Project NarrativePROJECT SITE DATA
Parcel Basics
The existing site is currently an undeveloped, 8.64 acre parcel identified as Mission Hills Third Addition.
The property is bounded by Trunk Highway 101 to the west, Trunk Highway 212 to the south, 86`h 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, and was unanimously approved for the development of
Mission Hills Senior Living by the Planning Commission and the City Council in February of 2015.
Additionally, this resubmittal and application specifically requests the approval of a child daycare on-site.
The proposed daycare is to be accommodated within the footprint of the main housing structure and
occupies approximately 8,600SF. The daycare provides child care for up to 90 children.
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 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
Independent Living Unit
Assisted Living Unit
Staff (maximum shift)
Child -Care
Guests & Visitors
TOTAL PARKING
Required Provided
1 per townhouse unit = 16 16
1 for every 3 assisted unit = 46 84
136 total Assisted Living Units
1 per employee = 24 33
1 for every 6 children of 15
design capacity of 90 children
38
101 + Visitors 186
The site will have a total of 86 surface parking spaces for staff and visitors. This is comprised of 75 spaces
directly in front of the main building, and 11 spaces for town home guests. The main building will also
have 84 underground parking spaces, and the town home villas will have 16 individual garage stalls
bringing the site total to 186 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 136 -unit, senior housing structure whose
primary focus will beto provide independent living, assisted livingand 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. Inaddition,
there will be a 6 classroom and 1 infant room childcare center on the first floor of the housing structure.
Ebenezer has had great success in programming and providing for inter -generational care at the Ebenezer
Ridges Campus in Burnsville. To quote the Ebenezer Ridges Inter -Generational program description:
This innovative program provides day care for young children and includes interaction
with participants in an adult day program for seniors. Something magical happens every
day at the Ebenezer Intergenerational Day Program when the young and the old spend
time together. As they help each other and learnfrom one another, an unmistakable bond
forms that rises above differences in age and ability.
Building on Ebenezer's faith -based heritage, our intergenerational program helps bridge
the generation gap. Children learn respect for older adults and compassion for their
physical limitations. Older adults maintain self-worth by sharing their lives and
experiences, Children bring life, spirit and joy to seniors on the campus, keeping them
young at heart. The attention and encouragement of seniors helps children flourish.
Ebenezer Ridges Intergenerational Program received national recognition two years in a
row. The 2009 Generations United Shared Site Award and the 2010 Generations
UnitedlMetLife Foundation Intergenerational Shared Site Excellence Award recognize
excellence in bringing generations together.
Additionally, the site will contain eight (8) twin homes, adding sixteen 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 86 1h Street. Total planned residential units on site will remain at 152 - the
same as defined in the 2015 project approvals .
The site will include a series of amenities for the residents as well. These amenities include patios,
gardens, and walking paths. The walking paths will connect to the central site circulation as well as the
public sidewalk along west 86 th 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: 179,903 SF 4.13 Acres 47.80% of Site
Total green surface area: 196,456 SF 4.51 Acres 52.20% 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. These components of the site design are substantially unchanged from
the designs that were approved by the city and watershed in 2015, but have been modified and updated
to reflect the changes required by the introduction of the child daycare program.
Building Design
The main building will be a 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
and house most of the building's public spaces. These include 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 28 -suite memory care wing, and nine of the assisted living
apartment units will be on the first level. The child day-care is also housed on the first floor with direct
connections to the exterior playground. All of the functions of the child day-care are contained on the
first -floor east wing of the building. These include 6 classrooms, 1 infant room, support spaces and an
intergenerational room that connects from the child day-care to the activity area of the adult housing.
Levels two and three will contain another 65 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 34 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, a library that overlooks the entire site, and out toward Lake
Susan to the northwest.
Exterior building materials will be masonry and painted siding, and the structure will have sloped shingle
roofs. Gutters and downspouts will discharge on grade and into catch basins that will flow through storm
water treatment areas —on grade and/or below grade —prior to exiting the site. Once again, storm water
management plan, including collection, treatment, infiltration, rate control and discharge are fully
explained and detailed within the submittal civil drawings.
The twin home villas will capture some of the details from the main building creating an aesthetic
synthesis of building components across the site, and each individual independent twin home will contain
approximately 1,186 finished square feet, plus the single inside garage stall.
Miscellaneous Building Components
Mechanical screening as required by city ordinance is very limited as most of the mechanical systems are
contained within the structure. Limited screening, where required, will be achieved by roof screens
designed to coordinate with the building architecture.
Site trash enclosure is not illustrated in the development plan and will not be used. Interior trash rooms
are utilized in the facility plan, clumpsters 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.
Traffic Stud
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 underyear 2017 build conditions from a traffic operations
perspective.
SRF Consulting updated their traffic study from the 2015 approvals process to include the proposed
daycare program and traffic use. Results of the existing intersection capacity analysis indicate that all
study intersections currently operate at an acceptable overall LOS B or better during the a.m. and p.m.
peak hours. No significant side -street delays or queuing issues were observed in the field or traffic
simulation at the study intersections.
FACILITY OPERATIONS
Ebenezer- Proposed Oi3erator
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.
The City of Chanhassen
Public Benefits of Senior Housing & Child Care
A Day Care Center in an Assisted -Living Facility
Consider Ebenezer Ridges Day Care Center in Burnsville, Minn. This nondescript
establishment is recognized locally as the preeminent program for toddlers and has a
waiting list that befits its status, despite a small nonprofit budget. To what does Ridges
attribute its success? The center become special when it decided to move inside an
assisted -living facility. Now, the kids have daily access to surrogate grandparents to
teach and support them. Trent Stamp, Next Avenue Contributor to Forbes SEPT. 26,
2016
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 neighborthan 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.
Mission Hills Senior Living Center and the City of Chanhassan 2030 Comprehensive Plan
Following guidance from the City of Chanhassen 2030 Comprehensive Plan; the Mission Hills Senior
Living Center addresses the Main Goal of:
Achieving a mixture of development which will assure a high quality of life and a reliable tax goal: base.
The Mission Hills Senior Living Center also accommodates and supports many of the policies that
support the Main Goal of the 2030 Comprehensive Plan, including:
The plan should seek to establish sufficient land to provide for a full range of housing opportunities.
These opportunities require that adequate land be designated for medium and high-density land uses to
ensure that the goal of housing diversity can be met regardless of temporary market fluctuations.