12-05-14 PROJECT NARRATIVE - final
PROJECT NARRATIVE
Mission Hills Senior Living
Hwy 101 and 212, Chanhassen, Minnesota
Project Team:
Owner/Developer Design Lead / Architecture
Headwaters Development Sperides Reiners Architects, Inc.
17550 Hemlock Avenue 4200 West Old Shakopee Road
Lakeville, MN 55044 Bloomington, MN 55437
Contact: Michael Hoagberg, Managing Member Contact: Eric A. Reiners, AIA
Phone: 952‐378‐4386 Phone: 952‐996‐9662
Email: mhoagberg@CH‐HoldingsLLC.com email: ereiners@srarchitectsinc.com
Facility Operator Civil Engineer
Ebenezer BKBM Engineers
2722 Park Ave. South 5930 Brooklyn Blvd.
Minneapolis, MN 55407 Minneapolis, MN 55429
Contact: Susan Farr Contact: Keith Matte, PE
Phone: 612‐874‐3460 Phone: 763‐843‐0464
Structural Engineer Surveyor
BKBM Engineers Sunde Land Surveying
5930 Brooklyn Blvd. 9001 East Bloomington Freeway Ste. 118
Minneapolis, MN 55429 Bloomington, MN 55420
Contact: Tina Wyffles Contact: Lenny Carlson, PLS
Phone: 763‐843‐0420 Phone: 952‐881‐2455
General Contractor Traffic Engineer
Engelsma Construction, Inc. SRF Consulting Group, Inc.
7119 31st Avenue North One Carlson Parkway North, Suite 150
Minneapolis, MN 55427 Minneapolis, MN 55447‐4443
Contact: Jeff Engelsma Contact: Jordan Schwarze, PE
Phone: 763‐536‐9200 Phone: 763‐452‐4787
PROJECT SITE DATA
Parcel Basics
The existing site is currently an undeveloped, 8.64 acre parcel identified as Mission Hills Outlot E. The
property is bounded by Trunk Highway 101 to the west, Trunk Highway 212 to the south, 86th Street
West on the north, and Mission Hills Outlot B with previously developed townhomes to the east.
Project Land Use Data
The project site falls under the Chanhassen Mixed‐Use guiding (Commercial/Residential), and the
Mission Hills PUD Neighborhood Commercial zoning. Highway 101/212/Lyman Boulevard Neighborhood
Land Use Study completed and published by the City of Chanhassen Planning Staff on October 28, 2008,
specifically identified this project parcel as a desirable candidate for senior housing. The property does
not fall within any shore land, highway, or other special overlay districts.
Under the permitted residential land use for the parcel, residential density calculations as provided by
Planning Staff, is comprised of 16 allowable residential units per acre across the 7.72 net site acres
(123.5 units), plus 33 total residential units of un‐used unit density from the original Mission Hills PUD
development. The result is a total allowable zoned site density of 156 residential units.
Mission Hills PUD does not specifically govern parking, hardcover, setbacks or building heights and these
components of the proposed development will be guided by the city’s underlying district guidelines.
City ordinance requires 1 parking space for each independent living unit, one parking space for every
three assisted living units, plus parking for visitors and staff. Refer to the matrix below for a parking
summary illustrating required and provided parking.
Parking Required Provided
Independent Living Unit 1 per townhouse unit = 18 18
1 per apartment unit = 66 66
Assisted Living Unit 1 for every 3 assisted unit = 23 23
Staff (maximum shift) 1 per employee = 24 24
Guests & Visitors 35
TOTAL PARKING 131 + Visitors 166
The site will have a total of 52 surface parking spaces for staff and visitors. This is comprised of 42
spaces directly in front of the main building, and 10 spaces for town home guests. The main building will
also have 96 underground parking spaces, and the town home villas will have 18 individual garage stalls
bringing the site total to 166 parking spaces. In addition, the driveways leading to each of the town
homes has been planned with a minimum length of twenty feet to accommodate additional parking
directly in front of each unit if required. Since most of our residents are not expected to drive, we expect
many of our employees will park under the main building which will leave surface spaces for visiting
friends and relatives.
PROJECT DEVELOPMENT DATA
Program
The site will be developed and finished to accommodate a 134‐unit, senior housing structure whose
primary focus will be to provide independent living, assisted living and memory care apartments to
senior citizens together with a full continuum of care allowing the residents to comfortably age in place,
while supported by the full range of additional services provided by Ebenezer, the facility operator.
Additionally, the site will contain nine (9) twin homes, adding eighteen more independent living units to
the development. These single story twin homes will be located on the north end of the site and closest
to the site entrance and West 86th Street. Total planned residential units on site will be 152.
The site will also include a series of amenities for the residents as well. These amenities include patios,
gardens, and walking paths. The walking paths will also connect to the central site circulation as well as
the public sidewalk along west 86th Street that was developed as a part of the original Mission Hills
development P.U.D.
Site
The existing site is currently undeveloped, roughly graded for agricultural use, and contains only
volunteer vegetation with the exception of its boundary with the town home property to the east, which
is densely planted. Many of the mature volunteer trees along the east and north boundaries of the site
will be preserved as a part of the final development plan. Under this development plan, however, the
site will be re‐graded to accommodate the planned building and necessary infrastructure and
construction.
Impervious surface coverage for this site was not redefined in the original P.U.D. and thus, the city
ordinance for this development type will govern, limiting hardcover to 50% and requiring a minimum of
50% green space. As illustrated in the summary matrix below and the summary tables on the Civil
Engineering sheets in the submittal set, the green space requirement is met.
Developed property area: 376,546 SF 8.644 Acres
Building footprints: 81,255 SF 1.865 Acres
Total impervious surface area: 175,111 SF 4.02 Acres 46.50% of Site
Total green surface area: 201,435 SF 4.62 Acres 53.50% of Site
Engineering and Utilities
Project civil engineers, BKBM Engineers, together with city engineering staff have worked closely in
preliminary stages to accommodate and properly configure the building development, site coverage and
storm water management, as well as the requisite utility connections. Storm water management plan,
including collection, treatment, infiltration, rate control and discharge are fully explained and detailed
within the submittal drawings.
Building Design
The main building will be a combination three and four‐story wood frame structure over a concrete and
precast basement – a structural configuration and height implemented elsewhere in Chanhassen at
developments such as SummerWood of Chanhassen located just north of this proposed development
site. The basement level will house utility, storage and inside parking functions for the structure.
The ground floor will welcome residents and visitors through the main entrance with a covered drop‐off,
house most of the building’s public spaces including commercial kitchen and dining rooms, and
connection to the rest of the development amenities. Ground floor will also encompass the primary
health care functions, guest suite, a closed 14‐suite memory care wing, and twenty‐three (23) of the 120
independent and assisted living apartment units will be on the first level.
Levels two and three will contain another seventy‐five (75) resident apartments varying in size from 514
SF studios to 1,224 SF, two‐bedroom, two‐bath residences. Selected residences are provided with
balconies and other unit amenities. Each floor also contains spaces for health care attendants, and
common area functions such as laundry (to supplement washer/ dryers available in most units).
Level four will house the final twenty‐two (22) residential units. Once again, a cross‐section of larger
units are provided with balconies to take advantage of wonderful views over the surrounding areas. The
fourth level also provides additional resident common areas such as a 20‐seat theater, as well as a
library that overlooks the entire site, and out toward Lake Susan to the northwest.
Exterior building materials will be masonry, painted siding, and E.I.F.S. [exterior finish and insulation
system] and the structure will have sloped shingle roofs. Gutters and downspouts will discharge on
grade and into catch basins that will flow through storm water treatment areas – on grade and/or below
grade – prior to exiting the site. Once again, storm water management plan, including collection,
treatment, infiltration, rate control and discharge are fully explained and detailed within the submittal
drawings.
The twin home villas will capture some of the details from the main building creating an aesthetic
synthesis of building components across the site, and each individual independent twin home will
contain approximately 1,186 finished square feet, plus the single inside garage stall.
Miscellaneous Building Components
Mechanical screening as required by city ordinance is very limited as most of the mechanical systems
are contained within the structure. Limited screening, where required, will be achieved by roof screens
designed to coordinate with the building architecture.
Site trash enclosure is not illustrated in the development plan and will not be used. Interior trash rooms
are utilized in the facility plan, dumpsters will be rolled out on collection days, and back inside to trash
rooms following pick up.
Site deliveries, move‐in/move‐out, and building service including trash collection are all achieved on the
southwest corner of the building and site at the building’s lower level. This service entry point and its
access drive are the most remote from neighboring residents and away from all neighborhood traffic
and views.
Neighborhood Meeting
An open neighborhood meeting was held the evening of November 24, 2014 to introduce the project to
area residents, summarize the development parameters, review preliminary designs and project images,
and answer questions. The development team also wanted to be able to address any concerns the
neighboring residents had within the content of the final submittal to the City of Chanhassen.
The meeting lasted 90 minutes and was well attended by approximately 30 area residents, 17 of whom
signed in and left contact information. During the meeting, following the project introduction, the
development team answered a variety of questions regarding facility design and operational details,
development offerings, proposed development schedule, and rental rates. Feedback by meeting
attendees was overwhelmingly positive.
One reoccurring concern was voiced by a number of meeting attendees, but not about the Mission Hills
Senior Living development. Rather, neighbors are unhappy with the traffic levels and lack of traffic
control or a crosswalk at the intersection of West 86th Street and Highway 101. There was also repeated
concern regarding the configuration and construction of the existing median in the middle of West 86th
Street as it meets Highway 101.
The development team relayed the fact to those in attendance, that a traffic study had been completed
in conjunction with the planning of Mission Hills Senior Living and that ultimately, the disposition of the
intersection of West 86th Street and Highway 101 would be guided by the recommendations contained
in the traffic analysis, together with mandates prepared by city and county engineers.
Traffic Study
A traffic study was completed by SRF Consulting Group, Inc. The main objectives of this study were to
review existing operations within the study area, evaluate the traffic impacts to the adjacent
roadway network, and recommend any necessary improvements to accommodate the proposed
development. Furthermore, this study also provided a comparison between the traffic impacts
associated with the proposed development, and those associated with the maximum potential
traffic demand under the proposed zoning, which is assumed to be market rate apartments.
Results of the year 2017 build intersection capacity analysis indicate that all study intersections are
expected to continue operating at an acceptable range or better during the a.m. and p.m. peak hours.
In addition, no significant side‐street delays or queuing issues were observed in the traffic simulation at
the study intersections. Given the minimal anticipated impact caused by the proposed development on
study area traffic operations, roadway improvements are not required under year 2017 build conditions
from a traffic operations perspective.
An alternative land use scenario was also reviewed to understand the impacts of the highest intensity
use allowed under the proposed zoning, which was assumed to be market rate apartments.
Approximately 175 apartment units were assumed, which would be expected to generate approximately
89 a.m. peak hour, 109 p.m. peak hour, and 1,164 daily trips. Even under this scenario, results of the
year 2017 build intersection capacity analysis indicate that all study intersections are expected to
continue operating within an acceptable range or better during the a.m. and p.m. peak hours under the
alternate development scenario. In addition, once again under this heightened use scenario, no
significant side‐street delays or queuing issues were observed in the traffic simulation at the study
intersections. Given the minimal anticipated impact caused by the alternate development on study area
traffic operations, roadway improvements would not be required under year 2017 build conditions from
a traffic operations perspective.
FACILITY OPERATIONS
Ebenezer‐ Proposed Operator
The proposed operator of our senior housing community is Ebenezer which is an affiliate of the Fairview
Health System. This affiliation with Fairview provides substantial programmatic support and care options
for community residents. We expect rapid change in senior care over the next 5 – 10 years as senior
housing continues to evolve from a focus on simply housing and hospitality to a more integrated
delivery of medical and social care. We believe Ebenezer will be our best option to provide high quality
care alternatives for our residents.
Ebenezer currently operates our 115‐unit senior housing community in Saint Louis Park (Towerlight on
Wooddale) and is the proposed operator for the 137‐unit senior housing community we are building in
Eagan which recently received final city approvals.
Ebenezer is the second largest provider of senior living in Minnesota, and had $72.7 million of total
operating revenue in 2013. Ebenezer operates 60 communities and manages more than 5,000 units
throughout its portfolio in Minnesota. The portfolio includes Independent Living Communities, Assisted
Living Communities, Memory Care Communities, Skilled Nursing Facilities, Transitional Care Centers,
Adult Day Programs, and Child Care Programs.
For more than 90 years, Ebenezer has helped older adults make their lives more independent, healthful,
meaningful and secure by creating opportunities for residents to live vibrantly, and participate in the
daily fabric of life.
Public Benefits of Senior Housing
The proposed senior community will benefit the public by providing senior housing for the area so that
seniors who have spent their lives in Chanhassen and the surrounding communities remain in the area.
Many local seniors will be attracted by the health benefits of a senior housing community as an
attractive alternative to the isolation of living alone and the burden of maintaining a home. The
proposed facility will help to meet the current housing needs of seniors in the immediate area (several
neighbors are on senior housing waiting lists), while also helping to meet the anticipated needs of
unmet demand in the near future as projected by a recent independent market study.
Senior Living is a great community partner – not only creating a place where people come to volunteer,
but also housing people who are interested in contributing back to their surrounding community. Senior
Housing residents participate in local churches, volunteer opportunities, and engage in the greater
community. Senior Housing, and specifically the programs and activities promoted by Ebenezer, also
support local economic development since seniors typically prefer to shop in their familiar community.
In addition, Ebenezer brings stable, high quality jobs to the communities in which they operate.
There is also no better neighbor than a senior citizen. They are light on the land, streets and park
systems, yet senior communities create significant tax base without burdening infrastructure and school
systems.
Ebenezer prefers larger senior housing communities like the proposed Mission Hills Senior Living since
operational efficiencies are gained through larger senior housing developments when compared to
smaller ones. Some of the operating benefits of a larger building are listed below:
i. A larger facility can afford to offer a broader range of healthcare services, options, and
amenities to Chanhassen seniors while limiting disruptive moves from one facility to another
for additional care.
ii. Creating a larger pool of care staff helps to support stable services for our residents. More
hours of care and therefore staffing can be offered to provide more consistent employment,
rather than a lot of part‐time positions that are more difficult to fill with qualified care
givers. This is expected to be increasingly important if the current shortage of qualified
nurses continues, as we expect, as our population ages.
iii. A larger building allows for more competitive wages and benefits at all levels of staff which
typically translates to better care for our residents.
iv. A larger facility offers more apartment options, which reduces the chance that families have
to split up (i.e. one spouse needs Memory Care and the other can live in an Independent
Unit, all under one roof)
Additionally, this type of project also provides the public benefit of encouraging a turnover of single
family housing in the area. When seniors move into these communities, neighborhoods typically
experience younger families moving into the formerly senior owned housing stock which helps to
revitalize these neighborhoods.
Finally, in addition to construction jobs, Mission Hills Senior Living is expected to employ many people
on site as care is provided to our residents 24 hours a day. The building is projected to employ over 50
individuals (FTEs) in a combination of full and part time positions.