PC SUM 2017 04 18
CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
SUMMARY MINUTES
APRIL 18, 2017
Chairman Aller called the meeting to order at 7:00 p.m.
MEMBERS PRESENT:
Andrew Aller, John Tietz, Maryam Yusuf, Nancy Madsen, and Mark
Randall
MEMBERS ABSENT:
Mark Undestad, and Steve Weick
STAFF PRESENT:
Kate Aanenson, Community Development Director; Sharmeen Al-Jaff,
Senior Planner; Bob Generous, Senior Planner; MacKenzie Walters, Planner; and Alyson
Fauske, Assistant City Engineer
PUBLIC PRESENT:
Mike Hoagberg 17550 Hemlock Avenue, Lakeville
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Joy Gorra 1680 West 78 Street
Dale Hetland 542 Mission Hill Drive
Duane Moon 536 Mission Hill Drive
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Carol Dunsmore 730 West 96 Street
Char and Bill Schubert 9610 Meadowlark Lane
Karla Thomson 8524 Mayfield Court
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Teri Byrne 700 West 96 Street
Gary Halona - Maryanne 670 Creekwood Street
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Dr. Carissa Haverly 750 West 96 Street
Doug Tucker 585 Mission Hills Way West
PUBLIC HEARING:
MISSION HILLS SENIOR HOUSING PUD AMENDMENT FOR CHILD DAY CARE,
SITE PLAN REVIEW AND SUBDIVISION.
Sharmeen Al-Jaff presented the staff report on the Subdivision and Site Plan and Alyson Fauske
presented the staff report regarding the traffic study. Representing Ebenezer, Mike Hoagberg,
President of Headwaters Development, discussed the intergenerational programming that goes
on with the seniors and daycare children, and feedback they’ve received from neighborhood
meetings. Commissioner Tietz asked the applicant, city staff and the county staff to do anything
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they can to make the Highway 101, 86 Street intersection safer. Commissioner Madsen asked
for clarification on the entrance into the daycare and how the pedestrian traffic flow will work
between the daycare and senior residents. Chairman Aller opened the public hearing. Doug
Tucker, after stating he thinks seniors will be great neighbors, expressed his overall concern with
Planning Commission Summary – April 18, 2017
the height of the building. An audience member asked for clarification of available underground
parking. After comments from commission members the following motions were made.
Madsen moved, Randall seconded that the Planning Commission recommends the City
Council approves the Planned Unit Development amendment in the attached ordinance for
Mission Hills to allow High Density Use with a Childcare Center on the site and set
standards for the structures as shown below with the following conditions, and adoption of
the attached Findings of Fact:
1.The site must comply with the DNR Shoreland Rules.
2.The site shall comply with the following standards:
Mission Hills Zoning Standards
a. Intent
The purpose of this zone is to create a PUD neighborhood commercial/mixed density housing
zone. The use of the PUD zone is to allow for more flexible design standards while creating a
higher quality and more sensitive proposal. All utilities are required to be placed underground.
Each structure proposed for development shall proceed through site plan review based on the
development standards outlined below. Except as modified by the Mission Hills standards below,
the mixed density housing development shall comply with the requirements of the R-8, Mixed
Medium Density District. Except as modified by the Mission Hills standards below, the
commercial development shall comply with the Neighborhood Business District, BN.
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Lot 1, Block 1, Mission Hills 3 Addition shall comply with the R-12, High Density District.
b. Permitted Uses
The permitted uses within the development shall include the following:
Single Family Residential
Medium Density Residential
High Density Residential with a Child Daycare Center
c. Setbacks
In the PUD standards, the building setback for commercial is 50 feet from any public right-of-
way. The High Density parking setback shall be 35 feet from any public right-of-way and/ or
interior property line. There shall be a buffer separating the residential portion from the High
Density portion of the site. This buffer shall be in the form of a berm and landscaping. The
following setbacks shall be observed:
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Planning Commission Summary – April 18, 2017
Commercial Residential Residential Commercial
Street High Density Medium Density Parking Parking
Building Setback* Building Setback Setback Setback*
Highway 101 * 50’ 20’ *
Highway 212 * 50’ 20’ *
West 86 th Street * 30’ 20’ *
0’(from commercial) 0’ (from commercial)
Interior Lot Lines 0’ 0’
50’(from residential) 35’ (from residential)
* Setbacks shall be established pursuant to section 20-505 of the Chanhassen City Code.
d. Development Standards Tabulation Box
Minimum Lot Size multi-family units:
Mission Hills: As approved on October 24, 1994 in the Plat of Mission Hills; Mission Hills
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Villas, A Condominium, Common Interest Community No. 8, 9 Supplemental filed April 10,
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1996; Mission Hills Villas, A Condominium, Common Interest Community No. 8, 10
Supplemental filed April 10, 1996; Mission Hills Villas, A Condominium, Common Interest
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Community No. 8, 11 Supplemental filed May 7, 1996; and Mission Hills Villas, A
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Condominium, Common Interest Community No. 8, 12 Supplemental filed May 20, 1996;
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Mission Hills 2 Addition: Area: 2,100 square feet
Width: 46 feet
Depth: 47 feet
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Mission Hills 3 Addition: Area: 376,358.4 square feet
Width: 480 feet
Depth: 620 feet
Net Lot Hard Surface
BLOCK USE Density
Area Coverage
152 Multi-Family
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Mission Hills 3
Units/Child Daycare 8.64 acres 17.5 50%
Addition
Center
138 Multi-Family
Block 1, Mission Hills 18 acres 7.66 37%
Units
Block 4, Mission Hills 56 Multi-Family Units 8.92 acres 6.28 43.2%
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Planning Commission Summary – April 18, 2017
RESIDENTIAL
1.Building exterior material shall be a combination of prepainted 5-inch aluminum siding and
brick.
2.Arched transoms and soffit returns shall be used over the entries of the one-story units and
horizontal transom windows over the 2 story windows. Introduce some variation among the
buildings through the shape of windows, adding louvers, shifting entry ways, and adding
dormers.
3.Colors used shall be earth tones such as soft gray, creamy white, pearl gray, shell white, etc.).
4.Each unit shall have a minimum of one overstory tree within its front yard.
5.All units shall have access onto an interior street and not 86th Street.
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6.The apartment building located on Lot 1, Block 1, Mission Hills 3 Addition shall:
a.Have pronounced entrance.
b.Insure that all foundation walls are screened by landscaping or retaining walls.
c.
Have materials which include masonry, painted siding, and exterior finish and insulation
system (E.I.F.S.) and the structures will have sloped shingle roofs. All elevations that
can be viewed by the public have received equal attention.
e. Site Landscaping and Screening
The planting plans prepared for the site are intended to create a strong sense of street tree
plantings using overstory deciduous trees such as Summit Ash, Linden, and Sugar Maple.
Highways 101 and 212 will be buffered with a combination of overstory evergreen trees and
ornamental deciduous trees. The outdoor private living areas will be buffered with the use of
evergreen trees. The wetland will be highlighted with the introduction of native wetland species.
In addition, to adhere to the higher quality of development as spelled out in the PUD zone, all
loading areas shall be screened. Each lot for development shall submit a separate landscaping
plan as a part of the site plan review process. Berms of 2 to 3 feet high shall be added along the
Highway 101 and 212 right-of-way. These berms shall be seeded and/or sodded and bushes and
trees shall be planted on them. All disturbed areas within the single family lots shall be seeded
and/or sodded. Two trees with a minimum of a 2½ inch caliper shall be planted within the front
yard setback. These two trees shall consist of one overstory evergreen tree and one ornamental
deciduous tree.
1.All open spaces and non-parking lot surfaces (outlot) shall be landscaped, or covered with
plantings and/or lawn material.
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Planning Commission Summary – April 18, 2017
2.Outdoor storage is prohibited.
3.Loading areas shall be screened from public right-of-ways. Wing wall may be required
where deemed appropriate.
4.The Outlot shall be seeded and maintained in a weed free condition in all areas proposed for
future development.
f. Signage
One monument sign along Great Plains Boulevard shall be permitted for Lot 1, Block 1, Mission
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Hills 3 Addition.
1.Monument signage shall be subject to the monument standards in the sign ordinance.
2.Wall signs are permitted on no more than two street frontages. The total of each wall
mounted sign display areas shall not exceed 24 square feet.
3.All signs require a separate permit.
4.The signage will have consistency throughout the development and shall tie the building
materials to be consistent with the signs. Signs shall be an architectural feature, they shall
not be solely mounted on a pole of a foundation.
5.Consistency in signage shall relate to color, size, materials, and heights.
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6.No illuminated signs within Lot 1, Block 1, Mission Hills 3 Additionmay be viewed from
the residential section of the PUD.
7.Only back-lit individual letter signs are permitted.
8.Individual letters may not exceed three feet in height.
9.Only the name and logo of the business occupying the unit will be permitted on the sign.
RESIDENTIAL
One monument identification sign shall be permitted for the residential development. The sign
may not exceed 24 square feet in area and 5 feet in height.
g. Lighting
1.All light fixtures shall be shielded high-pressure sodium or LED fixtures. Light level for site
lighting shall be no more than one-half foot candle at the property line. This does not apply to
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Planning Commission Summary – April 18, 2017
street lighting. The maximum height of a residential street light shall not exceed 15 feet.
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Light fixtures within Lot 1, Block 1, Mission Hills 3 Additionshall not exceed 25 feet.
2.Glare, whether direct or reflected, as differentiated from general illumination shall not be
visible beyond the limits of the site from which it originates.
3.Lights shall be on a photoelectric cell to turn them on and off automatically as activated by
yearly conditions.
All voted in favor and the motion carried unanimously with a vote of 5 to 0.
Madsen moved, Randall seconded that the Planning Commission recommends the City
Council approves the preliminary plat to replat Outlot E, Mission Hills into Lot 1, Block 1,
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Mission Hills 3 Addition, as shown in plans dated received March 17, 2017, including the
attached Findings of Fact and Recommendation, subject to the following conditions:
Park and Trail Conditions
1.Full park fees in lieu of additional parkland dedication and/or trail construction shall be
collected as a condition of approval for Mission Hills Senior Living. The park fees will be
collected in full at the rate in force upon final plat submission and approval. Based upon the
current residential park fee rates of $3,800 per apartment dwelling, $5,000 per twin home
dwelling, and $500 per bed for continuing care units, the total park fees will be $478,000.
Unit Type No. of Units Amount Total
Independent Apartments 100 $3,800/unit $380,000
Assisted/Memory Care 36 $500/bed $18,000
Apartments
Rental Twin Homes 16 $5,000 each $80,000
Total $478,000
Engineering Conditions:
1.The estimated Surface Water Utility fees are $125,691.69. These shall be due with the
final plat.
2.The applicant must prepare an operations and maintenance manual that provides for the
protection and preservation of the stormwater best management practices (BMPs) to
provide for the designed water quality benefit in perpetuity.
3.The applicant must enter into a maintenance agreement with the city and record that
agreement against the property.
4.The applicant must dedicate public drainage and utility easements over the BMPs.
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Planning Commission Summary – April 18, 2017
Planning Conditions:
1.Approval of the subdivision request is contingent upon approval of the PUD amendment
and Site Plan application.
All voted in favor and the motion carried unanimously with a vote of 5 to 0.
Madsen moved, Randall seconded that the Planning Commission recommends the City
Council approves the site plan consisting of a 136-unit senior housing apartment with a
childcare center and eight twin homes, Planning Case 2017-07 as shown in plans dated
received March 17, 2017, and including the attached Findings of Fact and Recommendation,
subject to the following conditions:
Environmental Resource Conditions:
1.The applicant shall submit a revised landscape plan for approval. The revised plan shall
meet minimum bufferyard requirements.
2.Additional planting may be required along the southern half of the east property line.
3.Park grade trees are not acceptable quality and will not meet landscape standards for the
City of Chanhassen. Item #12 of the General Notes shall be deleted.
4.The applicant shall consider locating landscaping along the rain garden near the corner of
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86 St W and 101 to block headlight glare from turning vehicles.
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.Buildings must be protected with automatic fire suppression systems. As required by
Minnesota State Building Code and /or Minnesota State Residential Code.
3.An accessible route must be provided to all buildings, parking facilities, public
transportation stops and common use facilities.
4.Parking areas, including parking garages, must be provided with accessible parking spaces
dispersed among the various parking areas and building entrances.
5.Accessible dwelling units must be provided in accordance with Minnesota State Building
Code Chapter 1341.
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Planning Commission Summary – April 18, 2017
6.The building owner and/or their representatives should meet with the Inspections Division
to discuss plan review and permit procedures (in particular, type of construction and
allowable area issues must be addressed).
Fire Marshal Conditions:
1.A three-foot clear space must be maintained around fire hydrants.
2.“No Parking Fire Lane” signs and yellow painted curbing will be required. Contact Fire
Marshal for specifics.
3.Street names are required for the main road entering the project and the loop road serving the
twin homes. Street signs shall be installed prior to building construction. The current street
names proposed on the plan are Oriole Drive and Oriole Lane. The name Oriole has already
been used within the City of Chanhassen and may not be reused within this development.
Alternative proposed street names must be submitted to Chanhassen Fire Marshal and
Chanhassen Building Official for review and approval.
4.Fire hydrants shall be installed and made serviceable prior to combustible construction.
5.Prior to combustible construction fire apparatus access roads capable of supporting the
weight of fire apparatus shall be made serviceable.
6.In lieu of a fire lane to the back side of the building, additional fire protection features shall
be provided, including but not limited to Class 1 standpipes installed per Fire Department
requirements.
7.Provide to Chanhassen Fire Marshal radius turn dimensions for accessing the building. The
concern is the center islands for getting fire apparatus to the front doors.
Engineering Conditions:
1.The low area where filtration basins #1 and #2 discharge shall be modeled or the
discharge pipes shall directly tie-in to the MnDOT drainage system.
2.Plans must show the location and elevations of the Emergency Over-Flows (EOFs) on the
project, specifically for Filtration Basin #1, #2, #4 and #5.
3.Plans must show the style of home for the twin homes.
4.The stand-alone SWPPP document shall be submitted to the city for review with the final
plat documents and will be required prior to any earth disturbing activities.
5.An NPDES construction permit must be granted to the applicant prior to any earth
disturbing activities.
6.Stockpile locations shall be shown on the plans.
7.The following materials are prohibited for retaining wall construction: smooth face,
poured in place concrete (stamped or patterned is acceptable), masonry, railroad ties and
timber.
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Planning Commission Summary – April 18, 2017
8.Walls taller than six feet shall not be constructed with boulder rock.
9.Any wall taller than four feet must be designed by a professional engineer licensed in the
State of Minnesota.
10.If a wall is taller than six feet, a fence or other barrier would be required to provide
separation from any drive or walkway within 10 feet.
11.The developer’s engineer must submit documentation that the street pavement meets a 7-
ton design.
12.The developer shall incorporate the recommendations from the traffic study into their
plan set.
13.The parking lot aisles must be a minimum of 26 feet wide and the parking spaces must be
18 feet long.
14.Pedestrian ramps shall meet ADA requirements.
15.If required by MnDOT, the applicant shall obtain a LUP for the trail connection on
MnDOT right-of-way.
16.All water main and sanitary sewer main constructed in this project shall be privately
owned and maintained and must meet the city’s requirements for public utilities.
17.The plan shall use 2017 Chanhassen standard detail plates, which are available on the
city’s website.
18.This parcel has paid the city for one (1) water and sanitary service hook-up. The
additional twin home units (7) must pay a water and sanitary service partial hook-up fee
at the time of final plat. The remaining hook-up fees would be paid with the building
permit.
19.The hook-up fees for the main building are due with the building permit.
20.All work within the MnDOT right-of-way must be approved by MnDOT.
21.This site will need to be compliant with the City of Chanhassen’s MS4 permit.
22.The applicant’s engineer will continue to work with the Watershed District to update
their permit and meet requirements.
23.City staff will evaluate the design based on the requirements above until the city receives
confirmation from the Watershed District that this project will be evaluated under a
different requirement. The annual reduction by the proposed BMPs (Best Management
Practices) are 67% removal for TSS and 60% removal for TP. This does not meet the
requirements for TSS, so the design must be revised. The current design removes only
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Planning Commission Summary – April 18, 2017
20% of the required 1.1” of impervious run-off volume. The design must be revised to
meet the 1.1” volume removal.
24.The applicant shall evaluate the practicality of implementing, to the “maximum extent
practicable,” volume reducing practices including re-use.
25.The P8 model submitted shows an anticipated infiltration rate of 1.0”/hour, this is
contrary to the MN Stormwater Manual’s estimation for Type D soils: 0.06”/hour and
shall be revised.
26.The construction plans shall include filtration basin cross sections and call out
information about the iron filings.
27.The infiltrometer testing results for each basin shall be submitted to the city to verify the
infiltration rate prior to release of the security for the filtration basins.
28.Pretreatment shall be provided for all filtration basins accepting water from driving and
parking surfaces.
29.In areas where storm water is directed to the basin through a catch basin, a sump
manhole, at least three feet in depth should be used, four feet is recommended.
30.The plans shall label the sump catch basins.
31.The proposed BMPs will be privately owned.
32.Erosion control blanket shall include the swales in their entirety.
33.The design of the stormwater BMPs shall follow the guidelines of the MN Stormwater
Manual unless the City Engineer agrees to a deviation for those guidelines.
34.A planting plan for the filtration features will be required before recording the final plat.
35.Staff strongly recommends using plantings rather than seed, as seed can take up to three
growing seasons to establish. The city will not release security until the vegetation is
established.
36.It is the applicant’s responsibility to assure that permits are received from all other
agencies with jurisdiction over the project.
Planning Conditions:
1.The applicant shall work with staff to improve the screening of the southwesterly portion of
the site through the use of berming and landscaping.
2.All rooftop and ground equipment must be screened from views.
3.The site is permitted one monument sign facing Great Plains Boulevard. Sign illumination
and design shall comply with ordinance.
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Planning Commission Summary – April 18, 2017
4.Approval of the Site Plan application is contingent upon approval of the PUD amendment
and Final Plat Approval.
All voted in favor and the motion carried unanimously with a vote of 5 to 0.
PUBLIC HEARING: CODE AMENDMENT-STABLES.
MacKenzie Walters presented the staff report on this item. Commissioner Tietz asked for
clarification on what happens if a property is sold, and the difference between a grassed and dry
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pasture. Chairman Aller opened the public hearing. Dr. Carissa Haverly, 950 West 96 Street, a
veterinarian licensed to practice in the State of Minnesota and a current stable permit holder,
asked for clarification that the section regarding the owner must successfully complete an Equine
Management Program has been removed, explained that under Definitions a colt is actually a
immature male horse so it is not needed, and stated her concern with the square footage
requirements for accessory structures. Bill Schubert, 9610 Meadowlark Lane stated he did not
understand the provision that if you don’t have a horse for one year the stable permit becomes
null and void, asked for clarification of the stable permit worksheet, and fencing regulations.
Chairman Aller closed the public hearing.
Tietz moved, Yusuf seconded that the Chanhassen Planning Commission recommends the
City Council adopt the attached ordinance amending the Chanhassen City Code
concerning stables with the noted modifications to be made by staff prior to City Council.
All voted in favor and the motion carried unanimously with a vote of 5 to 0.
APPROVAL OF MINUTES:
Commissioner Yusuf noted the summary Minutes of the
Planning Commission meeting dated April 4, 2017 as presented.
COMMISSION PRESENTATIONS.
None.
ADMINISTRATIVE PRESENTATIONS.
Kate Aanenson discussed updates from the March
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13 City Council meeting, the future Planning Commission agenda item schedule, and items that
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will be discussed with the City Council at their joint work session meeting on April 24.
Yusuf moved to adjourn the meeting. All voted in favor and the motion carried
unanimously with a vote of 5 to 0. The Planning Commission meeting was adjourned at
8:15 p.m.
The Planning Commission continued with an open discussion of the 2040 Comprehensive
Plan pertaining to sewer, transportation and water and an update on the 2040
Comprehensive Plan schedule.
Submitted by Kate Aanenson
Community Development Director
Prepared by Nann Opheim
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