Approval letter signedMay 15, 2017
CITY OF C HANHASSE N
Chanhassen is a Community for Life -Providing for Today and Planning for Tomorrow
Sperides Reiners Architects, Inc.
Eric Reiners
4200 W. Old Shakopee Road
Bloomington, MN 55437
Re: Mission Hills Senior Living — Planning Case 2017-07
Dear Mr. Reiners,
This letter is to formally notify you that on May 8, 2017, the Chanhassen City Council adopted the
following 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 botd and
11highlighted 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
PH 952.227.1100 • www.ci.chanhassen.mn.us • FX952.227.1110
7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317
Mission Hills Approval Letter
Mission Hills Senior Living – Planning Case 2017-07
May 15, 2017
Page 2 of 12
Medium Density District. Except as modified by the Mission Hills standards below, the
commercial development shall comply with the Neighborhood Business District, BN.
TOY, Block 1, Mission Hills Yd Addition shall comply with the R-12, High Density District.
b. Permitted Uses
The�- — .
these as defied herein The type .f uses to he provided e« this outlet shall be lee intensit..
uses.neighber-head oriented fetail and sefviee establishments to meet daily needs ef residents.
uses may inelude small to medium sii�ed restaHfant (ne drive thf:uwindews), effiee, day eafe,
rh.._,.h,....._,. e «,.maitted use in the ,.8......e....:,,1 afea „f this distriet_ 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 peniffiefeial 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 j emmereial High Density portion of the site. This buffer shall be in the form of a berm and
landscaping. The following setbacks shall be observed:
* 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:
Commercial
Residential
Residential
Commercial
Street
Oigh Density
Medium Density
Parking
Parking
Building Setback*
Building Setback
Setback
Setback*
Highway 101
*
50'
20'
Highway 212
*
50'
20'
West 86d' Street
*
30'
20'
Interior Lot Lines
O'(from commercial)
0'
0'
0' (from commercial)
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 Approval Letter
Mission Hills Senior Living — Planning Case 2017-07
May 15, 2017
Page 3 of 12
Mission Hills: As approved on October 24, 1994 in the Plat of Mission Hills; Mission Hills
Villas, A Condominium, Common Interest Community No. 8, 91h 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 311 Addition: Area: 376,358.4 square feet
Width: 480 feet
Depth: 620 feet
Net Lot
Hard Surface
BLOCK
USE
Area
Density
Coverage
p9ut}et
C-aeesiel
�'.'�,—,i-a
Mission Hills 3"
152 Multi -Family
pAddition
Units/Child Daycare
0.64 acres
Center
138 Multi -Family
Block 1, Mission Hills
18 acres
7.66
37%
Units
Block 4, Mission Hills
56 Multi -Family Units
1 8.92 acres
6.28
43.2%
Mission Hills Approval Letter
Mission Hills Senior Living — Planning Case 2017-07
May 15, 2017
Page 4 of 12
RESIDENTIAL
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 31 Addition shall:
h. 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
sulation system (E.I.F.S.) and the structures will have sloped shingle roofs. All
levations 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 2'/z 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.
Mission Hills Approval Letter
Mission Hills Senior Living — Planning Case 2017-07
May 15, 2017
Page 5 of 12
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.
C Signage
One monument sign along Great Plains Boulevard shall be permitted for Lot 1, Block 1,
Mission Hills 3rd Addition. shall be _o,.mitted for the etA4 .t and A inefluffient sign for- the
All b....:.,,.ss built within the eutlet shall . ha fe one .,,,,,...,,,ent sig". 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 3r1 Addition flw-oetlet-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.
Mission Hills Approval Letter
Mission Hills Senior Living — Planning Case 2017-07
May 15, 2017
Page 6 of 12
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 ligbt shall not exceed 15 feet.
Light fixtures within the sudet Lot 1, Block 1, Mission Hills 31 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 3'd 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/MemoryCare
Apartments
36
$500/bed
$18,000
Rental Twin Homes
16
$5,000 each
$80,000
Total
$478,000
Mission Hills Approval Letter
Mission Hills Senior Living — Planning Case 2017-07
May 15, 2017
Page 7 of 12
Engineering Conditions:
1. The estimated Surface Water Utility fees are $125,691.69. These shall be due with the
final plat.
2. The applicant must prepare an operations and maintenance manual that provides for the
protection and preservation of the stormwater best management practices (BMPs) to
provide for the designed water quality benefit in perpetuity.
3. The applicant must enter into a maintenance agreement with the city and record that
agreement against the property.
4. The applicant must dedicate public drainage and utility easements over the BMPs.
Planning Conditions:
1. Approval of the subdivision request is contingent upon approval of the PUD amendment,
Limited Use Permit (LUP) resolution 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.
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
86`h 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 maybe same
scale as architectural).
Mission Hills Approval Letter
Mission Hills Senior Living — Planning Case 2017-07
May 15, 2017
Page 8 of 12
For "Code Record" information go to MN Dept. of Labor and Industry:
http://www.dli.mn.gov/CCLD/PlanConstruction.asp
2. Buildings must be protected with automatic fire suppression systems. As required by
Minnesota State Building Code and /or Minnesota State Residential Code.
3. An accessible route must be provided to all buildings, parking facilities, public
transportation stops and common use facilities.
4. Parking areas, including parking garages, must be provided with accessible parking spaces
dispersed among the various parking areas and building entrances.
5. Accessible dwelling units must be provided in accordance with Minnesota State Building
Code Chapter 1341.
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.
Mission Hills Approval Letter
Mission Hills Senior Living — Planning Case 2017-07
May 15, 2017
Page 9 of 12
Eneineering 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 #l, #2, #4 and #5.
3. Plans must show the style of home for the twin homes.
4. The stand-alone SWPPP document shall be submitted to the city for review with the final
plat documents and will be required prior to any earth disturbing activities.
5. An NPDES construction permit must be granted to the applicant prior to any earth
disturbing activities.
6. Stockpile locations shall be shown on the plans.
7. The following materials are prohibited for retaining wall construction: smooth face,
poured in place concrete (stamped or patterned is acceptable), masonry, railroad ties and
timber.
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. 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.
Mission Hills Approval Letter
Mission Hills Senior Living — Planning Case 2017-07
May 15, 2017
Page 10 of 12
17. The plan shall use 2017 Chanhassen standard detail plates, which are available on the
city's website.
18. This parcel has paid the city for one (1) water and sanitary service hook-up. The
additional twin home units (7) must pay a water and sanitary service partial hook-up fee
at the time of final plat. The remaining hook-up fees would be paid with the building
permit.
19. The hook-up fees for the main building are due with the building permit.
20. All work within the MnDOT right-of-way must be approved by MnDOT.
21. This site will need to be compliant with the City of Chanhassen's MS4 permit.
22. The applicant's engineer will continue to work with the Watershed District to update
their permit and meet requirements.
23. City staff will evaluate the design based on the requirements above until the city receives
confirmation from the Watershed District that this project will be evaluated under a
different requirement. The annual reduction by the proposed BMPs (Best Management
Practices) are 67% removal for TSS and 60% removal for TP. This does not meet the
requirements for TSS, so the design must be revised. The current design removes only
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.
Mission Hills Approval Letter
Mission Hills Senior Living — Planning Case 2017-07
May 15, 2017
Page 11 of 12
31. The proposed BMPs will be privately owned.
32. Erosion control blanket shall include the swales in their entirety.
33. The design of the stormwater BMPs shall follow the guidelines of the MN Stormwater
Manual unless the City Engineer agrees to a deviation for those guidelines.
34. A planting plan for the filtration features will be required before recording the final plat.
35. Staff strongly recommends using plantings rather than seed, as seed can take up to three
growing seasons to establish. The city will not release security until the vegetation is
established.
36. It is the applicant's responsibility to assure that permits are received from all other
agencies with jurisdiction over the project.
Planning Conditions:
1. The applicant shall work with staff to improve the screening of the southwesterly portion of
the site through the use of berming and landscaping.
2. All rooftop and ground equipment must be screened from views.
3. The site is permitted one monument sign facing Great Plains Boulevard. Sign illumination
and design shall comply with ordinance.
4. Approval of the Site Plan application is contingent upon approval of the PUD amendment,
Limited Use Permit (LUP) resolution and Final Plat Approval."
4. LIMITED USE PERMIT RESOLUTION:
"The City Council approves the Limited Use Permit (LUP) resolution with MnDOT for a trail
connection that requires grading within Highway 101 right-of-way with the following conditions:
1. Approval of the Limited Use Permit (LUP) is contingent upon approval of the PUD
amendment, Site Plan Permit and Final Plat Approval."
A site plan agreement must be prepared by the city; however, cost estimates for the project must
be submitted prior to document preparation.
Mission Hills Approval Letter
Mission Hills Senior Living — Planning Case 2017-07
May 15, 2017
Page 12 of 12
Final plat documents must be submitted to the City four weeks prior to the City Council meeting
in which you wish to have your final plat approved. Enclosed is the list of items required for
submittal for final plat approval.
If you have any questions, please feel free to contact me at 952.227.1134 or e-mail at
salj affg.ei. chanhassen.mn. us.
Sincerely,
Sharmeen Al-Jaff
Senior Planner
Enclosure
c: Michael Hoagberg
ec: Stephanie Smith, Project Engineer
g:\plan\2017 placating cases\17-07 mission hills senior living\approval letter.doc
ITEMS REQUIRED FOR FINAL PLAT CONSIDERATION
The following items are required to be submitted a minimum of 30 days prior to City Council
meeting and payment of a $250.00 final plat review fee:
Submit three (3) sets of full size, 50 scale construction plans and specifications for staff
review and redline.
• Utility plans shall show both plan view and profiles of all utilities (sanitary sewer, water
and storm sewer lines). The plan view must show all drainage and utility easements.
• Grading and drainage plans shall show dwelling type and elevations, wetlands and
wetland buffer areas, stormwater pond NWL and HWL, EOF and catch basin and
storm manhole numbers.
• The construction plans and specifications shall be in accordance to the City's latest
edition of Standard Specifications & Detail Plates.
• The plans shall include traffic signage and street light placement.
2. Drainage calculations for water quantity and quality ponding with maps showing drainage
areas for pre -and post -development conditions and contributing areas to catch basins.
3. Hydraulic calculations and drainage map for the storm sewer design.
4. Tree Preservation Easements (if applicable).
5. Trail Easements (if applicable).
6. Engineer's Cost Estimate of Improvements:
a. Sanitary sewer system.
b. Water system.
c. Storm sewer drainage system including cleaning and maintenance.
d. Streets, sidewalk and trails.
e. Erosion control.
f. Site restoration (seeding, sodding, etc.).
g. Site grading
h. Street lights & signs
i. Engineering, surveying & inspection
j. Landscaping
7. Five (5) sets (folded) of final plat, one (1) set of reductions (81/2" x 11"), and a digital copy
in Alf format.
8. Digital copy of the legal description of the property in a .doc format.
9. Lot tabulations.
Failure to provide any of the above items by the required deadline will result in delaying
consideration of final plat before the City Council.
Updated 11-29-06
c:\users\jennyp\appdata\local\microsoft\windows\inetceche\content.outlook\7c7e12pt\final plat submittal.doc