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PC Staff Report ` A y 0 PC DATE: 4/18/2017 CC DATE: 5/8/2017 CITY OF CHANHASSEN ti REVIEW DEADLINE: 5/16/2017 q h 'i A S S CASE#: 2017-07 BY: Al-Jaff, et al. PROPOSED MOTION: "The Chanhassen City Council approves a Planned Unit Development Amendment to the existing standards (Mission Hills PUD), Site Plan Approval for the construction of a 136-unit multi-tenant senior housing apartment building, eight twin homes(16 independent living units) and a daycare center, and Preliminary Plat approval to replat 8.64 acres into Lot 1,Block 1, Mission Hills 3rd Addition, on property zoned Planned Unit Development(PUD) and located at 8600 Great Plains Boulevard(Outlot E,Mission Hills); and adoption of the attached Findings of Fact." SUMMARY OF REQUEST: The applicant is requesting a Planned Unit Development amendment,replat of 8.64 acres into one lot, and site plan review for the construction of a four- story senior housing apartment, eight twin homes and a daycare center. 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. (On February 23, 2015,the Chanhassen City Council approved a Planned Unit Development Amendment to the existing standards (Mission Hills PUD), Site Plan Approval for the construction of a 134-unit multi-tenant senior housing apartment building and nine twin homes, and Preliminary Plat approval to replat 8.64 acres into Lot 1, Block 1,Mission Hills 3rd Addition,on property zoned Planned Unit Development (PUD)and located at 8600 Great Plains Boulevard(Outlot E,Mission Hills). On February 22,2016,the Chanhassen City Council approved the final plat, development contract and construction plans for Mission Hills 3rd Addition subject to the conditions. These documents were never recorded and the approval lapsed.) LOCATION: 8600 Great Plains Boulevard(Outlot E,Mission Hills) North of Highway 212, east of Great Plains Boulevard and southwest of 86d' Street APPLICANT: Sperides Reiners Architects, Inc. Mission Hills Senior Housing Owner, LLC Eric Reiners Michael Hoagberg 4200 W. Old Shakopee Road 17550 Hemlock Avenue Bloomington, MN 55437 Lakeville, MN 55044 P: 952.996.9662 952.378.4386 E: eric@sra-mn.com mhoagberg@a,headwatersdevelopment.biz PRESENT ZONING: Planned Unit Development Mixed Use—PUD, Mixed Use 2030 LAND USE PLAN: Mixed Use ACREAGE: 8.64 Acres (376,358 square feet) DENSITY: 17.5 Units per Acre Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 2 of 36 LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city has a relatively high level of discretion in approving amendments to PUDs 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. The city's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets these standards, the city must then approve the site plan. This is a quasi-judicial decision. PROPOSAL/SUMMARY The request consists of multiple applications to facilitate the construction of a four-story senior housing apartment building that contains a child daycare, eight twin homes and a daycare center. The requests include a Planned Unit Development Amendment to existing standards, a site plan for an apartment building that houses a daycare, twin homes and a subdivision to replat an outlot into a lot. The site is located North of Highway 212, east of Great Plains Boulevard and southwest of 86th Street. The site is zoned Planned Unit Development-Mixed Use. Sewer and water are available to the site. Access to the parcel will be gained off of 86th Street. The applicant scheduled a neighborhood meeting on April 13, 2017 to brief the neighborhood within 500 feet of the subject site on the project and seek comments and suggestions. (report continued on next page) Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 3 of 36 .-------- ,, itifr p A45;$ qo; 8451• '�,. . Y 44 r c 410 '� 8471 t Y (8481 � ' • f. ,,..,. .. ,,,, ,, _ 4 4 A IC" �+sr !/ `U 85,2' r •85208504. r 6.`c 1 r, 470 h1R�l. kv ••• 8504 a, �f x8544~Y 8521 a` 8524‘• / . A + e _•> t � 5�80�85�) 8525�'.5y5i )� � � • r / • 8510 i'^507. 4., (;`�52 `57671 .4', .• :.5 �.'`` 1' '' ar . " i �, 54S.5/5.%/8,42 1t Dpf ��44 r 3. f_ •, & 85. 850.3'; f e \t> .5406 sf t 5\ 588y 581 5,t2 528520 • •k..•: ..� , S "1": `58:1;::14,55:71/455 5 5r,�5 `'+V 1,11-4 -1 512 r. P �'f.gy p_#- y , , ' r_ e` 4r 589)5 ''544 ••24,0 5f - fi5G0_ I 54,/573. 55;'e3/3. iS„48'+ o 1� ;77 ..7� 52115y552,511 �\ SC ,.,.rYw :5541' ,! )'� 5.� s561/'y 52q 5t�y � • +f f � , �.} �p521 5:1"1---(573 5i:475a I s s s . . t., 111113111 • 597;: v598 'i .„ ' '� , t 595'. 594'' k Jh' , +'ti'R ® 593' 4 582. , ) & 1i4 r YtS i',3 Vet r a r 4,. .A' r,F', 8600 58�,r •578 4.rht J.' • '558813: e566'1577 5gy r• ',AR rfAN,) if( SUBJECT ' ,581. •' ,,555.5 y-5 ..t_4.35,., + •4,i'.7.46.3, PROPERTY . -,,,,579:k.' x579° i`r58550g 5 5530�4L644'., 6, 4'-'24-4 i ' 580376567 4 ''SG8.554 5252 ••`."4,6:56“ 563757•7‘2.-• 503 495'475 F' �d c(. / __),...3'1 , 5,�5. �4. ... 476 418.45 ) 3,,+N i 5135?- .ARMANDD c 458 I1, 212 The following is a summary of the requests: 1. Planned Unit Development Amendment: The first request is to amend the ordinance regulating the use on the site from Commercial to Residential and/or Commercial. 2. Subdivision/Preliminary and Final Plat: The second request is for subdivision approval to replat 8.64 acres into a lot. 3. Site Plan: The final request is for a site plan to construct a four-story, 136-unit senior housing apartment building that houses a daycare center and eight twin homes. Site coverage is averaged over the entire development. This is permitted under the PUD ordinance (Section 20-505 (e)). The total Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 4 of 36 permitted site coverage is 50 percent. The proposed development has a total hard coverage area of 47.8%. The design of the building is attractive and is proposed to be constructed of high-quality materials. They include masonry, painted siding, and exterior finish and insulation system (E.I.F.S.) and the structures will have sloped shingle roofs. The twin homes will reflect some of the architectural elements of the apartment building yet maintain their individuality. All elevations that can be viewed by the public have received equal attention. Parking is buffered from views by buildings and landscaping. Sidewalks and trails allow for connections between the subject site and the surrounding buildings and separates pedestrian from vehicular traffic. Access to the site is provided via West 86th Street. There will not be direct access to Highways 212 or 101 (Great Plains Boulevard). 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, subdivision and planned unit development amendment with conditions as outlined in the staff report. APPLICABLE REGULATIONS Chapter 18, Subdivisions Chapter 20,Article II, Division 2,Amendments Chapter 20,Article II, Division 6, Site Plan Review Chapter 20,Article VII,Planned Unit Development District Chapter 20,Article XXIII, Division 9.—Design Standards for Multifamily Developments (report continued on next page) Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 5 of 36 wippiiiiiii I 71 I IF ' IP; BACKGROUNDPir Rice Ma The Land Use Plan designates i Lahr Susan The Lake P. areas around the Highways G OHW 881.8 w '', ` Ri 101/212 interchange as mixed : S 't�,� Marsh i. use. This category has been . .�-i�1`e�'. 6�,T,„A. OH established to accommodate ` it • ®11�;��either commercial or hiRy,,- Irl' '�dik- ; 'T'(.. ..0;000, -4' SUBJECT s E density residential t PROPERTY I10W ATWAgrry)-��/'�� r,, Y Marshlandraa �developments. The high- Q -_ ti j...��1 Via^K9 .CRT densitycategory,which "1 i " !. . ..,[ J��,ane � � ._.. g rY� moi ♦ .� � includes units with a maximum .'�,t� . - �,.7�n•� i.r --,„...,,-171 net density of 16.0 units per h;t4#�1q�w ,,!'�- MtssIo<, AY4t�E ' =� K J', .. 6RICE CRT acre, accommodates apartments .> •/‘•:414',127.9 V - -- i' ' ..- 1� 1�(�+,, 8 May6eMCoutt '-'iand hl er density i ��: iipriv, 9 tis n Rids b" density v. �0�1d ' 10 FriCrtf 6 condominium units,but would VIA* L. ei r ;,r.■, anhas dr also permit the development of ills a ^• F11 ,,' °� townhome-type units. rk u k am SpringReW' i The Mission Hills development was approved prior to the realignment of CSAH 101 (Great Plains Boulevard) and the construction of Highway 212. The subject site was platted as an outlot to accommodate this road work, which has since been completed allowing the site to be developed. On October 24, 1994,the City Council approved the following: • Rezoning the site from RSF to . PUD (#93-4). The uses within ••. the PUD allowed for Low �j ,-•` '1'4f '"'".•04. Density Residential at the ` 4%. ; y northeasterly portion, Medium ..- �` -:i ,-.,,/... .,..1 r Density along the center of the � ' �' site and Neighborhood ;,' Commercial along the ` southwesterly portion; ' � " • Final plat of Mission Hills for .1',1 . •`rr_ . 16 single-family lots and 75 .a -� 10 I g Y E,�� E� r_,ilitii�t , j� . medium-density lots to '; y, ,t . accommodate a total of 210 fi • mmerc .. units and an outlot for future commercial development; and — _ 101 AO .e, 0 • Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 6 of 36 • Site Plan#94-5 for the construction of 194 townhouses. The site permitted a total of 212 units within the medium density section of the site. The total number of units built was 194 units(18 units remaining). The low density residential section of the site allowed 34 units. The total homes built were 16 (18 units remaining). The Planned Unit Development Ordinance allows the transfer of density within the boundaries of a PUD. These remaining unused units are proposed to be transferred to the proposed senior housing site to accommodate the proposed 136-unit apartment building and eight twin homes. Total Acres Density #of Units Permitted #of Units Built Low Density 8.5 4 units per acre 34 16 Medium Density 26.5 8 units per acre 212 194 Total 246 210 On February 23, 2015, the Chanhassen City Council approves a Planned Unit Development Amendment to the existing standards (Mission Hills PUD), Site Plan Approval for the construction of a 134-unit multi-tenant senior housing apartment building and nine twin homes, and Preliminary Plat approval to replat 8.64 acres into Lot 1, Block 1,Mission Hills 3rd Addition,on property zoned Planned Unit Development(PUD) and located at 8600 Great Plains Boulevard (Outlot E, Mission Hills). On February 22,2016,the Chanhassen City Council approved the final plat, development contract and construction plans for Mission Hills 3rd Addition subject to the conditions. These documents were never recorded and the approval lapsed. 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 PUD amendment. The building must comply with the Development DesignStandards for Mission Hills. +" A PUD is requiredtobe developed to a higher ,J- -•'' � quality than other projects. Site coverage is ► ', C,. averaged over the entire development. This is 40- permitted under the PUD ordinance (Section 20- V 505 e The total permitted site coverage is 50 ,77 �' percent. The proposed development has a total hard coverage area 47.8%. , The site plan request is for the construction of a "?` four-story senior housing apartment building that contains a daycare center and eight twin homes. In '3 c.3 order to accommodate those residential units, the - , ; 4:,_ planned unit development standards pertaining to `�) ,_ . - I uses on the subject site will need to be amended. TRUX FOGNIVAY NO 172 Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 7 of 36 The proposed daycare is proposed 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. Sidewalks and trails allow for connections between the subject site and the surrounding buildings and separates pedestrian from vehicular traffic. Access to the site is provided via 86th Street. There will not be direct access to Highway 212 nor Great Plains Boulevard. Parking is proposed along the middle of the site and below the apartment building. It is buffered from views by the buildings and landscaping. The minimum setback in the PUD district is 50 feet from the residential district. The apartment building maintains a minimum of 90 feet at the closest point to the westerly property line and J.'"`s"':: SRa increases to 110 feet. There is a 20-foot parking and drive aisle r° `' setback from all exterior property lines. The proposed development complies with the required setbacks. The trash enclosure will be located within the underground parking area serving the apartment building. The design of the building is k attractive and is proposed to be constructed of high-quality ® I O O materials which include masonry, Q painted siding, and exterior finish and insulation system(E.I.F.S.) and the structures will have sloped sue 11111 shingle roofs. All elevations that can be viewed by the public have �" `:;' received equal attention. • ® ® ®I Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 8 of 36 The building has pronounced entrances, utilizes durable exterior materials, and exhibits articulation. All elevations have received well-articulated attention to ..,,L,*:- detail. _.I. MAN DIMDN&ENTRY YESTEIR.L-/,NV DRIVE NMNTR(JwOPY M .-Y1{IUNCI! 11' ,'F , :w.iilliiMa IR RR Oat ■1{I pZ, wri.r.. vt m 'i,�,>t .1i )11,16 ER it ee imee tta a it I f i' AERIAL VIEW FROM NEST Al. I- % ,,�j ) Tom" " i�"l 9 Oki,""" ri- .. eM{Jk1 "U • MAN @UNMAN&ENTRY VMT1EULr AND 77RNE UNDER CANOPY WY(OF MAIN MONUMENT SIGN ALONG RIGNINAY 701 L 1 1-11-.11Z-* 1 it- :t1 : - • - 1' S _ -. • _ -.. AERIAL VIDV FROM NORTHEAST �� it ',i.� ,` p �,t _ L e , ®� II _ 1 all – '� k , Mil i e . .s ? ,fk-�, •..111.A..! — Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 9 of 36 ,f es, s P P " ii.r+ik Ills,r,!,ftK ri ¢' his ,,, �.� --- - MISSION HMIS e.w1oX❑tvtna !Ii —M.rte f:il ;;':T-I ROM THC MAIN CNTSY VINE .:fli • •. ,A1 '"QV- .• k. - - •II .:-.; vv,OF 51TE HIGHYVAY 101._11T PAST SOUND NULL _AWLS ._aldbI- --ea. . $ r , W il i ++ 1 __ .OF SITE FROM'INC CORNER 01'86TH STREET rEST ANO HIGH/NAY 101 The eight twin homes will be located along the / O, northeasterly portion of the site. The design and �• 6� colors used on the buildings will complement ir: . the apartment building and remain within the 1 m_ same color family,however; each unit will have / /e�` j some unique features. � : ''v Utilizing the basic building footprint, the /. ;` - .. ' �� applicant modified the exterior components and / -.) t' .52/ \ '. • colors to create four unique yet compatible >_ , ; ,• �• design options for the twin homes. The location ila ,, ��' ,. each designtype is placed within the layout ,: , - --;\' of yp of eight buildings to create a maximum .'. " .,' :) ",,>I)/ separation between each design option. - Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 10 of 36 _ Design Option#1 Features color scheme#1 with a shed roof -- design over the front bay window,tapered siding column at front walk and standard garage door. s _ 4,' Design Option#2 Features color scheme#2 with a gable roof design over the front bay window, square four- post column at front walk and garage door with h transom windows. Ns f �t=� , , e _,,--1 k., * __ • Design Option#3 Features color scheme#1 with a gable roof design over the front bay window, square four- II I ', i ''A inririllirr- P column at front walk and standard garage 0 ioireig, -- ---1--- -L'__--=.! iii door. 1 crr Design Option#4 Features color scheme#2 with a shed roof '` s _ design over the front bay window, tapered siding column at front walk and garage door with / transom windows. I . _ Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 11 of 36 The total number of units proposed on the site is 136 units housed in the apartment building and 16 units in nine twin homes. When the Mission Hills development was created, the development was allowed a density of: Area #of Units Permitted #of Units Built Total Remaining Medium Density 26.5 212 194 18 High Density(subject Site) 8.64 138 0 138 Total 35.14 350 194 156 The total number of units proposed is 152. The PUD ordinance permits the transfer of density within the boundaries of a development. Staff is recommending approval of the transfer of the remaining medium density to the high density site to accommodate the proposed development. The day care component which will be housed inside the apartment building is a complementary use for the senior housing and is intended to promote intergenerational interaction which has proven beneficial for both children and older adults. 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. The development is permitted one monument sign. The total sign area may not exceed 24 square feet and 5 feet in height. A sign is proposed along the west facing Great Plains Boulevard. This sign is in a"V" shape. MONUMENT ARCHITECTURAL 24 SO.ET. ELEMENTS -------- --- � MONUMENT ARCHITECTURAL ELEMENTS �.:■ ION PANEL - I SION HI 'L S I.J AVG.GRADE MINIM-- ----_�_s •---_- The city code allows double-faced signs if the angle between the two faces does not exceed 45 Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 12 of 36 degrees. The plans reflect a 30-degree separation. City code limits the number of monument signs to one per lot. The total area of the monument signs is 24 square feet and the height is 5 feet which is in keeping with the district regulations. PARKING The ordinance requires one parking space per twin home unit for a total of 16 spaces. The applicant is providing 16 spaces. The ordinance requires one parking space per independent living apartment unit. Sixty-six spaces are required and provided. The ordinance requires one parking space per three assisted-living units. Twelve spaces are required and provided. The ordinance requires one parking space per employee. The applicant is providing 24 spaces. The ordinance also requires one space per four units. The total number required is 38. The applicant is providing 38 spaces. The ordinance requires on space for every 6 children in the day care. The space is designed to allow for a maximum capacity of 90 children. This translates to 15 spaces which are provided. The total number of spaces required is 186 which is the number provided by the applicant. ARCHITECTURAL COMPLIANCE Size,Portion and Placement Entries: The building has pronounced entrances. Articulation: The buildings incorporate adequate detail and have been tastefully designed. The architectural style is unique to the buildings but will fit in with the surrounding area. The buildings will provide a variation in style through the use of masonry,painted siding, and exterior finish and insulation system (E.I.F.S.) and the structures will have sloped shingle roofs. The building utilizes exterior materials that are durable and of high quality. Signs: All signage must meet the sign criteria in the Planned Unit Development Ordinance prescribed for this development. 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 ranges in height between 14 and 51 feet. The number of stories ranges between one and four stories. The setback of the building exceeds the height of the building which will allow Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 13 of 36 for a balanced appearance and will not appear imposing. The roofline is staggered and contains dormers which adds articulation to the design of the buildings. All rooftop equipment must be screened from views. Facade Transparency 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 building. Recycling space and other solid waste collection space should be contained within the same enclosure. 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 terms of location and number of access points to the public streets, width of interior Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 14 of 36 drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (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. Finding: The proposed development is consistent with the city's design requirements, the comprehensive plan,the zoning ordinance and the site plan review requirements. The site contains a number of outdoor seating areas and walking paths that connect to city trails. The overall design provides adequate open space. The design incorporates the curb appeal criteria listed in the city code which includes: (1) Orientation to the street or access road: (a) Setbacks (b) Spacing between buildings and view sheds. (2) Architectural detail/decorative features. (a) Windows. (b) Flower boxes. (c) Porches,balconies,private spaces. (d) Location and treatment of entryway. (e) Surface materials, finish and texture. (f) Roof pitch. (g) Building height and orientation. (3) Location of garages. (4) Landscaping including fencing and berming. (5) Street lighting. (6) Screening of parking, especially in apartment and condominium developments. (7) Variations/differentiations in units including,but not limited to, color,material, articulation etc. 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 approved development for this 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. PROJECT UNDERSTANDING The applicant is proposing 8 twin homes, 136 unit senior housing structure and a daycare center for 90 children on an 8.64 acre parcel of land. As part of the development, the applicant is Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 15 of 36 requesting that the zoning be changed to PUD-Residential. The land is currently in agricultural production. SITE CONSTRAINTS Wetland Protection The City of Chanhassen Wetland Inventory and the National Wetland Inventory do not indicate the presence of any wetlands on the subject property. A review of historic aerial photographs and on-site observations supports the conclusion that there are no wetlands on the subject property. Bluff Protection There are no bluffs on the property. Shoreland Management A significant portion of the subject property lies within the shoreland district for Lake Susan. The development will need to meet the PUD requirements for the DNR shoreland rules. This includes having a minimum of 50%preserved as green space; they are proposing just over 53%. In addition,they must meet the minimum standards for stormwater management and erosion prevention. They have provided a stormwater management plan and an erosion prevention and sediment control plan. By meeting the requirements of the city and the Watershed District the applicant will have satisfied the DNR standards. Floodplain Overlay This property does not lie within a floodplain. Bluff Creek Overlay This property does not lie within the Bluff Creek Overlay District. SITE GRADING: GRADING AND DRAINAGE Currently the site has three drainage areas. The majority of the site either drains north to 86th Street West or south to the Right-of-Way for MN T.H. 212. Approximately 16%of the site drains to the east to Mission Hills with much of this watershed making it to a storm water pond located at the intersection of Mission Hills Way and 86th Street West. Under the proposed design,the site is divided into seven drainage areas that will leave the site at three distinct locations. A majority of the site will be treated and discharged to existing storm sewer systems: at the intersection of Great Plains Boulevard and 86th Street West, or the SW corner of the site goes either under Great Plains Boulevard and discharges onto 8601 Great Plains Boulevard, or enters the MnDOT stormwater system for TH 212. 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. Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 16 of 36 Any discharge to MN/DOT or work within their right-of-way will require MnDOT approval and permitting. 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. Plans must show the style of home for the twin homes. SITE GRADING: EROSION PREVENTION AND SEDIMENT CONTROL An erosion control plan consistent with Section 19-145 of city code will be required. This development exceeds the threshold for the NPDES Construction Permit. A Surface Water Pollution Prevention Plan(SWPPP) will be required for review and approval. Many of the elements required in the SWPPP have been included in the Grading, Drainage and Erosion Control Plan sheet C100 and SWPPP plan sheet C500. The city has checklist of required SWPPP elements. This checklist will be made available to the applicant and the consulting engineer for use in their preparation of the SWPPP. The stand-alone SWPPP document shall be submitted for review with the final plat documents and will be required prior to any earth disturbing activities. The NPDES construction permit must be granted to the applicant prior to any earth disturbing activities. Stockpile locations shall be shown on the plans. A planting plan for the filtration features will be required before recording the final plat. 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. RETAINING WALLS The developer is proposing one retaining wall along the south of the proposed,main building and one retaining wall around the northern-most twin home. 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. Walls taller than 6 feet shall not be constructed with boulder rock. Any wall taller than 4 feet must be designed by a professional engineer licensed in the state of Minnesota. The southern wall is approximately 360 feet long, with a maximum height of 19.5 feet. It runs parallel to the walkway around the southwestern side of the main building. The plans show a guardrail along the top of the wall to provide separation from the sidewalk. The northern retaining wall is approximately 200 feet long with a maximum height of 5 feet. This wall wraps around the northern most twin home,running between the home and Infiltration Basin#5. Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 17 of 36 TRAFFIC STUDY The developer commissioned a traffic study to determine what impacts the proposed development would create compared with not developing the land. The study also reviewed the maximum build-out of the site for the proposed zoning: residential apartment building. The results of the study show that the intersections of CSAH 101 and Lake Susan Drive, CSAH 101 and W. 86th Street, and W. 86th Street and Mission Hills Drive would have a negligible change in Level of Service and all the studied intersections are expected to function at acceptable levels. The city has been contacted by the Mission Hills Gardens Homeowners Association. This HOA is located nearby on the north side of W. 86th Street. The two letters staff has received are included in this report. From these letters and a discussion with their Vice-President, the HOA's main concern is with, not an increase in delay from traffic,but the safety of the left turn from W. 86th Street onto CSAH 101, intersection design as it exists today. Carver County cited that the intersection of CSAH 101 and W. 86th Street may need future improvements. City staff will continue to work with the County to determine if improvements at the intersection are warranted at this time. Staff also received notice that residents were concerned about the visibility around W. 86th Street curves when cars are parked on that street. Staff completed a sight distance analysis and determined that the sight distance at the intersection of Mission Hills Drive and W. 86th Street is restricted when cars are parked on the north side(per the MnDOT Roadway Design Manual). On February 23, 2015, the City Council approved designation of a"No Parking"zone on a portion of West 86th Street. STREETS The proposed plan consists of two private streets, Oriole Drive and Oriole Lane, to provide access to the nine twin homes and the main building and parking lots. The developer's engineer must submit documentation that the street pavement meets a 7-ton design. The developer shall incorporate the recommendations from the traffic study into their plan set: o Special consideration should be made to limit any sight distance impacts from future structures, landscaping, and signing. o When designing internal traffic controls, incorporate improvements based on guidelines established in the Manual on Uniform Traffic Control Devices. In particular, it is important to identify traffic controls at intersections between internal roadways/driveways to minimize vehicular conflicts and driver confusion. o Implement stop control at the site access to 86th Street to reduce the potential for driver confusion. o Review truck turning movements to ensure that large vehicles have adequate accommodations to negotiate internal roadways. Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 18 of 36 o Implement one-way operations at the main entrance to the senior living facility primary parking lot. Continue one-way operations into the facility pick-up/drop-off zone to provide an orderly flow of traffic. o Modify the raised median at the 86th Street/Mission Hills Drive intersection and stripe 86th Street to help delineate the travel/turn lanes. PARKING&WALKWAYS The site plan includes two parking lots for the main building and a smaller parking lot for the twin homes. The parking lot aisle of the twin home lot must be a minimum of 26 feet wide and the stalls shall be 18 feet long. The plans include sidewalks and trails throughout the property. The pedestrian ramps shall meet ADA requirements. Railing shall be provided near retaining walls taller than 6 feet. MnDOT may require a Limited Use Permit(LUP) for the trail connection within MnDOT right- of-way. WATER MAIN AND SANITARY SEWER MAIN—PRIVATE UTILITIES 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. The plan shall use 2017 Chanhassen standard detail plates, which are available on the city's website. The plans call for 8" C900 water main and 8" SDR 35 sanitary sewer main to connect to the services stubbed out in the city's previous utility projects on W. 86th Street. ASSESSMENTS This property was assessed and has paid in full for property assessments for the projects that constructed water main and sanitary sewer main under W. 86th Street. Currently,no assessments are owed by this property. 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. The developer shall work with the Building Department to determine the city SAC and WAC fees for the main building. The hook-up fees for the main building are due with the building permit. STORMWATER MANAGEMENT Article VII, Chapter 19 of city code describes the required storm water management development standards. Section 19-141 states that"these development standards shall be Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 19 of 36 reflected in plans prepared by developers and/or project proposers in the design and layout of site plans, subdivisions and water management features." This site will need to be compliant with the City of Chanhassen's MS4 permit. Part III D. 5 requires that new developments with a disturbance equal to, or greater than, one(1) acre must have no net-increase from pre- development conditions of stormwater discharge volume, total suspended solids (TSS) and total phosphorous (TP). The site will also need to be compliant with the NPDES Construction Permit. The site will fall under the jurisdiction of the Riley Purgatory Bluff Creek Watershed District and be subject to their stormwater management rule. This rule requires the abstraction of 1.1 inch of runoff from all new impervious surfaces and removal of 90%TSS (Total Suspended Solids) and 60%TP (Total Phosphorus). This is the same removal as indicated in Chapter 19 of city code. It is staff's understanding that this site received approval from the Watershed District in 2015 for a restricted site condition that reduces the requirements due to the unique features of the site. The applicant's engineer will continue to work with the Watershed District to update their permit. 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 applicant provided a summary of the water quality benefits of the proposed practices from the MIDS calculator. 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 applicant has concluded,based upon the geotechnical report, that the soils are predominately lean clays which have a low infiltration rate. While this is a condition under which infiltration is limited,under the requirements of both the MS4 permit and the watershed district rules, the applicant must implement,to the"maximum extent practicable"volume reduction techniques other than infiltration. The applicant states that volume storage and some infiltration will be provided below the draintile elevation of the filtration basins. The P8 model shall conform to the MN Stormwater Manual's estimation of 0.06"/hour for Type D soils. 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. The draintile shall have a grade of 0.5%to facilitate drainage flows and minimize sags. The construction plans shall include the following: cross-sections of each filtration basin with invert elevations called-out, source and quantity of iron filings, and method of mixing the filings and sand prior to placement. Staff recommends control outlets in filtration basins#3 and#5 to reduce saturated lawn conditions during basin drain-down. The current design removes only 20% of the required 1.1" of impervious run-off volume. The design must be revised to meet the 1.1"volume removal or the applicant must receive designation of a restricted site from the Riley Purgatory Bluff Creek Watershed District. Staff recommends volume reduction by stormwater re-use for irrigation purposes as a preferred Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 20 of 36 method. Given that as much as 4.5 acres could be irrigated upon final build out, storm water reuse could also result in a significant reduction in potable water use. All basins must have pretreatment of water prior to entering the feature. For those areas where curb cuts serve as the inlet,rip-rap is an effective energy dissipation method reducing the risk of scour however, it is an ineffective pre-treatment method. City staff has found pretreatment chambers, such as the Rain GuardianTM to be an effective pretreatment practice for curb cut inlets. The applicant is proposing pretreatment by grass swales and sump catch basins. 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. Staff recommends installation of Downstream Defender or Preserver on sump manholes to reduce maintenance frequency on the private stormwater system. The plans shall label the sump catchbasins. The proposed BMPs will be privately owned. However, as these will be routed to the city's storm sewer system it is in the city's interest to assure that these function as designed for their life. It is also required under the city's MS4 permit that we have a mechanism in place to assure proper operations,maintenance and function of the practices. The applicant must provide an operations and maintenance(O&M)manual to the city for review and comment. The applicant must provide a drainage and utility easement over the filtration basins for city personnel to inspect the practices and to require maintenance if the property owner is negligent in their duties under the O&M. A planting plan for the filtration features will be required before recording the final plat. 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. The design should follow the MN Stormwater Manual guidelines and recommendations wherever possible to do so. The applicant shall provide justification for any deviations from the guidelines. For instance, it has been staff's experience that filter socks around drain tile are prone to failure. The Minnesota Stormwater Manual recommends bedding the underdrain in#57 stone and using a choker course above the bedding. Surface Water Management Fees Section 4-30 of code sets out the fees associated with surface water management(SWMP). The fee is based on land use type and are intended to reflect the fact that the more intense the development type,the greater the degradation of surface water. The daycare SWMP fee is pro- rated at the commercial rate and the senior living is pro-rated at the high-density residential rate. The city gives credit toward the SWMP fee of 25%for volume reduction of 1.1". However,the proposed design only removes 20% of the required 1.1", so the credit is $6,625.59. Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 21 of 36 This fee calculation is shown on the table below: Acres (pro-rated based on building square Per Acre Fee footage) Totals Surface Water Management Fee for Daycare $30,600.00 0.43 $13,219.20 Surface Water Management Fee for Senior Living $14,510.00 8.21 $119,098.08 Credit 20% *of the 1.1" volume reduction ($6,625.59) Total clue at final plat $125,691.69 LANDSCAPING Minimum requirements for landscaping include 7,891 sq. ft. of landscaped area around the parking lot, 2 landscape islands or peninsulas, 31 trees for the vehicular use areas, and bufferyard plantings along the property lines. The applicant's proposed as compared to the requirements for landscape area and parking lot trees is shown in the following table. Required Proposed Vehicular use landscape 7,891 sq. ft. >7,891 sq. ft. area Overall trees required for 31 trees 31 trees vehicular use area Landscape islands or 2 islands/peninsulas 2 islands/peninsulas peninsulas/parking lot The applicant meets minimum requirements for trees and landscaping in the parking lot/vehicular use area. Bufferyard requirements: Required plantings Proposed plantings Bufferyard B—north 4 Overstory trees 4 Overstory trees prop. line, 240' 9 Understory trees 6 Understory trees 14 Shrubs 16 shrubs Bufferyard B—south 5 Overstory trees 4 Overstory trees prop. line, 540' 10 Understory trees 10 Understory trees 20 Shrubs 20 Shrubs Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 22 of 36 Bufferyard A—east prop. 6 Overstory trees 6 Overstory trees Line, 650' 6 Understory trees 5 Understory trees 12 Shrubs 20 Shrubs Bufferyard B—west 20 Overstory trees 20 Overstory trees prop. Line, 1000' 30 Understory trees 16 Understory trees 50 Shrubs 10 Shrubs The applicant does not meet minimum requirements for bufferyard plantings. Underplanted areas are shown in italics. Staff recommends that the applicant meet minimum requirements for landscaping for the development. The east property line buffer is short only one tree,but the existing trees now serving as a buffer for the Mission Hills development are schedule to be removed and graded according to plans. Staff recommends that the south half of the east buffer yard area receive further review for additional plantings. The applicant should also consider locating landscaping near the corner of 86th St W and 101 to block headlight glare from turning ....,Susan ,1 vehicles. The corner unit is exposed to ii�4 incoming light from turning vehicles and buffer plantings outside of the sight ; } ,0%,..,triangle could help alleviate the issue. ° i 4 As noted in the Landscape Plan General ' Subject ri t .:-1.- 1 i .SII! .. - .. Notes, 'park grade' trees are to be _�, . provided(item#12). This type of plant ,. : . ,,, - material does not meet city standards and j' is unacceptable. Item 12 of the general notes shall be deleted. f ' � C1 � rP O� ' 0 ,Rt VU IA NHASSE". I e' vr... NIU SPARK •,' :01 " PARKS M, ,' --__- 18 1, -.._ LYMA"ELM" This property is located within the 1/2-mile neighborhood park service area for / l nap , 1h,. .�ILh/!1 t�Y","1. Chanhassen Hills Park.Residents of the V E . ,.''' Mission Hills Senior Living community will have convenient access to this publicly ~`. """+. maintained recreation facility. Chanhassen (" Hills Park is eight acres in size and features 1 a playground,basketball court,picnic i SANOIMER[ -c&i uu n' shelter,ballfield,benches, and walking SPARK trails. Off-street parking is also available on j Chanhassen Hills Drive South. Bandimere ir ! , Community Park and Lake Susan Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 23 of 36 Community Park are both located within the one-mile community park service of the new Mission Hills Senior Living housing. These two parks are more robust in their recreation facility offerings, including features such as a fishing pier,boat landing,tennis courts, soccer fields,and extensive walking trails. No additional parkland acquisition is being recommended as a condition of this subdivision. TRAILS The subject site has convenient access to the public trails along Great Plains Boulevard,the three- mile Rice Marsh Lake Trail Loop, and the lakeside trail route to Lake Susan Park.No additional trail construction is being recommended as a condition of this subdivision. PLANNED UNIT DEVELOPMENT AMENDMENT The site is zoned Planned Unit Development. The designation for the southwesterly portion of the site is commercial. The land use plan designates the site for Mixed Use Development. This category allows commercial uses meeting the daily needs of a neighborhood and/or high-density residential uses. Amending the PUD ordinance regulating this site will be in keeping with the comprehensive plan. Staff is recommending approval of the amendment and adoption of the revised standards. PLANNED UNIT DEVELOPMENT AMENDMENT 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 action 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. Finding: The site is guided mixed use (residential and neighborhood commercial). An apartment building with a daycare facility and townhouses are a permitted and a reasonable use in this location. b) The proposed use is or will be compatible with the present and future land uses of the area. Finding: The proposed use is and will be compatible with the present and future land uses of the area through the implementation of the design standards, landscaping, architecture, etc. c) The proposed use conforms with all performance standards contained in the Zoning Ordinance. Finding: The proposed use will conform with all performance standards contained in the Zoning Ordinance such as design standards, signage, durable materials,uses, etc. Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 24 of 36 d) The proposed use will not tend to or actually depreciate the area in which it is proposed. Finding: The proposed use will complement the surrounding area and will not depreciate it. e) The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. Finding: The site is located within the Municipal Urban Service Area. The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. f) Traffic generation by the proposed use is within capabilities of streets serving the property. Finding: Based upon traffic studies conducted by the applicant's traffic engineer,traffic generation by the proposed use is within capabilities of streets serving the property. SUBDIVISION The developer is requesting preliminary plat ' ,y" /44I5S70N' approval to replat 8.64 acres into one lot—Mission ,..: =-== i' / Hills 3'd Addition. Lot 1 is proposed to house an ; '�""""" apartment building with a daycare and eight twines--�� ;' r: if; homes. 7 .FJ ,.Mi1.II. "'• The ordinance states, "All lots shall abut for their full "-- . required minimum frontage on a public street as w" — --gm-_ — ,- - required by the zoning ordinance; or be accessed by a ,/ private street; or a flag lot which shall have a '�: ;' , Lot 1, minimum of thirty feet of frontage on a public , a P street." °Block 1 The lot has street frontage. Access to the lot is gained from a curb cut off of West 86th Street. I = The subdivision request is a relatively * � straightforward action and staff is recommending approval with conditions. 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. Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 25 of 36 Finding: The subdivision meets the intent of the city code subject to the conditions of the staff report and the PUD. 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. Findin 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. Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 26 of 36 COMPLIANCE TABLE Lot Ordinance Requirements Subject Site Lot Coverage 50% 47.8%* Building Height Ordinance Requirements Subject Site Principal Four-story Four-Story Building Setbacks Ordinance Requirements Subject Site West Front yard 0' 110' South Front yard 0' 35' North Front yard 0' 30' East Rear yard 50' 80' Parking Requirements Ordinance Requirements Subject Site Stalls 186 186 West Front yard setback 35' 90' South Front yard setback 35' 260' North Front yard setback 35' 150' East Rear yard setback 50' 90' RECOMMENDATION Staff recommends the Planning Commission adopt of the following three motions: 1. PLANNED UNIT DEVELOPMENT AMENDMENT "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 (amendments are shown in bold and highlighted in grey) 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 Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 27 of 36 Medium Density District. Except as modified by the Mission Hills standards below,the commercial development shall comply with the Neighborhood Business District,BN. Lot 1,Block 1, Mission Hills 3rd Addition shall comply with the R-12,High Density District. b. Permitted Uses neighborhood scale-commercial, conwnience -, • , • ••- uses. Churches are a permitted use in the commercial area of this district. 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 commercial 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 commercial High Density portion of the site. This buffer shall be in the form of a berm and landscaping. The following setbacks shall be observed: 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 86th Street * 30' 20' 0'(from commercial) , , 0' (from commercial) Interior Lot Lines 50'(from residential) 0 0 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 Villas,A Condominium, Common Interest Community No. 8, 9th Supplemental filed April 10, Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 28 of 36 1996; Mission Hills Villas, A Condominium, Common Interest Community No. 8, 10th Supplemental filed April 10, 1996; Mission Hills Villas, A Condominium, Common Interest Community No. 8, 11th Supplemental filed May 7, 1996; and Mission Hills Villas, A Condominium, Common Interest Community No. 8, 12th Supplemental filed May 20, 1996; Mission Hills 2nd Addition: Area: 2,100 square feet Width: 46 feet Depth: 47 feet Mission Hills 3rd Addition: Area: 376,358.4 square feet Width: 480 feet Depth: 620 feet BLOCK USE Net Lot Density Hard Surface Area Coverage Outlot Commercial 7.72 acres Mission Hills 3rd 152 Multi-Family Addition Units/Child Daycare 8.64 acres 17.5 50% Center Block 1, Mission Hills 138 Multi-Family 18 acres 7.66 37% Units Block 4, Mission Hills 56 Multi-Family Units 8.92 acres 6.28 43.2% 1. All materials shall be of high quality and durable. Masonry material shall be used. Color shall be introduced through colored block or panels. . - . . . . . . . . - . -- 3. Block shall have a weathered face or be polished, fluted, or broken e. or coated. above materials or curtain wall on office components. :. • _ -- e . _ . .. •- Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 29 of 36 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. 6. The apartment building located on Lot 1, Block 1, Mission Hills 3rd 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 21 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. Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 30 of 36 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 COMMERCIAL One monument sign along Great Plains Boulevard shall be permitted for Lot 1, Block 1, Mission Hills 3rd Addition. . -•• • • • • . ••- . residential section of the PUD. 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. 6. No illuminated signs within Lot 1, Block 1, Mission Hills 3rd Addition the outlot may 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. Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 31 of 36 g. Lighting 1. All light fixtures shall be shielded high-pressure sodium or LED fixtures. Light level for site lighting shall be no more than one-half foot candle at the property line. This does not apply to street lighting. The maximum height of a residential street light shall not exceed 15 feet. Light fixtures within the outlot Lot 1, Block 1, Mission Hills 3rd Addition shall 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. " 2. SUBDIVISION "The City Council approves the preliminary plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission Hills 3rd 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. Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 32 of 36 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. Planning Conditions: 1. Approval of the subdivision request is contingent upon approval of the PUD amendment and Site Plan application. 3. SITE PLAN APPROVAL "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 86th 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.asn 2. Buildings must be protected with automatic fire suppression systems.As required by Minnesota State Building Code and/or Minnesota State Residential Code. Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 33 of 36 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. 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. Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 34 of 36 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. 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. Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 35 of 36 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 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 catchbasins. 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. Mission Hills Senior Living Planning Case 2017-07 April 18, 2017 Page 36 of 36 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. 4. Approval of the Site Plan application is contingent upon approval of the PUD amendment and Final Plat Approval." ATTACHMENTS 1. Findings of Fact. 2. Application and Project Narrative. 3. Mission Hills PUD Ordinance. 4. Public Hearing Notice and Affidavit of Mailing. 5. Traffic Study dated July 14, 2016. 6. Letter from MnDOT dated April 6, 2017. 7. Letter from Carver County dated April 6, 2017. 8. Neighborhood Meeting Letter dated April 4, 2017. 9. Letter from Karla Thomsen dated October 28,2014. 10. Letter from David Nickolay dated December 5, 2014. 11. Reduced plans dated received March 17, 2017. G:\PLAN\2017 Planning Cases\17-07 Mission Hills Senior Living\Staff report 2017 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES,MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Mission Hills Senior Living for the following: 1. Planned Unit Development Amendment to the existing standards—Mission Hills. 2. Preliminary Plat to replat 8.64 acres into one lot—Mission Hills 3'I Addition. 3. Site Plan Review for the construction of a 136-unit Senior Housing Facility with a Child Daycare Center and 8 Twin Homes—Mission Hills Senior Living. On April 18, 2017, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Mission Hills Senior Living for a Planned Unit Development Amendment, Preliminary Plat and Site Plan review(Planning Case 2017-07). The Planning Commission conducted a public hearing on the proposed subdivision 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 Planned Unit Development-Mixed Use, PUD-Mixed Use. 2. The property is guided in the Land Use Plan for Mixed Use. 3. The legal description of the property is shown on the attached Exhibit A. 4. 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 action 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 use is or will be compatible with the present and future land uses of the area. c) The proposed use conforms with all performance standards contained in the Zoning Ordinance. d) The proposed use will not tend to or actually depreciate the area in which it is proposed. 1 e) The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. f) Traffic generation by the proposed use is within capabilities of streets serving the property. 5. The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse affects of the proposed subdivision. The seven (7) affects and our findings regarding them are: a) The proposed subdivision is consistent with the zoning ordinance. b) The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; 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; 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; e) The proposed subdivision will not cause environmental damage; f) The proposed subdivision will not conflict with easements of record. g) The proposed subdivision is not premature. A subdivision is premature if any of the following exists: 1. Lack of adequate storm water drainage. 2. Lack of adequate roads. 3. Lack of adequate sanitary sewer systems. 4. Lack of adequate off-site public improvements or support systems. 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. 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. 2 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. 7. The planning report#2017-07, dated April 18, 2017, prepared by Sharmeen Al-Jaff, et al, is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Planned Unit Development Amendment to the Mission Hills PUD, Preliminary Plat for Mission Hills 3rd Addition, and Site Plan for Mission Hills Senior Living. ADOPTED by the Chanhassen Planning Commission this 18th day of April, 2017. CHANHASSEN PLANNING COMMISSION BY: Its Chairman 3 COMMUNITY DEVELOPMENT DEPARTMENT lalinDivision–7700 Market 17, Chanhassen, CITY OFC}LAN}L4SSEN Mailing Address–P.O. Box 147, Chanhassen, MN 55317 Phone: (952)227-1300/Fax: (952)227-1110 APPLICATION FOR DEVELOPMENT REVIEW Submittal Date: 2- ( i1 I L 1 PC Date: .J 12-` ` I t CC Date: ( ii(1 J 1 f 60-Day Review Date: `111%/ 14 Section 1: Application Type(check all that apply) (Refer to the appropriate Application Checklist for required submittal information that must accompany this application) ❑ Comprehensive Plan Amendment $600 El Subdivision (SUB) ❑ Minor MUSA line for failing on-site sewers $100 0 Create 3 lots or less $300 CI Conditional Use Permit(CUP) ❑ Create over 3 lots $600 +$15 per lot ( lots) E1 Single-Family Residence $325 0 All Others $425 0 Metes& Bounds(2 lots) $300 ❑ Consolidate Lots $150 El Interim Use Permit(IUP) ❑ Lot Line Adjustment $150 Final Plat $700 ❑ In conjunction with Single-Family Residence..$325 (Includes$450 escrow for attorney costs)* ❑ All Others $425 *Additional escrow may be required for other applications through the development contract. 0 Rezoning (REZ) ❑ Planned Unit Development(PUD) $750 El Vacation of Easements/Right-of-way(VAC) $300 ❑.. Minor Amendment to existing PUD $100 (Additional recording fees may apply) O All Others $500 ❑ Variance(VAR) $200 El Sign Plan Review $150 0 Wetland Alteration Permit(WAP) 0 Site Plan Review(SPR) ❑ Single-Family Residence $150 ❑ Administrative $100 ❑ All Others $275 0 Commercial/Industrial Districts* $500 Plus$10 per 1,000 square feet of building area: 0 Zoning Appeal $100 ( 9 thousand square feet) El Zoning Ordinance Amendment(ZOA) $500 Include number of existing employees: *Include dumber of new employees: O Residential Districts $500 NOTE: When multiple applications are processed concurrently, Plus $5 per dwelling unit( 136 units) the appropriate fee shall be charged for each application. ❑✓ Notification Sign (City to install and remove) $200 ElProperty Owners' List within 500'(City to generate after pre-application meeting) $3 per address ( 114 addresses) O Escrow for Recording Documents (check all that apply) $50 per document ❑ Conditional Use Permit 0 Interim Use Permit 0 Site Plan Agreement ❑ Vacation ❑ Variance 0 Wetland Alteration Permit ❑ Metes &Bounds Subdivision (3 docs.) 0 Easements( easements) TOTAL FEE: $2,962.00 Section 2: Required Information Description of Proposal: Adding Day Care to the inside of the Mission Hills Senior Living Apartment Building Property Address or Location: Hwy 101 and Hwy 212 Parcel#: Mission Hills Outlot E Legal Description: Outlot E of the plat of Mission Hills, Carver County, Minnesota Total Acreage: 8.64 Wetlands Present? 0 Yes 0 No Present Zoning: Planned Unit Development(PUD) Q Requested Zoning: Planned Unit Development(PUD) El Present Land Use Designation: Mixed El Requested Land Use Designation: Mixed El Existing Use of Property: Undeveloped El Check box is separate narrative is attached. — 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: Sperides Reiners Architects, Inc. Contact: Eric Reiners Address: 4200 A .Old Shakapee Rd Phone: (952)996-9662 City/State/Zip: :loo ington, MN 55437 Cell: Email: q enc@sra-mn.com Fax: (952)996-9663 Signature: Date: 3/16/17 • tie PROPERTY 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: Mission Hills Senior Housing Owner, LLC Contact: Michael Hoagberg Address: 17550 Hemlock Avenue Phone: (952)378-4386 City/State/Zip: Lakeville, MN 55044 Cell: Email: mhoagberg@headwatersdevelopment.biz Fax: Signature: _7--//..77174,;:Z--6"---- Date: 3/16/17 This application must be completed in full 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 and fees. 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: BKBM Contact: Keith Matte Address: 5930 Brooklyn Blvd. Phone: (763)843-0464 City/State/Zip: Minneapolis, MN 55429 Cell: Email: kmatte@bkbm.com Fax: Section 4: Notification Information Who should receive copies of staff reports? *Other Contact Information: ❑✓ Property Owner Via: [' Email Cl Mailed Paper Copy Name: El Applicant Via: 0 Email 2 Mailed Paper Copy Address: ❑✓ Engineer Via: 0 Email 0 Mailed Paper Copy City/State/Zip: ❑ Other* Via: 0 Email 0 Mailed Paper Copy Email: INSTRUCTIONS TO APPLICANT: Complete all necessary form fields, then select SAVE FORM to save a copy to your device. PRINT FORM and deliver to city along with required documents and payment. SUBMIT FORM to send a digital copy to the city for processing (required). SAVE FORM PRINT FORM SUBMIT FORM SRa 4200 W.Old Shakopee Rd.#220 Bloomington,MN 55437 (952) vr,e' 996.9662 SPI?"IDIS REINERS ARCHITECTS,INC. (952)996.9663-fax L11- f1 InTrQ1 TO: Sharmeen Al-Jaff City of Chanhassen 7700 Market Blvd Chanhassen, MN 55317 FROM: Eric A. Reiners,AIA PROJECT NAME: Mission Hills Senior Housing PROJECT NO: 14-040 DATE: 3/17/2017 The items below are transmitted: FOR YOUR INFORMATION VIA: MAIL FOR YOUR REVIEW MESSENGERI X FOR YOUR APPROVAL PERSONAL DELIVERY FOR YOUR USE X PICK-UPI FOR YOUR RECORDS UPS-NEXT DAYI AS REQUESTED DESCRIPTION: QTY. DATE ITEM DESCRIPTION 1 3/17/2017 Transmittal, City Application and Fee payment 7 3/17/2017 Full size drawings and 8-1/2"x 11"copies of the following: 3/17/2017 Project Narrative 3/17/2017 Geotechnical Evaluation Report 3/17/2017 Updated traffic study 3/17/2017 Proposed Lighting Cut Sheets AA, BB, CC, DD, EE, FF 3/17/2017 Proposed HydroCAD Report _ 3/17/2017 Existing HydroCAD Report 3/17/2017 Hydrology Calculations 3/17/2017 MIDS Calculator Results 3/17/2017 Hydrology Report 3/17/2017 Architectural site and building plans, site lighting, landscape 3/17/2017 Civil engineering plan, grading, drainage and utilities COMMENTS: CC: Mike Hoagberg &Greg Zoidis- Headwaters Development Susan Farr&Jill Nokleby Kaiser- Ebenezer Jeff Engelsma-Engelsma Construction a SPERIDES REINERS ARCHITECTS,INC. March 17th 2017 Transmittal Re: City of Chanhassen Mission Hills Senior Living Submittal Submitted on March 17th 2017 (7) full size and (1) 8.5"x11" of the following (1) digital copy of the proposal on CD 8 1/2"X 11"Originals Application for Development Review Form (with Check for fees) Geotechnical Evaluation Report Proposed HydroCAD Report Existing HydroCAD Report Proposed Lighting Cut Sheets AA, BB, CC, DD, EE, FF Project Narrative Hydrology Calculations MIDS Calculator Results Hydrology Report 30"x42"Sheets A0.0 TITLE SHEET PRELIMINARY PLAT SITE SURVEY C100 GRADING, DRAINAGE, AND EROSION CONTROL PLAN C200 UTILITY PLAN C300 PAVING AND GEOMETRIC PLAN C301 TRUCK TURNING MOVEMENT PLAN C400 CIVIL DETAILS SHEET C401 CIVIL DETAILS SHEET C500 STORM WATER POLLUTION PREVENTION PLAN A1.1 SITE PLAN A1.2 MONUMNET SIGN DETAILS, PATIO GARDEN FENCE DETAILS A1.3 LANDSCAPE PLAN, INSTALLATION DETAILS, PLANTING SCHEDULE A1.4 PLANTING PROFILES, RAIN GARDEN DIAGRAM, ENLARGED PLANS A3.0 EXTERIOR ELEVATIONS A3.1 EXTERIOR ELEVATIONS A3.2 EXTERIOR ELEVATIONS A3.10 CAMPUS VIEWS A3.11 CAMPUS VIEWS A3.20 TOWNHOME VILLA VIEWS AND ELEVATIONS A3.21 TOWNHOME VILLA DESIGN OPTIONS M SITE PHOTOMETRICS s B, MISSION HILLS SENIOR LIVING 01 HWY 101 AND 86TH STREET WEST CHANHASSEN,MINNESOTA [ LhI {eItegIgTEM MOJECTM/LE SHEET NM< S Qmart'tweeI 1,▪30 nEruXic MOW 0 ▪ r..11”6.001. c fltyLTOR .▪ ..� r , T t --•- W.SIO ' ;oLD'ovum,Aver , > r ^ .fi. ., 4. : . -I,1;%"wY _ Q.a.:a...F,.-�..,.. t.� z � xt y - , "r , ID ,....7r,...-1,---; .� ,*; i WT -mwIlm we °n.a b Wig WV 1.1kM11.16.1.10.13.1%.01010d gyrtg.16 P.O.0 M.111161.3.3 LOCATION MM LOCATION MIP Zx o gg1 • Z •-.. , Mt ACEI A0.0 N AIISS/ON HILLS 3RD ADD/770N FLAT FlLE N0. //9/ \ C.R. 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L Nola construct,.Gocone,s,la Gn 9n purposes or.y a��' ., .S n' : 3.Stardara rca ef pods no..a,arena —S - WA-; ._1]. - A -- LL�: PapeUp1 rdoa 4.Slardaid ouek,rcal,poLL@ Grade urVess noted oPe:wee ' PROJECT 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, 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, 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 Required Provided Independent Living Unit 1 per townhouse unit= 16 16 Assisted Living Unit 1 for every 3 assisted unit=46 84 136 total Assisted Living Units Staff(maximum shift) 1 per employee=24 33 Child-Care 1 for every 6 children of 15 design capacity of 90 children Guests&Visitors 38 TOTAL PARKING 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 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. In addition, 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 learn from 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 United/MetLife 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 86th 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 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: 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, 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. 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. 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 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. 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 became 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 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: 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, ail 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. CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES,MINNESOTA ORDINANCE NO. AN ORDINANCE AMENDING CHAPTER 20 OF THE CHANHASSEN CITY CODE,THE CITY'S ZONING ORDINANCE, BY AMENDING A PLANNED UNIT DEVELOPMENT THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS: Section 1. Chapter 20 of the Chanhassen City Code,the City's zoning ordinance,is hereby amended by amending the Mission Hills Planned Unit Development Design Standards in its entirety as follows: 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. Lot 1,Block 1,Mission Hills 3rd Addition shall comply with the R-12,High Density District. b. Permitted Uses uses. Churches are a pe - • - •- - • -• • - • • -• . The permitted uses within the development shall include the following: • Single Family Residential • Medium Density Residential • High Density Residential with a Child Daycare Center 1 c. Setbacks In the PUD standards, the building setback for commercial is 50 feet from any public right-of- way. The commercial 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 commercial High Density portion of the site. This buffer shall be in the form of a berm and landscaping. The following setbacks shall be observed: 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 86th Street * 30' 20' 0'(from commercial) 0, 0, 0' (from commercial) Interior Lot Lines 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 Villas, A Condominium, Common Interest Community No. 8, 9th Supplemental filed April 10, 1996; Mission Hills Villas, A Condominium, Common Interest Community No. 8, 10th Supplemental filed April 10, 1996; Mission Hills Villas, A Condominium, Common Interest Community No. 8, 11th Supplemental filed May 7, 1996; and Mission Hills Villas,A Condominium, Common Interest Community No. 8, 12th Supplemental filed May 20, 1996; Mission Hills 2nd Addition: Area: 2,100 square feet Width: 46 feet Depth: 47 feet Mission Hills 3rd Addition: Area: 376,358.4 square feet Width: 480 feet Depth: 620 feet BLOCK USE Net Lot Density Hard Surface Area Coverage Outlot Commercial 7.72 acres Mission Hills 3rd 152 Multi-Family Addition Units/Child Daycare 8.64 acres 17.5 50% Center Block 1, Mission Hills 138 Multi-Family 18 acres 7.66 37% Units Block 4, Mission Hills 56 Multi-Family Units 8.92 acres 6.28 43.2% 2 GOMMERGIAL or coated. above materials or curtain wall on office components. • 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 downers. 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. 6. The apartment building located on Lot 1, Block 1, Mission Hills 3rd 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. 3 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 21/2 inch caliper shall be planted within the front yard setback. These two trees shall consist of one overstory evergreen tree and one ornamental deciduous tree. 1. All open spaces and non-parking lot surfaces (outlot) shall be landscaped, or covered with plantings and/or lawn material. 2. Outdoor storage is prohibited. 3. Loading areas shall be screened from public right-of-ways. Wing wall may be required where deemed appropriate. 4. The Outlot shall be seeded and maintained in a weed free condition in all areas proposed for future development. f. Signage COMMERCIAL One monument sign along Great Plains Boulevard shall be permitted for Lot 1, Block 1, Mission Hills 3rd 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. 4 5. Consistency in signage shall relate to color, size, materials, and heights. 6. No illuminated signs within Lot 1, Block 1, Mission Hills 3rd Addition the outlot may be viewed from the residential section of the PUD. 7. Only back-lit individual letter signs are permitted. 8. Individual letters may not exceed three feet in height. 9. Only the name and logo of the business occupying the unit will be permitted on the sign. RESIDENTIAL One monument identification sign shall be permitted for the residential development. The sign may not exceed 24 square feet in area and 5 feet in height. g. Lighting 1. All light fixtures shall be shielded high-pressure sodium or LED fixtures. Light level for site lighting shall be no more than one-half foot candle at the property line. This does not apply to street lighting. The maximum height of a residential street light shall not exceed 15 feet. Light fixtures within the-eutlet Lot 1, Block 1, Mission Hills 31.d Addition shall 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. 4. The outlot light poles shall be corten, shoe box light standards." PASSED AND ADOPTED this 8th day of May, 2017,by the City Council of the City of Chanhassen,Minnesota Todd Gerhardt, City Manager Denny Laufenberger, Mayor (Published in the Chanhassen Villager on ) 5 CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Kim T. Meuwissen, being first duly sworn, on oath deposes that she is and was on April 6,2017 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 a request for PUD Amendment, Subdivision and Site Plan Review with Variances for a 136-unit senior housing structure,8 twinhomes (16 independent living units)and a daycare center on 8.64 acres of property zoned Planned Unit Development(PUD) located at 8600 Great Plains Boulevard (Outlot E,Mission Hills)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 appropria e records. Kim T. 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Memorandum SBF No.0148676.01 To: Michael Hoagberg Chanhassen Senior Living Developer LLC From: Jordan Schwarze,PE,Senior Engineer Matt Pacyna,PE,Senior Associate Date: July 14,2016 Subject: Chanhassen Senior Facility Traffic Study Update Introduction Due to site plan revisions, SRF has completed an update to the Chanhassen Senior Facility Traffic Study (dated 12/21/2014) for the proposed development located near the TH 212/County Highway 101 interchange (see Figure 1). The main objectives of this study are to review the revised site plan with regard to trip generation,access, and circulation. The updated study will include an evaluation of the potential need to improve the County Highway 101/86th Street intersection traffic control. The following information provides the assumptions, analysis, and study conclusions offered for consideration. Existing Conditions The existing conditions were reviewed to establish a baseline in order to identify any future impacts associated with the proposed development. The evaluation of existing conditions includes peak period intersection turning movement counts, field observations, and an intersection capacity analysis. Data Collection Peak period turning movement counts were collected by SRF during the week of October 27, 2014 for the Chanhassen Senior Facility Traffic Study at the following intersections: • County Highway 101 and Lake Susan Drive/TH 212 Westbound Ramps • County Highway 101 and 86th Street Note: 86th Street/Mission Hills Drive intersection volumes were derived from the County Highway 101/ 86th Street intersection turning movement counts and surrounding land use trip generation estimates. The collected year 2014 data was modified based on historical traffic volume trends in the vicinity of the proposed development to reflect existing year 2016 conditions. It should be noted that historical annual average daily traffic (AADT) volumes within the study area were provided by the Minnesota Department of Transportation (MnDOT). ONE CARLSON PARKWAY,SUITE 150 I MINNEAPOLIS,MN 55447 1763.475.0010 I WWW.SRFCONSULTING.COM \ ...„ ., 4i 1 , .2 0 101 .t....._. • SP , i, . 54. ' 1 .. ...fir• '1'. 4 .i ; " , , ,, -, ....,., . , • r .. if/ / , 494. - il. .4 At' '' .4 , 1. • .. .. . • f ,. . 014.' iit, '45t 1 F ..lt,,, „, . c. .,- l'; 4 A • t•I 4 't - . '- L • ' J" • - tf - t a ... 4V4- 4 -. , . , % e' 440AA1f1S1ree.._.Ai,.td,o°44 4t'o , . -,,,i rt i i1a ..... •e'''' ,,;',rari .4i.p.0.rt ineu•„r..... '. 4 . •''A'.i4.'.4"i"rii,,.. \' el # ' 1, 14111111111 86t4Vh4.'.St riw• .t-._i,•-:.N•...eA-m-:.u•. • - .,4l„ 4 , Project t% 4 Location • , . - . r ,, ‘,.*:4P:t ."4"1"Pr'll•N -. ,'; j 1-••; ife* . - - ' ilea,4., ,-e . 'i ; .00` .t• '.1v '"iokliZ .-' ,„6.•••': 4, .•.. ' J4V: 4; 4, ..... .. __.. , .... ..,, '' 0 ,a vi. ' ,- ' '14; ' , ., ro .(r.-T. .... • 1 , . .4.:' 4 .,fr, • 4 *i, 4 , ,0•14 A . • a. • Ilk . 401 ....' • ... • ..• Lake Susan Dr . • - ..ii lap. 4 11111.0", rt. W4i :10 i. '14, • . „ .. • : i ' . ,w, • 4 ,. • .. 4- • .. 4. ,0607,...;,:ipit ;,,,, I • . . .., ,a,.. iv - ?So (fro:. ,....• ..• . 2.,,-: ..; • t I •,ir.4. - 4. 11, 4 : . „,11 c i 71. .... I ca , 8 ' t -4 ...•1..,.,,,,....4 r•ifi*i1t.ii4o 1:140.*4144,49)”'1"r-0g;'•'c„"'-..:'"f.. ...... 1. r.- . - 1 a, . .... i i ?,. i . .4 / 1 O .• ../ E. • ..:41" ‘ "••• • 6 ___...._. . __.......... • ...._. _ • 1 -----±4 4444044,,iiimpoi 'I I,- - t . s CO _, ,`,•••""--,...••••••••••,..0., 14. ‘ I- - - _ - ••4 4, - CO . .v4 I ! le/ i 4 44. 1 .., • r-- CD I I ' .,.1 0..1 CO • • __. __-- .1 • . ?I- •de ;-' . . '"4: ,1 . VI . / ...' .• . - ,IN,1 =4 -A t , , 4 .4 • i lik . ,' ,''' •i 4 . . ± ' , If iii 111. _ 114IM it,4 I Project Location ,°molting(.ronp,In,. Chanhassen Senior Facility Traffic Study Update Figure 1 0148676.01 Chanhassen,MN July 2016 Michael Hoagberg,Chanhassen Senior Living Developer LLC July 14,2016 Chanhassen Senior Facility Traffic Study Update Page 3 Field observations were completed to identify roadway characteristics within the study area (i.e. roadway geometry, posted speed limits, and traffic controls). Currently, County Highway 101 is a four-lane divided roadway with a posted speed limit of 45 miles per hour (mph). 86th Street is a two-lane undivided roadway with no posted speed limit and parking allowed only along the north side. The study intersections are side-street stop controlled, except the County Highway 101/ Lake Susan Drive intersection which is signalized. It should be noted that County Highway 101 is functionally classified as a minor arterial, while other study roadways are classified as local streets. Existing geometrics,traffic controls,and volumes within the study area are shown in Figure 2. Existing Intersection Capacity Analysis An existing intersection capacity analysis was completed to establish a baseline condition to which future traffic operations could be compared. The study intersections were analyzed using Synchro/ SimTraffic software (V9.1). Capacity analysis results identify a Level of Service (LOS) which indicates how well an intersection is operating. Intersections are ranked from LOS A through LOS F. The LOS results are based on average delay per vehicle,which correspond to the delay threshold values shown in Table 1. LOS A indicates the best traffic operation, while LOS F indicates an intersection where demand exceeds capacity. Overall intersection LOS A though LOS D is generally considered acceptable in the Twin Cities Metropolitan Area. Table 1. Level of Service Criteria for Signalized and Unsignalized Intersections LOS Designation Signalized Intersection Unsignalized Intersection Average Delay/Vehicle(seconds) Average Delay/Vehicle(seconds) A <10 <10 B > 10-20 > 10-15 C > 20-35 > 15-25 D > 35-55 > 25-35 E > 55-80 >35-50 F > 80 > 50 For side-street stop controlled intersections, special emphasis is given to providing an estimate for the level of service of the side-street approach. Traffic operations at an unsignalized intersection with side-street stop control can be described in two ways. First, consideration is given to the overall intersection level of service. This takes into account the total number of vehicles entering the intersection and the capability of the intersection to support these volumes. Second, it is important to consider the delay on the minor approach. Since the mainline does not have to stop, the majority of delay is attributed to the side-street approaches. It is typical of intersections with higher mainline traffic volumes to experience high levels of delay (i.e. poor levels of service) on the side-street approaches,but an acceptable overall intersection level of service during peak hour conditions. LEGEND r cif + -.EXX - A.M. Peak Hour Volumes . t.,, 101 412 (XX) - P.M. Peak Hour Volumes 40t, , . 'r - . ' y r x,xxx - Estimated Year 2016 Average '' ':;: �' " Daily Traffic(ADT)Volumes '-' o Q - Side-Street Stop Control 1, �► ` ,�o _ j '" .,!., - Traffic Signal Control 0 " N !� : .- �► ..,-,,ii . .. . _ • An,``tip, ,i. i:; 0 of : { o � / i 86th S f' I� j; 11. . .. . _,.. „ A. 0 S ,`') \1 i.s4 Project 1,. c Location .- (0 % �`ye° IF _:, 6%7,...,0 1 l �� 11111F �so ro 110 ' i ',/ 1 PS w. 1 ' o CVii:. ... _.___�.�. .. .. _�• �. K - . X ��Q .- is v v = "<�.-- ,ito N, ' SJ`' N UL 184(140) �. ��--8 •(53) ' 0. I 4 L —116(276) ��I 1 ! Lake Susan Dr + f,, r TH 212 WB Ramps - f_/7 _ (44)50 �� 1 )+ (7) 5 ..c ''''''r iii up N. r w ti D_ itn 2 IIExisting Conditions Figure 2 (once„ing c,rou,p.in,. Chanhassen Senior Facility Traffic Study Update Chanhassen,MN 0148676.01 July 2016 Michael Hoagberg,Chanhassen Senior Living Developer LLC July 14,2016 Chanhassen Senior Facility Traffic Study Update Page 5 Results of the existing intersection capacity analysis shown in Table 2 indicate that all study intersections currently operate at an acceptable overall LOS B 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 field or traffic simulation at the study intersections. It should be noted that all results shown represent the SimTraffic analysis due to the proximity of the County Highway 101/Lake Susan Drive signalized intersection and its impact on operations at the County Highway 101/86th Street intersection. Table 2. Existing Intersection Capacity Analysis A.M. Peak Hour P.M. Peak Hour Intersection LOS Delay LOS Delay County Highway 101/Lake Susan Drive B 12 sec. B 17 sec. County Highway 101/86th Street(1) A/B 13 sec. A/B 10 sec. 86th Street/Mission Hills Drive(1) A/A 3 sec. A/A 2 sec. (1) Indicates an unsignalized intersection with side-street stop control,where the overall LOS is shown followed by the worst approach LOS.The delay shown represents the worst side-street approach delay. Year 2019 No Build Conditions To help determine impacts associated with the proposed development, traffic forecasts were first developed for year 2019 no build conditions (i.e. one year after anticipated completion). The no build conditions take into account general area background growth and traffic generated by adjacent developments, if any. The evaluation of year 2019 no build conditions includes details on the adjacent development,traffic forecasts,and an intersection capacity analysis. Adjacent Development Based on discussions with City staff, the Preserve at Rice Lake development is expected to be complete prior to the proposed development. The Preserve at Rice Lake is located north of TH 212, near the eastern terminus of 86th Street (see Figure 3: Adjacent Development). This adjacent development will consist of 16 single-family homes and is currently under construction. Motorists traveling to/from the Preserve at Rice Lake would primarily be expected to utilize 86th Street, though Mission Hills Lane could also be utilized to access northbound County Highway 101. Adjacent development trips were estimated using the 111h Trip Generation Manual, Ninth Edition. These trips were distributed throughout the area based on the directional distribution shown in Figure 4, which was developed based on existing travel patterns within the area and engineering judgment. Results of the trip generation estimates shown in Table 3 indicate that the adjacent development is expected to generate approximately 12 a.m. peak hour, 16 p.m. peak hour, and 152 daily trips. ‘,\I i--EY 101 -w ,`° �iti, . f • f• /f ' 1/ iI .L , 'jf' oft �11t 'iL '' jfr 4� r _ �/ , +� r. y r 4 `k. , .,- 77; A .. „.11i 10. ac / �. 86th St .. _ — _ t r Project filf+ �r 1`..:i i f, • ` ',44 ' �- Location L • r r.• '+"' • i Preserve at `;.'.. %4zwnw,,.. .. " ` Rice Lake • t j • �y' Vit„ t a. • - aw • :.ter, 1 1 ;.. �'` t.'`1♦ r f' ',`,,z,,. �S ^ - i . . ,..- . / ri, ..., . a. _. , :.-- i ,. JI T"7" k 1 ' pr'� ..,,,,, _ . Q. ', . ti �r/ j ♦j+' 1 o y _ • i V N ir 7i t .t.: i-0 r '= rn -Co - c�saws ._... ...--- _ -- ., ,,. 440;246.100000444it up r oo in" + Y +{ \ moi' i L .011i IR tii I Adjacent Development - Figure 3 Con5ulting Croup,Inc. Chanhassen Senior Facility Traffic Study Update Chanhassen,MN 0148676.01 July 2016 • Z A -:-,,,-„, --4, ' AL_ 10, ' itV -- ''I.... i. a � ''' ,..' :,:-..,a -4.'17 • , , „..... : .., ,,,„,„ 410..."...44 0 le 14. 4 fr 404 i 11 J . I 11D /' 86th St F„ I : Project r t Location A. lot, i !- .v i , ob It 1 <. _ ti 1 rf! f • t' it .' . Nt o �J�o i o {r It O �O+fi I e - ';'..1" //c - u_ co H 6 ii,W U �1.4IDirectional Distribution Figure 4 Consulting(,roup.In,. Chanhassen Senior Facility Traffic Study Update Chanhassen,MN 0148676.01 July 2016 Michael Hoagberg,Chanhassen Senior Living Developer LLC July 14,2016 Chanhassen Senior Facility Traffic Study Update Page 8 Table 3. Trip Generation Estimates -Adjacent Development A.M.Trips P.M.Trips Daily Land Use Type(ITE Code) Size Trips In Out In Out Single-Family Detached Housing(210) 16 Dwelling Units 3 9 10 6 152 Year 2019 No Build Traffic Forecasts To determine the general area background growth rate, historical AADT volumes and the forecasts presented in the City of Chanhassen 2030 Comprehensive Plan were considered.Based on the information available, an annual growth rate of one percent was applied to the existing County Highway 101 peak hour traffic volumes. The resultant year 2019 no build conditions, including general area background growth and traffic generated by the adjacent development,are shown in Figure 5. Year 2019 No Build Intersection Capacity Analysis To determine how the adjacent roadway network will accommodate year 2019 no build traffic forecasts, an intersection capacity analysis was completed using Synchro/SimTraffic software. Results of the year 2019 no build intersection capacity analysis shown in Table 4 indicate that all study intersections are expected to continue operating at an acceptable overall LOS B 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. Table 4. Year 2019 No Build Intersection Capacity Analysis A.M.Peak Hour P.M.Peak Hour intersection LOS Delay LOS Delay County Highway 101/Lake Susan Drive B 13 sec. B 18 sec. County Highway 101/86th Streetj1> A/B 13 sec. A/B 11 sec. 86th Street/Mission Hills Drivej1> A/A 3 sec. A/A 3 sec. (1) Indicates an unsignalized intersection with side-street stop control,where the overall LOS is shown followed by the worst approach LOS.The delay shown represents the worst side-street approach delay. Proposed Development The proposed development is located along the east side of County Highway 101,north of TH 212, and south of 86th Street. The current development proposal, shown in Figure 6 and expected to be completed in the year 2018, consists of 16 senior independent living townhomes and a 136-unit senior living facility offering memory care, assisted, and independent living. The senior living facility is also expected to include a daycare with a capacity of 92 children. Access to the development is proposed along the south side of 86th Street across from Mission Hills Drive. Further discussion regarding site access is documented later in this study. LEGENDto, , ,,: ` �o� �o XX - A.M. Peak Hour Volumes �. (XX) - P.M. Peak Hour VolumesitkNo. �,f x,xxx - Estimated Year 2019 Average - Daily Daily Trafc(ADT)Volumes ,. oo t�• . ,, , :- Q - Side-Street Stop Control 4 ; ;V.4 r ,�h6 ', n • l '' Traffic Signal Control + =.` "r ‘, ,.. r. • ,c"• =0, 0-' %ye '8J o 71 6) 1 el r c''\ tr ..":,',,, .,,,loia.,.4....4 7 1. • •r i t a milmommi► r { ,� 86th St r .. /f -!t / V?td' ..j Location - •t r',� �,„., !+ S9.) 3 , .`' - % It v` V 1 I 03 N r W(O V 3 \ "' !Q( 'r' _ } 0*, ' v 12 to " i 190(145) ‘ o /-cP - `, Iw Ln 1-8 (55) T ;1- Ne . ii -120(284) t cu �.a � Lake Susan Dr ; TH 212 WB Ramps J a 1 _ '�Af (46)52 t? - I (7) 5 I I . (41)40 0 � � . to: 4r(-5 1 ' k •=. - I ill •=r - ..... i . Year 2019 No Build Conditions lit It.4 Figure 5 Consulting Group.Inc. Chanhassen Senior Facility Traffic Study Update Chanhassen,MN 0148676.01 July 2016 ‘ .• • —C 0 'f' , ,., " .* , _.< ,/ .. ,/ 1113 .. ,� I. 4' .� /' .` ,•• A of • t.• ... �� • 1►Y • '- l * ^ wf t 'ems � .,, \\Oi y, r. l' J ?; �` SOC • T•r. Y \„,,,,,..._�, •tom `s• �`v, �`_ 4. 4 . ,r,. .- : le — �'a' T { fy` y i� • ! \1, .� N -, ./. / ** %\ ' 101 ' •D \ . -.. .`, — — — /' 1 ' .�� I IN A <).....„.....—.-------1 f--: s\>- -;,„---- t/ _ t, .. 4 ,, . , ..,47 , (z. „ ," ,. „. 0 \\-, e r -, '`-I - �', \,' Air . . q t.L - \ �e = (_ .` ' ,..:',4k..t,�e w ....ay ., . .,,,. .,.., U �\ , ,., 1 , : ,,,...„ ..., I . ..._ .,,,, . / COw . .,. _,., .....„ ... . . . CD LT ! �. ....,, 1 -CO m ICD .� .... c0 - yr. - ti dire{ 161;a g Site Plan Figure 6 Consulting Group,In,. Chanhassen Senior Facility Traffic Study Update Chanhassen,MN 0148676.01 July 2016 Michael Hoagberg,Chanhassen Senior Living Developer LLC July 14,2016 Chanhassen Senior Facility Traffic Study Update Page 11 Year 2019 Build Conditions To help determine impacts associated with the proposed development, traffic forecasts were next developed for year 2019 build conditions (i.e. one year after anticipated completion). The build condition takes into account general area background growth and traffic generated by the adjacent and proposed developments. The evaluation of year 2019 build conditions includes details on the traffic forecasts and an intersection capacity analysis. Year 2019 Build Traffic Forecasts To account for traffic impacts associated with the proposed development, trip generation estimates for the a.m. and p.m. peak hours and a daily basis were developed. These estimates, shown in Table 5,were developed using the 1'1 E Trip Generation Manual, Ninth Edition. It should be noted that several land use assumptions were used to identify specific development types and sizes for trip generation purposes based on discussions with project staff. However,no multi-use reduction factor was applied in order to provide conservative trip generation estimates. Table 5. Trip Generation Estimates— Proposed Development A.M.Trips P.M.Trips Daily Land Use Type(ITE Code) Size s Tri In Out In Out p Residential Townhouse(230) 16 Dwelling Units 1 6 6 3 93 Senior Adult Housing-Attached(252) 50 Dwelling Units 3 7 7 6 172 Congregate Care Facility(253) 86 Dwelling Units 3 2 8 7 174 Day Care Center(565) 92 Students 39 35 35 39 403 Total Trips I 46 i 50 I 56 I 55 I 842 Results of the trip generation estimates indicate the proposed development is expected to generate approximately 96 a.m. peak hour, 111 p.m. peak hour, and 842 daily trips. The trips generated were distributed throughout the area based on the directional distribution shown previously in Figure 4. The resultant year 2019 build conditions, including general area background growth and traffic generated by the adjacent and proposed developments,are shown in Figure 7. Year 2019 Build Intersection Capacity Analysis To determine how the adjacent roadway network will accommodate year 2019 build traffic forecasts, an intersection capacity analysis was completed using Synchro/SimTraffic software. Results of the year 2019 build intersection capacity analysis shown in Table 6 indicate that all study intersections are expected to continue operating at an acceptable overall LOS B 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 2019 build conditions from a traffic operations perspective. LEGEND t 0. 101 ,Z� XX - A.M. Peak Hour Volumes ` I. ' . 01 (XX) - P.M. Peak Hour Volumes .,:: . -. x,xxx - Estimated Year 2019 Average - ''`- Daily Traffic(ADT)Volumes "-- *" ' °o /` ,,� ' Q - Side-Street Stop Control a. ° ., vi .. , - ,�6,. � Traffic Signal Control � t ��0 40 X000 `•'Nom h. 10 1n Sy .4x f 6s /kJ, ` F', �� di Ilk /ASJ J JAr ` ��Iiiiii MN Of^'''' "per as,�sf . �,' jme. ; / 10iFir milommik,, r D-_i NIIIII ia _ 86th St - i -- .- o.1 , ] / / {. sa'9� No o, \0 --- r p Lp c lo gil 14t\ • 1 J yf /s " �9 11 114 X o e �.�% J ( QsIN `-t9 ie) f X. k el" h° /�J J c.,..._.: \,, 1• ' • toQ \_ 0 0 . c O .0 0a m 01 :ri N _ _ S if .� c�� % J � r- N m " t 195(151) I I �—8 (55) LL a�e A ♦♦~ .,�120(284) t 7 '-'� I Lake Susan Dr i _ m mi TH 212 WB Ramps ' ((7) 5 4)TTr' I/ o 1 (41)40 co 0 v r —e+ ,a.-. W !' LE' �v f r� I— I .. 03 0.w N ti if 1 ♦Ly'' g I 1:1;4 i Year 2019 Build Conditions Figure 7 Consulting Group,In, Chanhassen Senior Facility Traffic Study Update Chanhassen,MN 0148676.01 July 2016 Michael Hoagberg,Chanhassen Senior Living Developer LLC July 14,2016 Chanhassen Senior Facility Traffic Study Update Page 13 Table 6. Year 2019 Build Intersection Capacity Analysis A.M.Peak Hour l-.M.Peak Hour Intersection LOS Delay LOS Delay County Highway 101/Lake Susan Drive B 13 sec. B 18 sec. County Highway 101/86th Streetj1l A/C 16 sec. A/B 14 sec. 86th Street/Mission Hills Drive-) WA 5 sec. WA 5 sec. (1) Indicates an unsignalized intersection with side-street stop control,where the overall LOS is shown followed by the worst approach LOS.The delay shown represents the worst side-street approach delay. Year 2019 Build Traffic Signal Warrant Analysis At the request of project stakeholders, a preliminary traffic signal warrant analysis was performed based on anticipated year 2019 build traffic volumes at the County Highway 101/86th Street intersection. Results of the preliminary traffic signal warrant analysis shown in the Appendix indicate that traffic volumes at the County Highway 101/86th Street intersection are not expected to meet a traffic signal warrant under anticipated year 2019 build conditions. Therefore, no change in traffic control is recommended at the County Highway 101/86th Street intersection. However, the intersection should continue to be monitored to determine if future traffic volumes increase to the point of meeting a signal warrant. Year 2019 Build Conditions - Alternate Development While the proposed development is not expected to significantly impact traffic operations within the study area, it should be noted that the proposed zoning of the study property would allow for a more intense land use. Based on discussions with City staff, the highest intensity land use under the proposed zoning is assumed to be market rate apartments. Therefore, to better understand the impacts under an alternate development scenario, traffic forecasts and an intersection capacity analysis were once again completed. Year 2019 Build Traffic Forecasts-Alternate Development To account for traffic impacts associated with the alternate development, trip generation estimates for the a.m. and p.m. peak hours and a daily basis were developed. These estimates shown in Table 7 were developed using the 1'1I Trip Generation Manual, Ninth Edition. It should be noted that a density of approximately 20 dwelling units per acre was assumed based on an inventory of nearby apartment complexes,which equates to approximately a 175-unit apartment complex. Table 7. Trip Generation Estimates—Alternate Development A.M.Trips P.M.Trips Daily Land Use Type(ITE Code) Size s Tri In Out In Out p Apartment(220) 175 Dwelling Units 18 71 71 38 1,164 Michael Hoagberg,Chanhassen Senior Living Developer LLC July 14,2016 Chanhassen Senior Facility Traffic Study Update Page 14 Results of the trip generation estimates indicate the alternate development would be expected to generate approximately 89 a.m. peak hour, 109 p.m. peak hour, and 1,164 daily trips. It should be noted that while the alternate development total a.m. and p.m. peak hour trips are similar to those anticipated for the proposed development, the directional split of the alternate development is weighted more heavily toward that of a traditional residential development (i.e. outbound during the a.m. peak hour and inbound during the p.m. peak hour). Furthermore, the alternate development would be expected to generate more total daily trips than the proposed development. The trips generated by the alternate development were distributed throughout the area based on the directional distribution shown previously in Figure 4. The resultant year 2019 build conditions, including general area background growth and traffic generated by the adjacent and alternate developments,are shown in Figure 8. Year 2019 Build Intersection Capacity Analysis-Alternate Development To determine how the adjacent roadway network will accommodate year 2019 build traffic forecasts under the alternate development scenario, an intersection capacity analysis was completed using Synchro/SimTraffic software. Results of the year 2019 build intersection capacity analysis shown in Table 8 indicate that all study intersections are expected to continue operating at an acceptable overall LOS B 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 alternate development on study area traffic operations, roadway improvements would not be required under year 2019 build conditions from a traffic operations perspective. Table 8. Year 2019 Build Intersection Capacity Analysis -Alternate Development A.M. Peak Hour P.M. Peak Hour Intersection LOS Delay LOS Delay County Highway 101/Lake Susan Drive B 13 sec. B 18 sec. County Highway 101/86th Street(1) WC 18 sec. A/B 14 sec. 86th Street/Mission Hills Drive(1) A/A 5 sec. A/A 5 sec. (1) Indicates an unsignalized intersection with side-street stop control,where the overall LOS is shown followed by the worst approach LOS.The delay shown represents the worst side-street approach delay. It should be noted that anticipated traffic volumes at the County Highway 101/86th Street intersection may meet a peak hour traffic signal warrant during the a.m. peak hour under the alternate development scenario. However, a peak hour traffic signal warrant is typically only applied in unusual cases with nearby facilities that attract or discharge significant traffic volumes over a short period of time. LEGEND4 /o\ XX - A.M. Peak Hour Volumes r r 101 , (XX) - P.M. Peak Hour Volumes At; 45 x,xxx - Estimated Year 2019 Average F' Daily Traffic(ADT)Volumes - Q - Side-Street Stop Control - A, ,�� - Traffic Signal Control 1 ' = , % .-„,,,,,03\ �o yo Y O e �9 �S i /. O A ! co,1)1 `6^�\$\rycb e • wi _ , 86th St rfir. a; r° !, 1111114(111111 . Alternate Development- , .r; S� o�\`o�\ t` • Market Rate Apartments 1:` (:.i % �.g' S,9 �pJ E s it 010: °°°e R' �0 2jJ >l • o V_,' r aP 1'` JSP j fii e° \ O E "I i e• , I ,, , ) ' 1 t f - - . . f(. C / w o o o - U _ _ fc O MgR'W6T.�°-'S s+-Y'Y . .. 1`!�e '•.�__;�.:w >_ Jy'd 4° co , a ° t 192(152) +.. co g t. aro ♦_8 (55) C � ea, �� '” �� I ~11~ r 120(284) 1 9'; - Lake Susan Dr ' 4} - '-� fTHf212 WB Ramps '1 . o (50)53 I �J' `. 1 (7) 5 0 1 ; (41)40 `° q .. ,ti,- CO ! . / i 1:1. Oma ^ , r. . _,, . _......„ ..„....m.... . ,, • 00 . ....... . .....,-fr - �, U L i O d - • 2 v lizt.4 I Year 2019 Build Conditions -Alternate Development Figure 8 (ons,,,,;,,gGroup,Int. Chanhassen Senior Facility Traffic Study Update Chanhassen, MN 0148676.01 July 2016 Michael Hoagberg,Chanhassen Senior Living Developer LLC July 14,2016 Chanhassen Senior Facility Traffic Study Update Page 16 Site Plan/Access Review A review of the proposed site plan was completed to identify any issues and recommend potential improvements with regard to parking,access spacing,sight distance, traffic control,and circulation. Parking As noted previously, on-street parking is allowed along the north side of 86th Street. Neighborhood concerns were expressed regarding parked cars causing sight obstructions in the vicinity of horizontal curves along 86th Street. However, since all of the parking demand associated with the senior living facility is expected to be accommodated on site, the proposed development is not expected to impact on-street parking. Access Spacing The proposed development access is expected to replace an existing field access along the south side of 86th Street across from Mission Hills Drive. Since the 86th Street/Mission Hills Drive intersection already exists as a full-access intersection, the proposed development access does not represent a significant change in access spacing and is in a logical location. It should be noted that an existing curb cut along County Highway 101 is not expected to be utilized/changed as part of the proposed development. Sight Distance Based on field observations, horizontal curves exist along County Highway 101 to the north and south of the 86th Street intersection. Additionally, a vertical crest exists in the terrain of the study property which limits the sight distance to the south for motorists along 86th Street. Therefore, a review of the existing sight distance was completed. The required sight distance from a minor street, as indicated in A Policy on Geometric Design of Highways and Streets Gy AASHTO, is 500 feet for a 45 mph mainline roadway. Based on the field observations at 86th Street, there is approximately 620 feet of sight distance to the south and more than 1,000 feet of sight distance to the north along County Highway 101. Therefore, the sight distance available at the County Highway 101/86th Street intersection is sufficient to clearly identify approaching vehicles. However, special consideration should be made to limit any sight distance impacts from future structures,landscaping,and signing. Traffic Control/Traffic Circulation Internal traffic controls were not identified. However, traffic controls, signing, and striping should be incorporated based on guidelines established in the Manual on Uniform Traffic Control Devices (MUTCD). In particular, it is important to identify traffic controls at intersections between internal roadways/driveways to minimize vehicular conflicts and driver confusion. Based on this guidance, stop control should be implemented at the site access to 86th Street to reduce the potential for driver confusion. Michael Hoagberg,Chanhassen Senior Living Developer LLC July 14,2016 Chanhassen Senior Facility Traffic Study Update Page 17 A review of the proposed site circulation was also completed. The movement of general passenger vehicles within the proposed development is not expected to be an issue. However, truck turning movements should be reviewed to ensure that large vehicles (e.g. delivery/garbage/recycling trucks) have adequate accommodations to negotiate internal roadways. Furthermore, it is recommended that one-way operations be implemented at the main entrance to the senior living facility primary parking lot. One-way operations should then be continued into the facility pick-up/drop-off zone to provide an orderly flow of traffic. Finally, the raised median along 86th Street west of Mission Hills Drive should be modified to accommodate large vehicles exiting the proposed development. The modification should include striping to help delineate the travel/turn lanes. An illustration of recommended improvements is presented in Figure 9. /off Modify the raised median at the 86th Street/ ` , - gr, � Mission Hills Drive intersection and stripe , , 0 86th Street to help delineate the travel/turn lanes .: ` r_ \ \A:6/(s: `O`rte\ i tirt * r il. , �♦� ,� 8 t s V7 e Z# / /nS ill D / Implement stop ® control at the site access �' to 86th Street I f' C' . '1101 :\\‘ ie �! i it " -4411tk . . < 0. •I t •• e-way , operations as shown 1.,.„-LiA,„k " to provide an orderly �, � y • 1. ti_ flow of traffic * \ \ \ , 4, ---) \ . . • , $ I I : i c l > �f• I O .,•• •�rnrnnt CO _ _ • .� U --`-`..- � . l ili;N g Recommended Improvements Figure 9 (,,ns,,,,;,,gCroup.,n,. Chanhassen Senior Facility Traffic Study Update Chanhassen,MN 0148676.01 July 2016 Michael Hoagberg,Chanhassen Senior Living Developer LLC July 14,2016 Chanhassen Senior Facility Traffic Study Update Page 19 Summary and Conclusions The following study summary and conclusions are offered for your consideration: 1. 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. 2. To help determine impacts associated with the proposed development, traffic forecasts were first developed for year 2019 no build conditions (i.e. one year after anticipated completion).The no build conditions take into account general area background growth and traffic generated by the adjacent Preserve at Rice Lake single-family residential development. a. An annual growth rate of one percent was applied to the existing County Highway 101 peak hour traffic volumes to account for general background growth. b. The Preserve at Rice Lake development is expected to generate approximately 12 a.m. peak hour, 16 p.m. peak hour,and 152 daily trips. 3. Results of the year 2019 no build intersection capacity analysis indicate that all study intersections are expected to continue operating 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 traffic simulation at the study intersections. 4. The proposed development is located along the east side of County Highway 101, north of TH 212,south of 86th Street,and is expected to be completed in the year 2018. a. The current development proposal consists of 16 senior independent living townhomes and a 136-unit senior living facility offering memory care, assisted, and independent living. The senior living facility is also expected to include a daycare with a capacity of 92 children. b. Access to the development is proposed along the south side of 86th Street across from Mission Hills Drive. 5. The proposed development is expected to generate approximately 96 a.m. peak hour, 111 p.m. peak hour,and 842 daily trips. 6. Results of the year 2019 build intersection capacity analysis indicate that all study intersections are expected to continue operating 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 traffic simulation at the study intersections. a. Given the minimal anticipated impact caused by the proposed development on study area traffic operations, roadway improvements are not required under year 2019 build conditions from a traffic operations perspective. Michael Hoagberg,Chanhassen Senior Living Developer LLC July 14,2016 Chanhassen Senior Facility Traffic Study Update Page 20 8. Results of a preliminary traffic signal warrant analysis indicate that traffic volumes at the County Highway 101/86th Street intersection are not expected to meet a traffic signal warrant under anticipated year 2019 build conditions. Therefore, no change in traffic control is recommended at the County Highway 101/86th Street intersection. a. The County Highway 101/86th Street intersection should continue to be monitored to determine if future traffic volumes increase to the point of meeting a signal warrant. 9. 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. 10. Results of the year 2019 build intersection capacity analysis indicate that all study intersections are expected to continue operating at an acceptable overall LOS B or better during the a.m. and p.m. peak hours under the alternate development scenario. No significant side-street delays or queuing issues were observed in the traffic simulation at the study intersections. a. Given the minimal anticipated impact caused by the alternate development on study area traffic operations, roadway improvements would not be required under year 2019 build conditions from a traffic operations perspective. 11. Parking, access spacing, sight distance, traffic control, and circulation were reviewed in the Site Plan/Access Review section. Key recommendations and considerations include: a. Special consideration should be made to limit any sight distance impacts from future structures,landscaping,and signing. b. When designing internal traffic controls, incorporate improvements based on guidelines established in the Manual on Uniform Traffic Control Devices. In particular, it is important to identify traffic controls at intersections between internal roadways/driveways to minimize vehicular conflicts and driver confusion. c. Implement stop control at the site access to 86th Street to reduce the potential for driver confusion. d. Review truck turning movements to ensure that large vehicles have adequate accommodations to negotiate internal roadways. e. Implement one-way operations at the main entrance to the senior living facility primary parking lot. Continue one-way operations into the facility pick-up/drop-off zone to provide an orderly flow of traffic. • f. Modify the raised median at the 86th Street/Mission Hills Drive intersection and stripe 86th Street to help delineate the travel/turn lanes. H:\Pwjecu\8676\TS\8676-01\Report\8676-01_CbanbasenSeniorpacabTracStndyL ate 160714.docx Appendix - Preliminary Traffic Signal Warrant Analysis Year 2019 Build Conditions gm L.,4 i WARRANTS ANALYSIS Year 2019 Build Conditions 86th Street @ County Highway 101 Consulting Group,Inc. Chanhassen Senior Facility TS Update Chanhassen,MN v . Location: Chanhassen,MN Speed(mph) Lanes Approach o. Date: 7/13/2016 45 2 or more Major Approach 1: Northbound County Highway 101 o A rn E Analysis Prepared By: Jordan Schwarze 45 2 or more Major Approach 3: Southbound County Highway 101 1.3 ,�`O Population Less than 10,000: No 30 Minor Approach 2: Eastbound N/A m c Seventy Percent Factor Used: Yes 30 1 Minor Approach 4: Westbound 86th Street 0 Major Major Total Warrant Met Minor Minor Largest Warrant Met Met Same Hours Combination MWSA(C) v Hour Approach 1 Approach 3 1+3 420 630 Approach 2 Approach 4 Minor App. 105 53 Condition A Condition B A B 210 140 m 6.7 AM 115 66 181 0 8 8 m 7.8 AM 329 187 516 X 0 24 24 X a 8.9 AM 928 310 1238 X X 0 68 68 X X X X ,n 9.10 AM 638 362 1000 X X 0 46 46 X X m 10-11 AM 443 252 695 X X 0 32 32 X ▪ 11-12 AM 467 265 732 X X 0 33 33 X • 12-1 PM 528 300 828 X X 0 38 38 X iii 1-2 PM 719 408 1127 X X 0 52 52 X X >, 2-3 PM 613 348 961 X X 0 44 44 X X I. 3.4 PM 728 413 1141 X X 0 52 52 X X Q 4.5 PM 898 509 1407 X X 0 64 64 X X X X c 5.6 PM 878 498 1376 X X 0 63 63 X X X X 6-7 PM 682 696 1378 X X 0 46 46 X X il 0 3 0 8 0 Warrant and Description Hours Met Hours Required Met/Not Met E• Warrant 1A: Minimum Vehicular Volume 0 8 Not Met E Warrant 1 B: Interruption of Continuous Traffic 3 8 Not Met CO Warrant 1C: Combination of Warrants 0 8 Not Met c Warrant 2: Four-Hour Vehicular Volume 3 4 Not Met mi ` Warrant 3B: Peak Hour 0 1 Not Met 3 MWSA(C): Multiway Stop Applications Condition C 0 8 Not Met 1m IN g WARRANTS ANALYSIS Year 2019 Build Conditions 86th Street @ County Highway 101 Consulting Group,Inc. Chanhassen Senior Facility TS Update Chanhassen,MN WARRANT 2-FOUR-HOUR VEHICULAR VOLUME 1100 1000 900 w N = 600 c p_xg 700 3 C i 600 2 iri w p 500 - - - N o_ 400 . a o 300 6 I 200 - A w 100 100 200 300 400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 1900 2000 MAJOR STREET-TOTAL OF BOTH APPROACHES-VPH Number of Hours Satisfying Requirements: I 3 Notes: 1. 80 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACH WITH TWO OR MORE LANES AND 60 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE. 2.INTERSECTION IS EITHER(1)WITHIN A COMMUNITY LESS THAN 10,000 POPULATION OR(2)HAS SPEEDS ABOVE 40 MPH ON MAJOR STREET. II ti I WARRANTS ANALYSIS Year 2019 Build Conditions 86th Street @ County Highway 101 Consulting Group,Inc. Chanhassen Senior Facility TS Update Chanhassen,MN WARRANT 3•PEAK HOUR 1100 1000 1 900 - w m 800 cn J C. o 700 - -- i _ o (2 i xx 600 -- al w o 500 cc cc ;a 400 To o:a a z 300 41 c m 200 - m 100 0 --• . • • • • • • A " • s 100 200 300 400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 1900 2000 MAJOR STREET-TOTAL OF BOTH APPROACHES-VPH Number of Hours Satisfying Requirements: ( 0 I Notes: 1. 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACH WITH TWO OR MORE LANES AND 75 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE. 2. INTERSECTION IS EITHER(1)WITHIN A COMMUNITY LESS THAN 10,000 POPULATION OR(2)HAS SPEEDS ABOVE 40 MPH ON MAJOR STREET. Metropolitan District DEPARTMENT OF Waters Edge Building TRANSPORTATION 1500 County Road B2 West Roseville, MN 55113 April 6, 2017 Sharmeen Al-Jaff City of Chanhassen PO Box 147 Chanhassen, MN 55317 SUBJECT: Mission Hills Senior Living MnDOT Review #S17-022 NE Quadrant of MN 101 (Great Plaines Blvd.) and US 212 Chanhassen, Carver County Dear Ms. Al-Jaff: Thank you for the opportunity to review the site plan for the Mission Hills Senior Living development. Please address the following issues before any further development: Water Resources: A drainage permit is required. We would like to review the computations and plans as a check that the proposed development maintains or reduces drainage rates to MnDOT right of way when comparing the existing to the proposed condition. Please submit documents below with drainage permit application for review and approval: 1. Grading and drainage plans and hydraulic calculations to show that the proposed flows to MnDOT right-of-way will remain the same or less than existing conditions. 2. Existing and Proposed drainage area maps with flow arrows and labeling that corresponds with the submitted calculations. 3. Hydro CAD model and pdf of output for the 2, 10, and 100 year Atlas 14 storm events. Drainage permit application can be found at: http://www.dot.state.mn.us/utility/forrns.html- Application for Drainage Permit MnDOT Drainage Permits Checklist can be found at: http://ihub/metro/wre/Link%20Files/Drainage%20Permit%20Appli cati ons%20Checklist.pdf For questions on these points or to submit additional information,please call Jamie Strandemo, MnDOT Metro District Water Resources Engineering, at(651) 234-7526 or email jamie.strandemo@state.mn.us An equal opportunity employer MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113 ell iiti Carver County Tu6Ci Wor&s J4du,inistratiorr 113609figfrway 212 Operations Suite 1 Program DDerivery Cologne,.MW 55322-8016 Parks "Allitinsiv' Phone(952)466-5200 Fax(952)466-5223 April 6, 2017 City of Chanhassen c/o Sharmeen Al-Jaff Re: Development / Access Review Comments: Mission Hills Senior Housing — CSAH 101 — TH 212- 86th Street West Thank you for the opportunity to review the subject development in the City of Chanhassen. Consistent with the County Comprehensive Plan and County Codes, the following are comments and recommended conditions of approval as requirements for any necessary permits to be issued for the project: 1. There are some concerns with traffic operations at the subject intersection of 86th St West and CSAH 101 related to both pedestrian crossings and exiting motor vehicle traffic from 86th St onto CSAH 101. It may be that sometime in the future that the City and County need to partner for additional pedestrian crossing and/or intersection improvements. 2. The applicant's Plat Boundary appears to be reasonably consistent with the underlying plat and MnDOT RW plats, including the portion conveyed to the state from the original Outlot E. MnDOT shows Access Control along south side and west side except 60 foot opening at the section line. These may need to be updated correctly on all documents and should be reflected on site plans more clearly. 3. Prior to site plan approval, the County will need to review and approve the stormwater plans. A potential concern is whether the existing TH 101 storm system that this development is tying into at TH 101 and 86th St. is adequate for the storm water from this development. 4. Any existing field access or existing driveways such as the one on CSAH 101 will need to be removed and replaced with ditch and /or curb and gutter in order to preclude nuisance use. Note to same shall be made on face of site plan. 5. Prior to any work affecting or on County highways or in County right of way, the applicant shall coordinate plans with the County Engineer and obtain a Utility or Excavating/Filling/Grading Permit(s) from Carver County Public Works: (http://www.co.carver.mn.us/how-do-i/apply-for/a-permit). Final details of locations, grades, and profiles affecting County roads as well as any utility connections will need to be reviewed and approved prior to any permits. 6. Any damages, modifications, or changes incurred on CSAH 101 from current or approved conditions will need to remedied or updated at developer expense, including costs incurred by the County. R:\Program Delivery\Transportation\Development Review\2017\2017-1 These are comments at this time. If you have any questions or need further assistance, please do not hesitate to contact me at dmccormick@co.carver.mn.us or by phone at (952) 466-5208. Sincerely. Dan McCormick, P.E. PTOE Transportation Manager Carver County Public Works cc: Chad Braun (TE / Permits) R:\Program Delivery\Transportation\Development Review\2017\2017-1 17550 Hemlock Avenue • • Lakeville, MN 55044 l S S 1 0 nBills952)378-438611 mhoagberg@headwatersdevelopment.biz C6lztfr{' )li�llh April 4, 2017 Dear Property Owner: Please be advised that a formal application has been submitted to the City of Chanhassen seeking approval of a Site Plan Development for the following described property: Outlot E Mission Hills —Senior Living Community and Day Care Center Site near the Northeast corner of Highway 101 (Great Plains Boulevard) and Highway 212. We are asking the City to approve this application to allow development of Outlot E Mission Hills into a 152 senior housing units providing Independent Living, Assisted Living, and Memory Care Services for our residents. The development also includes a 9,000 square foot day care center, which is part of our intergenerational programing at the community. A Neighborhood Information Meeting will be held to provide you an opportunity to become fully informed of our development intentions and to give you an opportunity to offer comments and suggestions. The Neighborhood Information Meeting will be held on April 13th, 2017 at 5:30pm at the American Legion Post 580, 290 Lake Drive East, Chanhassen, MN 55317. At this meeting we will make every effort to show you how the property will be developed and to answer any questions. Should you have questions prior to the meeting, please contact me directly. Sincerely, Michael J. Hoagberg • Mission Hills Senior Housing Owner, LLC Managing Member October 28,2014 Kathryn Aanenson,Chanhassen Development Director Lyndon Robjent,Carver County Engineer Dear Kathryn &Lyndon: This letter is to request that the Mission Hills Garden Homeowners'Association would like to start discussions with the city and county about traffic control as the result of future development of property located on the southeast corner Highway 101 and West 86th Street in Chanhassen. Currently,the property is for sale,Barr Engineering has done soil borings during the past two weeks,and a surveying company is surveying/staking the property. As you are aware,a new housing development is currently being built on West 86th street and Tigua Lane. The combination of new traffic from this development plus the traffic generated by future development of the property on the SE corner of 101 and W 86th Street will compound the current traffic issues to access 101 from W 86th The Mission Hills Homeowners'Association represents 56 homes on the West Side of W 86th Street. A majority of our residents are retired and considered senior citizens of our community. We are concerned for the safety of our association members as they access the 101&86th intersection. The current median on West 86th&101 will need to be redesigned to accommodate the access from future development of the SE corner property currently for sale. The existing driveway off of W 86th to this property was not designed to handle large amounts of traffic. It was designed for a farmer field access. The control of traffic at 101 and W 86th to allow residents using 86th to access 1.011s our biggest concern. We would like to see a controlled signal intersection but are open to other traffic control systems to manage traffic at this location. Please consider this letter our request to be participants in the planning and design meetings for the future intersection of Highway 101 and W 86th Street. Respectfully Submitted, Karla Thomsen, President Mission Hills Garden Homeowners'Association Our Board Member Dave Nickolay is the board representative assigned to work with the City and County. He can be reached through the following: Mail: 552 Mission Hills Dr Chanhassen, MN 55317 Phone: 952-974-5285 Email: acmadave@gmail.com CITY OFCHANHASSEN RECEIVED December 5, 2014 DEC 0 d 2014 CHANHAN PLANN1Nti DEPT Sharmeen Al-Jaff, Senior Planner City of Chanhassen Dear Sharmeen: This letter is in follow-up to our telephone call yesterday and the letter you received dated October 28, 2014 concerning the proposed senior housing development on the southeast corner of Highway 101 and West 86th Street. As we discussed,the Mission Hills Garden Homeowners' Association would like to be involved in the planning discussions concerning the redesign of the West 86th median where it intersects with Mission Hills Drive, leading to Highway 101. We also request that we be involved in the planning of the changes to the intersection of Highway 101 and West 86th Street resulting from the increased traffic from all area development. Our biggest concern involves the control of traffic at 101 and 86th, making a left hand turn or going south on 101 is a problem today, and will grow with the two housing projects being connected to 86th in 2015. As we also discussed, future development on the west side of 101 on the remaining open land should be taken into consideration at this time. Also the city trail that crosses 101 at 86th will also need to be addressed. As an association we request the City give serious consideration to working with all government agencies involved to construct a roundabout on 101 where it intersects with 86th. If the roundabout is not feasible, we are open to other traffic control systems to improve the current problem of left hand turns/south bound 101 traffic coming out of 86th Street. Sharmeen, please consider this letter to be our second request to be participants in the planning and re-design meetings for the future intersection of Highway 101 and W 86th Street. Respectfully submitted David F Nickolay, Vice President Mission Hills Garden Homeowners' Association '3N1'S.13311H3sYSN1311 S3iil33S '� �1D6naVn� 5316 V1OSJNNW"N3SSV1-MV-O I 1S3/4133LS HISS OM/101/S,H Q raoy� '.,,,SAW. 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I 1.1 o" ��v o c 1 m !2 wu 00[7 u,111 o gm Fcc�o I :vim ¢e,eo pcan iVav c1e� m (�/1241N 1-aviv April 13, 2017 Sharmeen Al-Jaff Dear Ms. Al-Jaff: This letter is to request that the Mission Hills Garden Homeowners' Association, representing fifty-six homes on the west side of West 86"' Street, submit the following recommendations to the Planning Commission concerning the proposed development at 8600 Great Plains Boulevard. We request that copies of this letter be provided to the Commission prior to or at the public hearing on April 18, 2017. First, we fully support this type of development on this property and see it as an asset to our area of Chanhassen. Many of our senior homeowners will probably utilize the services offered at this new development. Our concerns are as follows: -That the median on West 8e Street be removed and redesigned -That the speed limit on Highway 101 and 8e St. be reduced to 35 MPH -That the traffic flowing out of the proposed development at night does not cast car lights into our homes Please take these concerns into consideration as plans are reviewed and this project is approved. Respectfully Submitted, Karla Thomson, President Mission Hills Garden Homeowner's Association