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Eden Springs Planning Commission Presentation_fCity of Chanhassen A Community for Life Planning Case #2025-10 Eden Springs Assisted Living & Memory Care Planning Commission –September 2, 2025 Scheduled City Council –September 22, 2025 Applicant –Fusion AE Requesting Site Plan and Variance Approval City of Chanhassen A Community for Life Development Location Current Zoning Designation: High Density Residential (R-16) 2040 Land Use Plan High Density Residential City of Chanhassen A Community for Life Prior Concept Comparison to New Proposal January 2020 – Moments of Chanhassen August 2025 – Eden Springs City of Chanhassen A Community for Life Communications •Proposed Development Sign placed on property on 5/26/25 •Email sent to the “Proposed Developments” email group on 5/29/25, 6/12/25 and 8/18/25 •Postcards sent to neighbors within 500 ft on 8/21/25 •Public Hearing Notice posted in the Sun Sailor on 8/13/25 City of Chanhassen A Community for Life Level of City Discretion 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 shall approve the site plan. This is a quasi-judicial decision. The city’s discretion in approving or denying a variance is limited to whether the proposed project meets the standards in the zoning ordinance for a variance. The city has a moderate level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi-judicial decision. City of Chanhassen A Community for Life 1.(Is / Is Not) consistent with the elements of development guides, including the Comprehensive Plan 2.(Is / Is Not) consistent with the site plan review requirements 3.(Does / Does Not) preserve the site in its natural state to the extent practicable 4.(Does / Does Not) create a harmonious relationship of buildings and open space 5.(Does / Does Not) create a harmonious design for structures and site features 6.(Does / Does Not) protect adjacent neighboring properties through reasonable provisions for drainage, buffers, view preservation, light, and air 7.(Is / Is Not) within the Highway Corridor districts consistent with the purpose, intent and standards in the HC district. 8.(Is / Is Not) within the Bluff Creek Overlay (BCO) district, consistent with the purpose, intent, and standards in the BCO district. 9.(Does / Does Not) maintain an acceptable road system level of service Site Plan Review City of Chanhassen A Community for Life Site Plan Review •Two proposed assisted living/memory care buildings connected by a central hallway •Each building can accommodate up to 21 residents. City of Chanhassen A Community for Life Continuing Care Facility Definition (a)An establishment providing sleeping accommodations to one or more adult residents, at least 80 percent of which are 65 years of age or older, and offering or providing, for a fee, one or more regularly scheduled health-related services or two or more regularly scheduled supportive services, whether offered or provided directly by the establishment or by another entity arranged for by the establishment; or (b) An establishment that registers under M.S. § 144D.025. City of Chanhassen A Community for Life Continuing Care Facility Standards 1.The facility shall maintain state licensing. 2.The facility shall conform to the requirements of the Minnesota State Building Codes and Fire Codes. 3.The facility shall be connected to municipal services. 4.The facility shall be of residential style and character with a maximum structure height of 35 feet. 5.Parking areas shall be screened from public or private right-of-way and adjacent single-family residential areas. 6.One-third parking space per bed shall be provided with an additional parking space for every employee on the largest single shift. 7.The facility shall be located in a medium or high-density district with a gross density not exceeding 16 beds per acre. 8.Access to the site shall be from a collector or arterial street as defined in the comprehensive plan. City of Chanhassen A Community for Life Site Plan Review - Architecture City of Chanhassen A Community for Life Site Plan Review - Architecture Proposed Materials: Lap Siding, Shake Siding, and Stone City of Chanhassen A Community for Life Site Plan Review Landscaping: •Plan currently shows some tree, buckthorn, and invasive species removal in the wetland buffer. •The buffer yard and parking lot planting plan meets or exceeds the City Code requirements. •The planting plan currently does not meet the planting diversity requirements. The plan must be updated prior to final approval. •Full tree inventory and canopy coverage calculations must be provided. Screening: •Ground mounted utilities are proposed to be screened by landscaping or not visible from public view. City of Chanhassen A Community for Life Lighting •Light posts are limited to 30 feet in height •Fixtures shall be shielded and “cut off” angles no greater than 90 degrees •Light levels are limited to ½ foot candle at property lines. Site Plan Review City of Chanhassen A Community for Life Site Plan Review Building Height •City Code stipulates that building height of a pitched roof is measured to midpoint of the highest gable. •Max height allowed = 35’ •Proposed heights = <35’ City of Chanhassen A Community for Life Site Plan Review – Code Compliance Lot Ordinance Requirements Subject Site Area 129,600 square feet 155,251 square feet Lot Coverage 50%38.1% Building Height Ordinance Requirements Subject Site Principal 35’35’ Building Setbacks Ordinance Requirements Subject Site Front yard 50’51.7’ Rear yard 50’ + wetland setback of 30’95.3’ + 5’** Side yard 50’78.8’ /133.9’ Parking Setback Ordinance Requirements Subject Site All Yards 25’25 sides and 10’ Front* *A reduced parking setback requires a variance. Approval of the site plan is contingent upon approval of the variance. **A reduced wetland setback variance is being requested. Approval of the site plan is contingent upon approval of the wetland setback variance. City of Chanhassen A Community for Life Site Plan Review – Parking Parking Requirements Ordinance Requirements Proposed Parking Stalls ⅓ space per bed + 1 space per employee on major shift which translates to 14 + 10 = 24 30 spaces (2 of which are garage stalls) City of Chanhassen A Community for Life Request #1 The first variance request is for a reduction in the wetland setback requirements. Request #2 The second variance request is for a reduced parking setback. Variance - Requests City of Chanhassen A Community for Life •A variance may be granted if all of the following criteria are met: •Variance is in harmony with the general purposes of the zoning ordinance and consistent with the comprehensive plan. •"Practical difficulties," in complying with the ordinance means that the property owner proposes to use the property in a reasonable manner not permitted by this chapter. •Variance is not based upon economic considerations alone. •Plight is due to circumstances unique to the property not created by the landowner. •The variance, if granted, will not alter the essential character of the locality. •Variances shall be granted for earth-sheltered construction as defined in M.S. § 216C.06, subd. 14, when in harmony with this chapter. Variance – Standards City of Chanhassen A Community for Life Request #1 - The first variance request is for a reduction in the wetland setback requirements. •The site contains multiple wetlands, and Riley Creek is located along the northern edge of the site. •A reasonable solution supported by City Code is to average the buffer around the wetlands and reduce the setback in return. Request #2 - The second variance request is for a reduced parking setback. •The standard parking setback required by ordinance is 25 feet. •The intent of the setback is so that the parking lot can be adequately screened from adjacent properties and public right of way. •The applicant is providing adequate screening that will accomplish the intent of the ordinance. Additionally, the north side of the property contains a large wetland complex and associated protections, setbacks, and buffering of those wetlands, which creates a practical difficulty unique to the property that does not make it feasible to shift the proposed building and associated improvements to comply with the typical parking setback requirement. Variance - Requests City of Chanhassen A Community for Life •The proposed wetland setback and parking lot setback variances are in harmony with the zoning code and the Comprehensive Plan. •Both requested variances are caused by the wetland site encumbrances, and not by the property owner. •The applicant offsets the practical difficulties in complying with the zoning ordinance by providing reasonable screening and wetland buffer improvements which will maintain the character of the locality. •Staff supports approval of both variance requests. Variance – Staff Assessment City of Chanhassen A Community for Life Site Plan Review - Utilities •Sanitary and water main services adjacent to the site. •Public water main loop to be constructed connecting Laredo Dr. to Santa Vera Dr. water main. •Sanitary sewer currently proposed to connect on adjacent property. If easement is not acquired, project must connect to sewer line in adjacent city right-of-way. City of Chanhassen A Community for Life Grading & Drainage – Existing Conditions •Small portion of site runoff flows south and is collected and treated by the public system on West 78th •One (1) jurisdictional wetlands onsite – near the center of the site •Manage type 2 •Wetland and creek buffer is in poor condition •Debris, buckthorn and erosion City of Chanhassen A Community for Life •Area will be mass graded to facilitate development and construction of assisted living facility, utilities, parking lots, and stormwater management system •58,000 SF of new impervious area • Project maintains major flow patterns Stormwater generally flows from South to North. •New storm sewer outlet directly to the creek Grading & Drainage – Proposed Conditions City of Chanhassen A Community for Life Grading & Drainage – Proposed Conditions • Design utilizes a combination filtration basin with a reuse system and jellyfish filter system to meet design requirements – City and RPBCWD •Abstraction to the maximum extent practicable •Rate Control •Water Quality (WQ) – TSS, TP removals City of Chanhassen A Community for Life Wetlands • A wetland delineation was approved on 5/29/2025 • wetland is 0.08 acres of a Type ½ • located adjacent and upgradient to Riley Creek. • Due to site constraints, the applicant proposes placing the building within the wetland building setback • The proposed plans show a minimum buffer associated with a manage 2 wetland classification – 20 feet •The building and sidewalks well within the 30-foot setback measured from the buffer edge which requires a variance City of Chanhassen A Community for Life Wetlands •To offset the adverse impacts anticipated from the close proximity of the building and walkways an enhanced buffer establishment plan is recommended by staff. •Wetland and creek buffer is in poor condition. •Debris, buckthorn, and erosion •Water Resources dept recommends enhanced buffer reestablishment plan which meets city code 20-412. •Plan does have notes to the effect within plan set. City of Chanhassen A Community for Life 1.(IS) consistent with the elements of development guides, including the Comprehensive Plan 2.(IS) consistent with the site plan review requirements 3.(DOES) preserve the site in its natural state to the extent practicable 4.(DOES) create a harmonious relationship of buildings and open space 5.(DOES) create a harmonious design for structures and site features 6.(DOES) protect adjacent neighboring properties through reasonable provisions for drainage, buffers, view preservation, light, and air 7.(IS NOT) within the Highway Corridor districts. 8.(IS NOT) within the Bluff Creek Overlay (BCO) district 9.(DOES) maintain an acceptable road system level of service Site Plan Review City of Chanhassen A Community for Life Staff Recommendation “Staff recommend approval of the requested site plan and planned unit development amendments as proposed subject to updating of plans based on staff review comments.” City of Chanhassen A Community for Life PLANNING COMMISSION DISCUSSION City of Chanhassen A Community for Life PUBLIC HEARING City of Chanhassen A Community for Life PLANNING COMMISSION DISCUSSION City of Chanhassen A Community for Life Proposed Motion “The Chanhassen Planning Commission recommends approval of the requested site plan with variances for the 42-bed Eden Springs Assisted Living & Memory Care facility subject to the conditions of approval and adopts the attached Findings of Fact and Decision.” City of Chanhassen A Community for Life Additional Slide – Wetland Buffer Strips Language from City Code Sec 20-412 Buffer Strips Required 1.Before release of final plat, the applicant must submit to the WCA agent a drainage and utility easement for protection of the wetland and approved buffer strip. The easement must describe the boundaries of the wetland and the wetland buffer strips. 2.Building structures, paving, mowing, introducing non-native vegetation, cutting, filling, dumping, disposing of yard waste, fertilizing, or tampering with the monuments within buffer strips is prohibited. 3.Additional wetland impacts shall not be allowed for the creation of buffer strips. 4.The use of meandering buffer strips to maintain a natural appearance is encouraged. 5.Where roadways are constructed next to a wetland, a buffer strip shall be maintained. 6.Where acceptable natural vegetation exists in a wetland and adjacent buffer strip, the retention of such vegetation in an undisturbed state shall be required unless the applicant receives approval to replace such vegetation. A wetland and/or buffer strip has acceptable vegetation if it is dominated by native tree, shrub, or grass species, and has not been used for agricultural production in the last five years. City of Chanhassen A Community for Life Additional Slide – Wetland Buffer Strips Language from City Code 1.The WCA agent may deny the use of existing vegetation for the use of buffer strips if: 1.It is dominated by any species on the state noxious weed list as defined by M.S. § 18.76-18.88. These species include species such as leafy spurge, spotted knapweed, purple loosestrife, and common and glossy buckthorn; 2.It is present on unstable slopes, has significant bare soil, displays a history of erosion problems, is prone to gully formation, or does not function for sediment and nutrient removal; 3.Any areas were used for agricultural production in the last five years; or 4.The buffer strip is disturbed or altered. 2.If an area is deemed to be unacceptable in its current state, a wetland buffer landscaping plan must be submitted to the WCA agent. This plan shall include at a minimum a: 1.Plan sheet showing the proposed new buffer strip locations and any buffer strips acceptable as existing. Existing buffer strips shall be identified and marked to prevent accidental disturbances. 2.Specification as to what seed mixture will be used, or what trees and/or shrubs will be planted and their locations. 3.Verification that all seed stock and tree species are native to Minnesota and are of local ecotypes. 4.Detailed specification that identifies the project schedule, materials, installation or seeding instructions, and costs. 5.Maintenance schedule that describes the activities that will occur for at least the first two years. This should include a schedule of mowing and spot spraying for weeds if an area is seeded. Plans that call for periodic burning shall have additional details and must have special permission prior to installation. 6.Detail of all best management practices (BMPs) and erosion control plans. 7.Plan identifying the locations of buffer strip markers. 3.The city may, at their discretion, require a cash escrow or letter of credit up to 110 percent of the cost to reestablish the buffer strip should it not be successful, not be maintained, or otherwise require city intervention to maintain the ordinance requirements.