed and a planting schedule and maintenance plan shall be developed and submitted for city approvals and record retention for both bioretention features. 8. The stormwater management plan shall treat the runoff from the proposed drive. 9. The applicant shall prepare and submit to the City for approval a Surface Water Pollution Prevention Plan (SWPPP) consistent with the NPDES Construction Permit which shall contain all required elements as listed in Parts III and IV of the permit. 10. The plans shall indicate that six (6) inches of topsoil are to be placed on all disturbed areas to be vegetated and a stockpile area shall be indicated on the plan set. 11. A final stabilization plan shall be prepared for the site. 12. The plans shall show locations proposed for stockpile areas. 13. A soils report shall be submitted to staff indicating soil conditions and permeability. 14. The grading plans must be revised to show the first floor elevations of adjacent lots. 15. Spot elevations must also be shown to illustrate the drainage pattern near the existing home's driveway. 16. The proposed grades on the site shall be no greater than 3:1. 17. The engineer shall coordinate with MnDOT and incorporate their comments. 18. The radius of the driveway curves must be shown on the plan set. 19. The trail width shall be labeled on the plan set. 20. The plan shall be revised to reconstruct the trail further north to create a better connection. 21. The new addition is subject to sanitary sewer and water hookup charges. These charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. 22. The developer's engineer must incorporate the latest edition of Chanhassen Standard Specifications and Detail Plates into the plan set. Planning Commission BeeHive Home — Planning Case 2015-10 May 19, 2015 Page 27 Environmental Resource Conditions: Install tree protection fencing around all preserved trees shown on grading plans. The fencing shall be installed prior to any construction activity and remain until site construction is completed. 2. Site plantings shall be increased to meet minimum bufferyard requirements. Plantings shall be located so as to soften direct views in areas where the proposed building is closest to property lines. 3. Bufferyard plantings shall be located on the west side of the entryway drive rather than on the east as proposed. 4. A revised landscape plan shall be submitted to the city showing proposed plantings adjacent to the entire parking area that limit direct views of the pavement and the vehicles." ATTACHMENTS 1. Findings of Fact. 2. Application and Project Narrative. 3. Reduced Copy Preliminary Plat. 4. Reduced Copy of Civil Plans. 5. Reduced Copy of Landscape Plan. 6. Reduced Copy of Architectural Plans. 7. Traffic Study from Spack Consulting dated April 14, 2015. 8. Letter from MnDOT dated May 11, 2015. 9. Letter from Benjamin Gowen dated May 1, 2015. 10. Letter from Colleen Nustad dated May 8, 2015. 11. Email from Jan and Gary Reed dated March 27, 2015. 12. Public Hearing Notice and Affidavit of Mailing. gAplan\2015 planning cases\2015-10 beebive expansion\staff repon.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE• Application of Tyler Stevens—Planning Case No 2015-10, BeeHive Homes Request for Prehmmary Plat creating two lots, and a Rezoning of 0 9 acres of property zoned RSF, Single Family Residential District,to R-8 Mixed Medium Density Residential, and Site Plan approval for the construction of a 10,700 square-foot addition Continuing Care Retirement Facility lo. ated west of Highway 41, 6330 Hazeltine Boulevard. On May 19, 2015, he Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Tyler Stevens for a Continuing Care Retirement Facility. The Planning Commission conducted a public heanng on the proposed development preceded by published and mailed notice The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following. FINDINGS OF FACT 1 The property is currently zoned RSF, Single Family Residential District and R-8, Mixed Medium Residential District 2. The property is guided in the Land Use Plan for Residential—Medium Density or Office 3 The legal description of the property is described in Exhibit A 4. Subdivision Findings. a The proposed subdivision is consistent with the zoning ordinance, the subdivision meets all the requirements of the R-8, Mixed Medium Residential District b The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan, the proposed subdivision is consistent with the subdivision ordinance c. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development, the proposed site is suitable for development subject to the conditions specified in this report. d The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter, the proposed subdivision is served by adequate urban infrastructure subject to the conditions specified in this report. 1 e The proposed subdivision will not cause environmental damage, the proposed subdivision will not cause excessive environmental damage subject to conditions of approval The proposed subdivision contains adequate open areas. f The proposed subdivision will not conflict with easements of record,but rather will expand and provide all necessary easements g The proposed subdivision is not premature It will have access to public utilities and streets Finding: The granting of a vanance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of this chapter,the zoning ordinance, and comprehensive plan The applicant is proposing to utilize a pnvate street until Lot 2 develops At that point,it will be replaced by a public street. 5 Rezoning Findings. The Zoning Ordinance directs the Planning Commission to consider six (6)possible adverse effects of the proposed amendment. The six (6) effects and our findings regarding them are a. The proposed zoning has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan b. The proposed zoning is or will be compatible with the present and future land uses of the area c The proposed zoning conforms with all performance standards contained in the Zoning Ordinance. d The proposed zoning will not tend to or actually depreciate the area in which it is proposed e. The proposed zoning can be accommodated with existing public services and will not overburden the city's service capacity f Traffic generation by the proposed use within the zoning district is within capabilities of streets serving the property 6 In evaluating a site plan and building plan, the city shall consider the development's compliance with the following. a. Consistency with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted b. Consistency with this division. 2 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 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. Fmdmg: The proposed development is consistent with the City's design requirements, the comprehensive plan, the zoning ordinance, the design standards, and the site plan review requirements. Staff is recommending approval of the request with conditions. The site design is compatible with the surrounding developments. It is functional and harmonious with the area 7. The planning report#2015-10 dated May 19, 2015,prepared by Sharmeen Al-Jaff et al, is incorporated herein 3 RECOMMENDATION The Planning Commission recommends that the City Council approve the proposed development including a Preliminary Plat creating two lots; a Rezoning of 0 9 acres of property zoned RSF, Single Family Residential Distnct to R-8,Mixed Medium Density Residential, and Site Plan Approval for the construction of 10,700 square-foot addition Continuing Care Retirement Facility. ADOPTED by the Chanhassen Planning Commission this 19th day of May 2015. CHANHASSEN PLANNING COMMISSION BY. Its Chairman 4 EXHIBIT A Legal Description. Lot 1, Block 1, BEEHIVE HOME, according to the recorded plat thereof, Carver County, Minnesota AND Beginning at the northeast corner of Southeast Quarter of Northeast Quarter of Section 4,in Township 116,Range 23 West,thence running west 40 rods,thence south 24 rods, thence east 40 rods, thence 24 rods to the place of beginning AND Beginning at northwest corner of Southwest Quarter of Northwest Quarter of Section 3 in Township 116, Range 23, thence running east 139 feet to the centerline of the Excelsior and Chaska road, thence southwesterly along the centerline of said road 267 feet to the West line of said Section 3; thence north along said section line 220 feet to the place of beginning AND Beginning at a point in the south line of the Northwest Quarter of the Northwest Quarter of Section 3,Township 116, Range 23,where said line intersects the Excelsior and Chaska Road,thence westerly along said line and along the south line of the Northeast Quarter of the Northeast Quarter of Section 4 in said Township and Range to the southwest corner of the East Half of the Northeast Quarter of the Northeast Quarter of said Section 4,thence north at nght angles 30 feet,thence east in a line parallel with the said South line as heretofore descnbed to the point of intersection with said Excelsior and Chaska Road above mentioned; thence along said road to point of beginning COMMUNITY DEVELOPMENT DEPARTMENT Planning Division -7700 Market Boulevard CITY OF CIIAllASSN Mailing Address- P 0 Box 147, Chanhassen, MN 55317 Phone (952) 227-1300 / Fax (952) 227-1110 APPLICATION FOR DEVELOPMENT REVIEW 14—I y Date Filed `-Y—17— IS– 60-Day Review Deadline /& /S Planner S A Case# c,.C IS —10 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 ❑ Metes & Bounds $300 + $50 per lot ❑ Single-Family Residence $325 ,❑ _consolidate Lots ❑ All Others $4251 Lot Line Adjustment . 150 ) ❑ Final Plat* $250 `Requires additional$450 escrow for attorney costs ❑ Interim Use Permit Escrow will be required for other applications through the ❑ In conjunction with Single-Family Residence $325 development contract ❑ All Others $425 tiK Vacation of Easements/Right-of-way $300 (Additional recording fees may apply) ❑ Rezoning ❑ Planned Unit Development (PUD) $750 Variance $206 ❑ Minor Amendment to existing PUD $1 ((( SI All Others 500 ❑ Wetland Alteration Permit ❑ Single-Family Residence $150 ❑ Sign Plan Review $150 ❑ All Others $275 • Site Plan Review ❑ Zoning Appeal $100 ❑ Administrative $100 ❑ Commercial/Industrial Districts* $500 ❑ 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 -.I( 11 _ R information that must accompany this application) D ITIONAL REQUIRED FEES ...keN j Notification Sign o a TOTAL FEES $ , (City to install and remove) 1(*i 9 �Il"1 roperty Owners' List within 500' $3 per add - Received from cte'&- S Sw.,a 4-",,,,4 (City to generate–fee determined at pre-application meeting) ❑ Escrow for Recording Documents $50 per document Date Received Lt J-Q--L Check Number .S00-7 (CUP/SPR/VAC/VARNVAP/Metes&Bounds Subdivision) Section 2: Required Information Project Name -7jQ.LWv( 4 Fpa.si cr► Property Address or Location 1'33O 4- (.'('(D 4-0,242-t+)Kt, Wu A. cka.t.►aS--, WW N S'53 3) Parcel# ZS-0410100 Legal Description Total Acreage 6. $'1 Awe-1 Wetlands Present? ® Yes 'No Present Zoning P---Y1 RL S F Requested Zoning iS ( l2_cP Present Land Use Designation (24C Requested Land Use Designation Rl v/ R-8 Existing Use of Property .5 -4c p.--11--) Description of Proposal/ CiTYOFCHANHAssa, RECtIvED Check box if separate narrative is attached APR 1 / `i(jb SCANNEr- CHANHASSEN PLANNING DEPT 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 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 TyC4'2-'4'S Contact 'Ty S4-e,.e-q S Address b33t Wvei . Phone 612—'7'70 —'76/ City/State/Zip CIAA-nceS4") VAP 5513/ Cell Email "miler-. ', e ' S Tie-LvvchAJ• Cvw" Fax I7SPRSignature Date 3/75- PROPERTY OPERTY OWNER• In signing this application, 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 c) (?,4 Contact Address 4 A' r 1 ` 7 /))--- Phone City/State/Zip ` 11 $.,—s i' ,%'/✓-'' ° Cell Email Fax Signature _j:" Date 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) Name Contact Address Phone City/State/Zip Cell Email Fax Section 4: Notification Information Who should receive copies of staff reports? *Other Contact Information. ❑ Property Owner Via ❑ Email ❑ Mailed Paper Copy Name Applicant Via Rfmail ❑ Mailed Paper Copy Address ❑ Engineer Via ❑ Email ❑ Mailed Paper Copy City/State/Zip ❑ Other* Via ❑ Email ❑ Mailed Paper Copy Email ge„....?..1/. o H 0 M E S mow' ':.. '• �. A. h ,,143' # '� ;( 4 • C } `�• 4 f'• �.. • 1.4 y -t`' JLi .^-tri -,.,01-t4 i .{ - Atte: ` ! _ -.1+'. .s '`t': - v� .fes •' .� •`' '� ,}t'. 0 , --y4. -.4_ .i":lam t ..,, 1 v. . > e _ _ 0. ' - _ �� 415 1015-04"IE BEEf1 IVr f10ME5 ADDITION -- •--. des'& C11ANhASSEN.MN --- -. 6330 Hazeltine Blvd, Chanhassen, MN 55331 c iTY OF CHANHASSEN RECEIVED APR 1 12015 SCANNED CHANHASSEN PLANNING DEPT What we do: BeeHive is a small memory care community that is designed to look and feel like a residential home What differentiates BeeHive from other memory care facilities is that the home is designed and operated like a traditional home We have home cooked meals, our residents are able to bake, play games, be outside, etc... We have an intergenerational approach to aging and involve children to be part of our day, from newborns to middle school ages Children and music have a wonderful way of sparking interest with people that suffer from memory loss, both physical and emotional ,, .; �} , �r F. triw_:: it • N ,` \.. -1.---•4r IPi IA 1 4 ..# 4, rte' F s r, t r ! r l'' 1 _ 'v s. . ,5'. ' '; ems, 1., it 46;4 ' ',.two; -.- '' ffiffil it1 '-' le'S‘ -- - jjj F 9 Objectives: BeeHive Homes in Chanhassen is currently at capacity with an active waiting list BeeHive is purchasing the neighboring property which sits on roughly 7 acres Our plan is to add-on to our existing structure 17 apartments/bedrooms as well as increase our activity room space by roughly 6,000 sq/ft. Below are the details. Building (addition) size/location: • 6330 Hazeltine Blvd, Chanhassen, MN 55331 • Approximately 10,700 finished sq/ft addition • Utilize 2 acres of available 7 acres • Add 9 parking spaces (which exceeds ordinance requirements) BeeHive has an in-house doctor and available nursing 24 hrs/day which allows BeeHive to take residents that many other communities cannot accommodate due to the level of care they require An overwhelming majority of all of our residents lived very close to Chanhassen and neighboring cities. Why the addition? The addition will allow BeeHive to add 17 bedrooms to our existing 25 bedroom facility Along with adding more bedrooms, the addition would also increase activity space for all residents to enjoy. This addition would create 3 things 1. Meet the demand for this type of facility by adding 17 apartments/bedrooms 2 Create approximately 6,000 sq/ft of common activity space for residents to enjoy (including outdoor patio and porch). 3. Allow BeeHive to host community events that cater to our residents and families, such as music entertainers, support groups, and activities BeeHive will also be adding considerable parking spaces, exceeding of what the current zoning ordinance requires. Maintain site/location integrity: It is our goal to keep the look and feel of a residential setting for our newly acquired property Keeping the look and feel of"home" is very important to our residents and BeeHive It is important to BeeHive that we convert the entire property into one that anyone would be proud to call home That can be as simple as planting flowers, trees, and keeping up the 7 acres year round. 1 g - zy R __ 395f o f 8 s 0:--51-t 5 8 Win 8 g _ !. . .. 'I gg 'd `s Wa Rgia Pe .;eq 4E 333'-° 1.:7'gR g, ,VS i- Vis. g $E 2a s gym_" g.^S = Gck"gy' Q 9 - -' cm g _ZS Z agrR=_g - g�Ce 35, v i 1 gm w'4'9-01F"V - V" o R szx`v__ 3 - v„i `�4_ F E 1 a 12 KgV 1g'^ - o^g2 1 P ie a,lcg e_' °5 e 5'..”` yF ey .Wal ' _J ° '9$S An .. 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III III I--IIIA .I1"i� - , I 111III III t;I III 111111 = r I 'a i I=11111 11 I 1111111111 ?" 4, 1 1111111 111111 �r 111111111111 , E:., _ , , ,— — ,-z 011„NE_=11 ■a �• �/ nj �I H I 8 n H> �O 00 -1 A 14 I I $$Y§ o�8glio4I� zp � s z� 3 s0 g =� �• I NI `g8a Iz N 0I c$ cc i O` fi au' `0" �ill 1,4 0= o —1 -- pl i b§ .g21 `aAIn�' 5': - §,,z - 8` o rn� -- o: N - P1= Y o I fll 1 f o SIA �c O nIIMMuYEuN a A - suuUU U _ o 1 S THE a C NHASSEPi CITY TRAFFIC STUDY COMPANY RECEIVED Technical Memorandum APR 1 / 2U1D To Tyler Stevens, BeeHive Homes CHANHASSEN PLANNING DEP r From Bryant Ficek, P E, PTO E Date* April 14, 2015 Re' Traffic Impact Letter—Proposed Expansion Project in Chanhassen BeeHive Homes of Excelsior provides residential assisted living in the City of Chanhassen This residence "maintains the look and feel of a family home while offering the safety features and care required for each resident" Based on discussions with the site managers, memory care is the primary function of the housing Located on the west side of Hazeltine Boulevard (Highway 41) to the south of the intersection with Highway 7, the acquisition of the adjacent property has provided an expansion opportunity This memorandum provides an overview of the expected traffic associated with this potential expansion project Existing Conditions and Expansion Plans BeeHive Homes is accessible through a sole intersection to Hazeltine Boulevard This driveway "T" with Hazeltine Boulevard is located between the intersections with Chaska Road and the Minnetonka Middle School West The proposed expansion area covers approximately 7 acres and is located adjacent to and just south of their current site The proposed site is currently occupied by a single family home with two driveways accessing Hazeltine Boulevard opposite the school driveway The proposed expansion is envisioned for two phases. Phase 1 would expand the current BeeHive Homes facility and provide an additional 17 bedrooms for memory care residents This expansion project is expected to occur in the next year Phase 2 would develop the remaining five acres with townhomes Initial review of the site proposes eight units per acre for a total potential of 40 townhomes The townhomes would be available for general use, not restricted to any type of assisted living Phase 2 is expected to occur in five years The existing home is expected to remain at least through Phase 1 and potentially with Phase 2 Phase 1 would also combine the existing BeeHive Homes and single family home driveways into a single access opposite the school drive The Phase 2 townhomes, when developed, would also use this new connection as the sole access to and from Hazeltine Boulevard Traffic Impact Study Requirements Traffic Impact Studies(TIS) provide an assessment of existing and future traffic operations to identify the impacts of a proposed development A TIS can identify capacity deficiencies at key intersections and potential mitigation to avoid safety or operational problems due to expected traffic from a proposed development However, a TIS is not always necessary Both the Minnesota Department of Transportation (MnDOT) and Carver County have guidelines that trigger the need for a TIS PO Dox 16269.St.Louis Park,MN55416.EEE-232-5512.www.SpackConsulting.com SCANNED Spack Consulting 2 of 3 Traffic Impact Letter BeeHive Homes Expansion Project MnDOT uses the following guidance • Development proposals that are estimated to generate fewer than 250 peak-hour vehicle trips or 2,500 new daily trips • Development proposals that will be evaluated sufficiently by applying other elements of guidance from the MnDOT Access Management Manual, such as access spacing Carver County uses the following as a trigger for a TIS • Development expected to generate 750 or more vehicles trips per day • Development expected to generate 100 or more vehicle trips in any one hour period • Associated roadway traffic is increased by 50%or more • Development is determined to create a potential hazard to public safety as determined by the County Traffic Engineer • Development traffic could substantially affect an intersection or roadway segment already identified as operating at a level of service D or worse If these guidelines are not satisfied, than a full TIS is not needed The proposed BeeHive expansion is evaluated against these guidelines in the rest of this memorandum Trip Generation A trip generation analysis performed for the development site based on the methods and rates published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition In this case, the trip generation for the Assisted Living and Townhome land uses was used Assisted Living is described as "residential settings that provide either routine general protective oversight or assistance with activities necessary for independent living to mentally or physically limited persons" Memory living, serving only those with cognitive issues, as currently provided by BeeHive Homes is not a perfect match with the ITE Assisted Living land use However, this is the best source available and likely provides a conservatively high estimate of traffic. Table 1 shows the estimated traffic generated by Phase 1 and Phase 2 proposed developments. Table 1 Trip Generation Estimate AM Peak Hour PM Peak Hour Phase—Land Use ITE Code Units Daily Entering Exiting Entering Exiting Phase 1—Assisted Living 254 17 Beds 46 2 1 2 2 Phase 2—Townhomes 230 40 Homes 232 3 15 14 7 Total 278 5 16 16 9 As shown, the expected traffic generated by the proposed development is well below the thresholds identified by MnDOT and Carver County Based on trip generation, the proposed expansion project would not be a significant impact on the roadway system for either phase separately or in total Hazeltine Boulevard (Highway 41)Traffic MnDOT maintains a database of existing traffic volumes on roadways across the state The latest MnDOT flow map shows a 2012 average daily traffic volume of 14,000 vehicles per day on Hazeltine Boulevard The estimated daily traffic from the proposed development is less than two percent of the current daily and would not represent a significant increase in the existing volume Spack Consulting 3 of 3 Traffic Impact Letter BeeHive Homes Expansion Project The City of Chanhassen 2030 Comprehensive Plan presented information on this section of Hazeltine Boulevard This plan noted a higher volume at that time (17,900 vehicles per day compared to 14,000 vehicles per day today) and did not note any segment or intersection capacity issues in this area Since traffic has decreased, operations would be expected to be better than when the Comprehensive Plan was completed and would not be impacted by the estimated traffic from the proposed development Site Access As mentioned, the proposed plan will consolidate access to a single driveway opposite the existing school access By reducing several access driveways into one, safety will be improved on Hazeltine Boulevard In addition, left turn lanes at this location are currently provided on Hazeltine Boulevard, allowing those turns to occur safely without impacting through movements The relatively small amount of traffic is from the proposed development would likely only need a single outbound lane, particularly since the peak hour traffic is low Similarly, the expected amount of traffic is not expected to necessitate a change in traffic control from the existing side-street stop control with Hazeltine Boulevard traffic able to proceed without stopping When the new approach is constructed, the sight distance could also be examined Combined with the existing turn lanes on Hazeltine Boulevard, this would ensure a safe connection to and from the proposed expansion project Conclusions and Recommendations The principle findings of this technical memorandum are • The proposed BeeHive Expansion Project is expected to be developed in two phases and ultimately expected to generate 278 daily vehicle trips with 21 trips and 25 trips during the a m and p m peak hours, respectively • The proposed traffic represents less than two percent of the existing 14,000 vehicles per day on Hazeltine Boulevard (Highway 41) In addition, this area of road, either segment or intersections, were not identified as having capacity issues in the 2030 Comprehensive Plan even with a higher volume of 17,900 vehicles per day • The proposed plan consolidates access into one driveway opposite an existing school access, reducing access points on Hazeltine Boulevard and making use of the existing left turn lanes • The expected low amount of traffic would not drive the need for a traffic control change from the existing side-street stop control at the new intersection Based upon the information presented in this traffic impact letter, the BeeHive Homes proposed expansion does not represent a significant impact to the surrounding roadway system and does not require a full traffic impact study 4,#‘° ESpillo Minnesota Department of Transportation p 5Qo Metropolitan District Waters Edge Building 1500 County Road B2 West Roseville, MN 55113 May 11th, 2015 Sharmeen Al-Jaff, Senior Planner City of Chanhassen Planning and Zoning 7700 Market Blvd Chanhassen,MN 55317 SUBJECT. S 15-024 BeeHive Homes 2nd Addition Southwest Quad of MN41 and MN7 Chanhassen, Carver County Control Section 1008 Dear Ms.Al-Jaff: Thank you for the opportunity to review the BeeHive Homes 2nd Addition plat. The Minnesota Department of Transportation (MnDOT) has reviewed the above referenced plat in compliance with Minnesota Statute 505 03, subdivision 2, Plats Before any further development,please address the following issues. Design: The construction plans are too general to determine impacts to highway operations Please submit construction plans showing the right turn lane, saw cuts, pavement sections, taper, striping, trail cross slopes and grades The submittal documents are unclear as to any intended drainage changes. MnDOT Standard Plate 7025, Concrete Entrances & Curb Returns is enclosed for the access from MN41 Unless the access is signalized,no pedestrian curb ramps or truncated domes are installed at driveways Please direct questions concerning this comment to Nancy Jacobson (651-234-7647 or Nancy L Jacobson(a),state.mn.us). Right-of-Way• The construction plans do not appear to have clearly marked MnDOT Right-of-Way The proposed driveway crosses through MnDOT Right-of-Way and Access Control. MnDOT will allow the conveyance of a drainage easement to the developer at "Fair Market Value" based on an appraisal. There will need to be an access exchange to correct the access control along this development site Please contact Michael Geertsema at Michael Geertsema@state mn us or 651-366-3492 Traffic Engineering: ff b'ineerin b' The provided plans do not show the ditch being re-established at the existing driveways They will also need to include plan sheets for Pavement Markings, Signing, Traffic Control, and Special Provisions Please direct questions concerning this comment to David Sheen (651-234-7824 or David.Sheen@state.mn.us). Water Resources. A drainage permit maybe required The developer will need to submit calculations showing that current drainage rates to MnDOT right of way will not be increased A drainage permit checklist is attached to this review letter The checklist provides more information about the requirements associated with the submittal of a MnDOT Drainage permit application Please contact Hailu Shakur (651-234-7521 or Hailu Shakur@state mn us) for questions concerning this comment. Permits. An Access Permit is required for the turn lane and access modifications. Additionally, a Limited Use Permit is required for the proposed trail If any other work is to be performed that will impact MnDOT right of way, additional permits will be required Permitting forms are available from MnDOT's utility website at httpl//www dot state mn us/utility/forms html Direct any questions regarding permit requirements to Buck Craig, Metro Permits, at (651-234-7911 or Buck Craig@state mn us) 2 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 ftp //ftp2 dot state mn us/pub/mcommg/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(a��state.mn.us indicating that the plans have been submitted on the FTP site. If you have any questions concerning this review, please feel free to contact me at (651)234-7798 Sincerely, QaJ)3 /.— Andrew Andrusko, GIT Assistant Planner Attachment• MnDOT Standard Plate 7035N, Concrete Walk & Curb Returns at Entrances pdf Attachment. Drainage Permit Applications Checkhst.pdf Copy sent via E-Mail to: Sharmeen Al-Jaff, City of Chanhassen Russell Owen, Metropolitan Council Jon Solberg,Area Manager Nancy Jacobson,Design Diane Langenbach, Area Engineer Doug Nelson, Right-of-Way Hailu Shekur, Water Resources Dan Phelps, Right-of-Way Buck Craig,Permits Bruce Wetherbee, Surveys David Moa Sheen, Traffic Engineering Michael Geertsema, Land Management Clare Lackey, Traffic Engineering 4 Q / CURB AND GUTTER Q \ 6 IN WALK AT _ QUADRANTS I . 8 IN PAVEMENT / \6 IN PAV'T./ 2 CONTRACTION Q Q JOINTS 1 f ) 0 0 ' Q 'PAVED 4 IN. Q IPRIVATE I \-4 IN WALK /////////// •. 4 IN WALK IALLEY WALK DRIVEWAY I , • • . Q � PRIVATE i Q ......-------,„, WALK i I PLAN 0.015 FT./FT.(3/16" PER FT.)TYPICAL @ / TOWARD ROADWAY PROVIDE INTERMEDIATE 1/4" R v JOINT AT SQUARED END Z 0 �(TYP) + IN SIDEWALK, WHEN 0 a w T . v • v • a• • • •a• • I TII SIDEWALK IS ADJACENT ti; ` TO CURB AND GUTTER4.1.na- VARIABLE WIDTH U o z SECTION THRU WALK1 a0 1 CONCRETE WALK \ , • % f01 0' *�„gar" „r0 4 IN. WALK--� 00 •gym„ �,o0, 0..0 NO POO1 NOTES: O� SEE ROAD DESIGN MANUAL, CHAPTER 5, FOR Q ENTRANCE GEOMETRIC DESIGN OF ENTRANCES SV�GA10" Os A WHERE THE MAX ALLOWABLE ENTRANCE GRADIENT WOULD BE EXCEEDED, DUE TO THE POSITION OF ...•10411`wP �r EXISTING WALK, THE WALK SHALL BE REMOVED AND REPLACED, OR THE PAVEMENT WARPED TO PROVIDE C & G *:'• `t"•::":.i`+'P,'`"fin ' 60'TO 90' THE REQUIRED ENTRANCE SLOPE. ,..',•'.,,:;',;• '``•'ri;:Y`;'4,,,..' •`; ` `' .`' P�lP��� 0 SEE PLANS FOR PLACEMENT OF WALK AND •0 4 0 • ••Q�' DIMENSIONS FOR CONSTRUCTION OF DRIVEWAYS •' �q�,_.r'r,w ""` • S- 0 NO DEDUCTION SHALL BE MADE IN CURB & GUTTER "� • :'ef.teL t:.•.. A FOR ENTRANCE VARIABLE Sif 01 1/2 IN.EXPANSION JOINT. 1/2 IN.PREFORMED JOINT Ate/ ,• . FILLER MATERIAL,AASHTO M 213 (REQUIRED WHEN 2 CONCRETE AREAS ARE POURED SEPARATELY) HALF PLAN PERSPECTIVE Q 1/2 IN. EXPANSION JOINTS AT 60 FT (APPROX) MAXIMUM INTERVALS 03 MATCH INPLACE DRIVEWAY THICKNESS (6 IN.MIN.) 04 WITHOUT SIDEWALK, PAVE ONLY TO THE END OF DRIVEWAY PAVEMENT CURB RETURN WHEN ENTRANCE IS UNSURFACED OR _ LENGTH VARIES 0_____... CONSTRUCTION IS NOT NEEDED BEYOND THIS POINT. OS WITH SIDEWALK, PAVE TO THE BACK OF SIDEWALK. 1/4" R 4 FT MIN y PAID FOR AS CONCRETE DRIVEWAY PAVEMENT. 002 FT/FT 1/4” R ©CONTRACTION JOINT (FORMED OR SAWED) 0.06 FT./FT. MAXIMUM SLOPE 07 EXPANSION JOINT NOT REQUIRED IF ADJACENT •. • In 1.1 SECTIONS ARE POURED MONOLITHICALLY SEE e e • • • ' SECTION A A • - ' 0 SEE PLANS FOR PLACEMENT OF PED CURB RAMP 09 FORM CONTRACTION JOINT AS NEEDED TO PRODUCE 0 0 APPROXIMATELY SQUARE PANELS (MAXIMUM WIDTH 15 FT.BETWEEN JOINTS) SECTION A—A (0 THE MINIMUM CONTINUOUS AND UNOBSTRUCTED CLEAR WIDTH OF A PEDESTRIAN ACCESS ROUTE SHALL BE CURB RETURN 40 FT 11 SEE PLANS FOR PROPOSED CROSS SLOPE OF THE PEDESTRIAN ACCESS ROUTE,WHICH MAY NOT EXCEED 0.02 FT./FT.AS CONSTRUCTED. APPROVED JULY 25,2011 STATE OF MINNESOTA SPECIFICATION STANDARD DEPARTMENT OF TRANSPORTATION REFERENCE PLATE CONCRETE WALK & 2301 STATE DESIGN ENGINE CURB RETURNS AT ENTRANCES 2531 7035N MnDOT Drainage Permits Checklist Purpose of the MnDOT Drainage Permit MnDOT Metro District regulates activities that impact its drainage systems and its MS4 regulated area The purpose of the Drainage Permit is to protect State of Minnesota investment in infrastructure including but not limited to roadways, storm water treatment basins, ditches and storm sewer systems. Excess storm water and/or sediment laden storm water added to MnDOT's drainage systems leads to degradation of these assets Negative impacts include but are not limited to sediment deposition, loss of flood storage capacity and also loss of hydraulic conveyance capacity These impacts may cause premature flooding of the road surface and/or erosion damage on State right-of-way Technical Requirements of the MnDOT Drainage Permit 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. Compliance is demonstrated by applying hydraulic/hydrologic software models. HydroCAD and XPSWMM are the approved models to compare the pre and post project discharge values Typically, HydroCAD is sufficient to model most proposed projects However, XPSWMM may be required if the project contains extensive storm water pipe systems connected to MnDOT storm sewer or if HydroCAD cannot in MnDOT's judgment effectively model pressure flow, complex junctions and/or backwater effects that are present. The 2-year, 10-year and 100-year storm events shall be based upon Atlas 14 runoff amounts per the NOAA website In addition, Drainage Permit Applicants shall meet all applicable water quality treatment requirements established by the local Watershed District(s) and the MPCA Permit applicants should anticipate that specific projects that seek to divert runoff to another sub-watershed or watershed will be denied It is MnDOT practice to avoid such watershed diversions whenever practicable Submittal Requirements: • Readable/legible watershed maps that show pre and post project drainage conditions These two separate contour maps shall be large enough in scale so that approximate flow paths can be determined for verifying the Time of Concentrations used in the models. The drainage/watershed maps shall include enough detail so that Curve Numbers used in the hydraulic models may be verified by MnDOT. April 2014 • Surface water flow direction and storm water pipe water flow direction shall be indicated on the pre and post project watershed maps • Minimum recommended watershed map scale is 1"=100'. Project applications submitted with smaller scales (e.g., 1"=500')may be rejected and returned to the applicant The same would apply for project watershed maps that do not include topographic contours or basic land use information such as the location of buildings,pavement and "green space" Watershed maps submitted as pdf files or CAD files shall be readily printable at scales that allow for good readability. • Pre and post project watershed maps shall be clearly linked to the drainage models such that the names of the sub-watersheds, ponds and drainage structures are the same in the models as shown on the watershed maps In addition, watershed and sub-watershed boundaries shall be clearly shown. • Submission of the actual pre and post project HydroCAD or XPSWMM models is required pdf copies of the drainage model simulations are unacceptable In the event that the models cannot be transferred readily by electronic mail or electronic repository site, a hardcopy CD shall be provided • Curve numbers shall be determined per NRCS methodology and should be modified as needed based upon detailed knowledge of soil type and specific conditions on site HydroCAD modeling software includes NRCS guidance for determining curve numbers based upon land use and condition. • Time of concentration (Tc) computations and assumptions that in MnDOT's assessment clearly overestimate or underestimate this critical runoff parameter will be rejected Two common assumptions that lead to overestimating Tc include• using the"Lag/CN"method to determine peak runoff from watersheds that have a relatively long and/or diverse flow path, and assuming that sheet flow occurs for a distance exceeding100 feet. Conversely,pre-project Tc shall not be underestimated to offset post project increases in peak discharge • Available freeboard for existing and proposed treatment ponds shall be shown on the watershed maps as well as the normal and 100-year high water levels All proposed pond treatment systems along MnDOT right-of-way shall have a minimum freeboard of 2.0 feet between the road surface and the proposed 100-year HWL • Infiltration basins, filtration basins and ponds adjacent to MnDOT right-of-way shall be designed to provide at least 2 feet of elevation difference between the 100-year HWL and the crest of the basin berm The berm crest shall be at least 5 feet wide The emergency overflow shall be lined from crest to toe of slope with Turf Reinforcement mat or Category 6 or 7 Erosion Control Blanket. April 2014 • Best management practices (BMP's) including infiltration/filtration sites, storm water ponds, etc shall be clearly labeled on the pre and post project watershed maps • Plan sheets submitted as watershed maps shall be evaluated as such. They shall be readable and legible and meet all the same requirements including clear delineation of watershed boundaries, readable map scale, and land use shown by an aerial photo background map, or that is clearly depicted based on details on the plan sheet or sheets submitted. • Project plan sheets relevant to the Drainage Permit are required and include. existing site conditions, the proposed grading plan as well as proposed site drainage system plans and profiles. The plans shall include applicable wetland impact/mitigation features and temporary sediment and erosion control measures for the project. In addition, erosion control blanket will be used to stabilize disturbed area on MnDOT right-of-way unless other methods such as rip-rap treatment are called for in the plans and approved by MnDOT. • Pond and basin special structures including weirs and orifices shall be consistent with what is used in the HydroCAD or XPSWMM models submitted and include relevant calculations/details • A table summary of existing versus proposed site discharge to MnDOT drainage system/right-of-way is required for the 2-year, 10-year and 100-year Atlas 14 rainfall events. • Post project storm water discharge to MnDOT ditches or other open channel shall be limited to flow velocities of 6 fps or less for a 50-year Atlas 14 rainfall event • Project discharge points that will connect to MnDOT ditch or channel shall be located such that they do not cause erosion or conflict with the grade of the existing ditch or channel • Proposed access road culverts on MnDOT right-of-way shall be designed for the 10-year Atlas 14 rainfall event unless they are part of a significant drainage ditch along the roadway in which case a 100-year or 50-year design will apply • Direct connections to MnDOT storm system shall be avoided Connection to open ditch, or channel is preferred If direct storm sewer connections cannot be avoided, it is the applicant's responsibility to provide a good connection typically via a new structure Furthermore, MnDOT offers no warranty that there will not be a hydraulic backwater effects on the new storm line upstream that is connected to MnDOT's existing storm sewer. April 2014 • For all disturbed areas that sheet flow to MnDOT right-of-way and any disturbed areas within MnDOT right-of-way, either Erosion Control Mat or Bonded Fiber Matrix shall be used for temporary/permanent erosion control. • Silt fence shall not be used for erosion control at the proposed project site perimeter. Rather, continuous Wood Chip or compost Sediment Control Logs shall be implemented. Permit applicants are encouraged to contact MnDOT Metro Water Resource Engineering with questions/concerns Questions posed early in the permit application process help to avoid project delays This is particularly true for large project Drainage Permits with significant complexity. April 2014 May 1st, 2015 Re Beehive Homes expansion (6330/6440 Hazeltine Blvd ) Attn Kate Aanenson My name is Ben Gowen and I am the current property owner of 6440 Hazeltine Blvd We have been approached by many developers in the past about this property but I think what Beehive has in mind is the best use of the land and also is a great resource for the community I am in favor of the expansion Any questions, feel free to contact me Sincerely, Benjamin Gowen 6440 Hazeltine Blvd 5/8/15 To• City Council and Planning Commission 7700 Market Blvd Chanhassen, MN 55317 RE• BeeHive expansion 6330 Hazeltine Blvd. Excelsior, MN 55331 My name is Colleen Nustad, and I live at 7791 Erie Avenue in Chanhassen I am currently employed as a nurse at BeeHive Homes in Excelsior Tyler Stevens has built a beautiful home where residents and families can feel comfortable and loved by carefully selected staff. I have worked in various settings for the memory impaired, ranging from individual client's home to larger scale facilities No setting compares to the BeeHive i I agree with Tyler when he says that just because people need memory care, doesn't mean they have to stay in an institutionalized looking facility I am proud to be an employee of the BeeHive and know that our residents are getting superior care There is a sense of joy in our environment and our residents are happy! Memory care doesn't have to be a dark, dreary and a sad place It can be vibrant, uplifting, and fun—like the BeeHive! Word of mouth about our reputation has spread quickly There are daily visitors and tours who are curious to find out more about the BeeHive Currently our occupancy is full and it is disheartening to have to turn potential residents away The expansion would allow a beautiful home for additional residents. I support Tyler in his efforts to expand and believe it would be an asset to Chanhassen Thank you, Colleen Nustad, RN Al-Jaff, Sharmeen From. Aanenson, Kate Sent: Tuesday, April 07, 2015 9 35 AM To: Al-Jaff, Sharmeen Subject. FW Bee Hive Homes From:Jan Reed [mailto gary]anreed@gmail com] Sent: Friday, March 27, 2015 4 31 PM To:Aanenson, Kate Subject: Bee Hive Homes Hi, We are the former property owners of the Bee Hive Home site. We just had a meeting with Tyler Stevens and are very excited about his proposal to purchase the Gowen property - with which we share a property line. Tyler showed us the preliminary plan of the new building and we are very impressed with the proposed project We have been very happy with the current Bee Hive Home facility and have heard nothing but great reviews about the facility. We feel this future project will also meet the great needs of our community for memory care as well as continue to visually improve the sites As long standing friends and neighbors of the Gowens, we feel this is a win-win situation for everyone impacted. Tyler is to be commended for his thoughtfulness, care and concern to be such an outstanding business owner Sincerely, Jan and Gary Reed 1 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 May 7, 2015, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing for Beehive 2" Addition—Planning Case 2015-10 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 Kar n J. Entell .rdt, De I uty Clerk Subscribed and sworn to before me this B4'4`day of 1 icy , 2015 / , rI 4 Notary I ublic ., .l.p KIM I T. MEUWISSEN Notary Public-Minnesota �`a 11' MY comrtdtdrn+Expires Jan 31.2020 - (-04 U) 0 (0 O -,-. 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C N a C p N -a (O m a) N U) .c co Q 7 c L (n _c > d (n O _ V) N fn N Na m m E ° U 4 �= N U (0 U) 5 +' N C E N 2m -a U) '� N ,C U O L - N �Y� -o ,--73 0-°- ami o,o- 0 C -O _ C = 2 03d O = O +�-. U) U L U) c (0 O U R) +. (0 C 0 3 ,.rO_+ a>> mn E-.a7,,sEomv, > o�`02 `moc V >(13 m C O O O p y O C O C) > U O N "- O OL 0 U) N `Q (q E mcaN Y o E °03$ c02,2 ,9-5c oL -d D m E 5 o m N o N o-r r.. d CO c c N O C (0 U) Q U) O C co U O p C 0 > -.- Q m s c m -o u m = .- N O d' X N f0 C d' 10 O L c U) O a-. L (Q _a U) "- N (n .t L V a E o o °m m m o m n�°E N o. a O C > d V U U) O U) N Q c =_ Q O .c ..-. Q,C (0 +-' s d ¢ 0 N U 2- O d p) O > O }, (0 3 0- E:)- U O c U) C1 _O O �-°oa°i t 52 uEmy �-.omma> n.0°-2E Z T N = '.' (0 p -t---"E' +O m. c O C C Q- C U) (0 Q N C co 0 C) ,� C E w E- m E m c Q. Now amu, m- m.- �L -d O 'C w O N a - C C U „-,-4-' (6 C 0 N Cc a) 0 Q O V O E c i V E 2°o a° ua 2g30",-„Ig-88 g o c a C = OLL O (� C C L O QU U '-. L O C7 • U) '-,2-15) 5- ' C> C mcu> 030-22 -2- E' ``k--_- ,', 0 O Q-C •,- (0 O o - = - (i) i- 00- •-E• p U U) Q U) •9-. C ,g,-LD, -d a m w o Q-cmc r c n —E-:: as U ct O > O (0 >+ M -c Q� 7 >+ U) ~ U) (, O R! 3� -92E12gN ; Em a� ca C I— @Ud' O - QmMU > HCOQH (0 (0Q "- +-F 0 -0NLtU) C.d a> mT u `-° ocao--m caoiyn-o R) � NM ,1 raLrm ° L ° ` E=(0oc mmro - 0, mL-• .'O m�U = Eam ° 3c _ mO3OtVoC 2o . ¢ � 2ooat -.C a,-0 ti,32.5 od O a) CD N as ma E" 88-2 '2 3c a,L a� am i_ C R( C A C co c. O C C a c emm2 >,_ F25,7)8222 mtm Cti r' O ° N rr +_•+ d N > > am'o a- �L O~ � mw rn3 2-co aoi al 0 0 Q00 .c as E �� oo>9Lm�°-' c Eo came m' rnai Cf J d Q d J a 0 5 co.U`oS• a3 > • $: Em °�a BENJAMIN H & HIDEKO GOWEN BRIAN D & KRISTINE V MCMENAMIN CARVER COUNTY 6440 HAZELTINE BLVD 6393 MELODY LN 602 4TH ST E EXCELSIOR, MN 55331-8049 EXCELSIOR, MN 55331-6405 CHASKA, MN 55318-2102 CHASKA ROAD LLC CHINN FAMILY POWELL REV TRUST DALE JAMES & KELLY LEE HANCE 14525 HIGHWAY 7 STE 335 112 TURQUOISE WAY 6480 ORIOLE AVE MINNETONKA, MN 55345-3739 SAN FRANCISCO, CA 94131-1640 EXCELSIOR, MN 55331-7808 DAMON M JOHNSON DANIEL REICH DAVID L & MARY JO WILLADSEN 6366 MELODY LN 6378 MELODY LN 2325 MELODY HILL RD EXCELSIOR, MN 55331-6402 EXCELSIOR, MN 55331-6402 EXCELSIOR, MN 55331-8894 DONALD H &ANNETTE K DUEFFERT GARY A & MARIE C BRIDGE GARY G &JANET REED 2451 64TH ST W 2449 64TH ST W 2461 64TH ST W EXCELSIOR, MN 55331-8809 EXCELSIOR, MN 55331-8809 EXCELSIOR, MN 55331-8809 GARY SCOTT REED HEATHER SAMDAHL IND SCHOOL DIST 276 2471 64TH ST W 6421 ORIOLE AVE 5621 COUNTY ROAD 101 EXCELSIOR, MN 55331-8809 EXCELSIOR, MN 55331-7809 MINNETONKA, MN 55345-4214 JEFFREY A & CHRISTINA M JOHN & RENA DRAGSETH KARA T AMOROSI WUNROW 2600 FOREST AVE 6451 ORIOLE AVE 6361 MELODY LN EXCELSIOR, MN 55331-8857 EXCELSIOR, MN 55331-7809 EXCELSIOR, MN 55331-6405 KATHRYN BEYER KELLY LEE HANCE KIM KAMRATH 6470 ORIOLE AVE 6480 ORIOLE AVE 6441 ORIOLE AVE EXCELSIOR, MN 55331-7808 EXCELSIOR, MN 55331-7808 EXCELSIOR, MN 55331-7809 LESLIE A POLTRACK MARK S & LORENA M FLANNERY MATTHEW ALLAN KLOSKOWSKI 164 DOUD DR 2350 MELODY HILL RD 6287 CHASKA RD LOS ALTOS, CA 94022-2369 EXCELSIOR, MN 55331-8893 EXCELSIOR, MN 55331-8824 MICHAEL C TOBIN MICHAEL D & KARA S TILDEN MICHELLE M CURTIS 6377 MELODY LN 6390 MELODY LN 2446 64TH ST W EXCELSIOR, MN 55331-6405 EXCELSIOR, MN 55331-6402 EXCELSIOR, MN 55331-8808 MICHELLE NADINE NELSON MYKE L & LYNN S MILLER NANCY JO PERKINS-BROOKS 2445 64TH ST W 6405 MELODY LN 2448 64TH ST W EXCELSIOR, MN 55331-8809 EXCELSIOR, MN 55331-6404 EXCELSIOR, MN 55331-8808 PAUL J &JUDITH A POITEVENT QUALITY HOMES RENEWED INC RACHEL L POPKEN 2300 MELODY HILL RD 24800 WILTSEY LN 2460 64TH ST W EXCELSIOR, MN 55331-8893 EXCELSIOR, MN 55331-8963 EXCELSIOR, MN 55331-8809 REALTY INCOME PROPERTIES 3, LL RICHARD D BLISS RUSSELL J & LYNN F PAULY 600 LA TERRAZA BLVD 6400 MELODY LN 2447 64TH ST W ESCONDIDO, CA 92025-3873 EXCELSIOR, MN 55331-6403 EXCELSIOR, MN 55331-8809 SCP PE CHAN LLC STEVENS INVESTMENTS LLC TARA BROWNELL ABBOTT 2227 UNIVERSITY AVE 6505 FOX HOLLOW CT 18 PLANTATION HILLS DR SAINT PAUL, MN 55114-1625 CHANHASSEN, MN 55317-9265 EVANS, GA 30809-5614 WAYNE PETERSON 2444 64TH ST W EXCELSIOR, MN 55331-8808