The URL can be used to link to this page

Home My WebLink About01-15-25 Agenda Packet M eeting L ocation: M unicipal Center 7100 147th Street West Apple Valley, M innesota 55124 January 15, 2025 PLA N N IN G C O MMISSIO N T EN TAT IVE A G EN D A 7:00 P M 1.Call to Order 2.Approve Agenda 3.Approve Consent Agenda Items Consent Agenda Items are considered routine and will be enacted with a single motion, without discussion, unless a commissioner or citizen requests to have any item separately considered. It will then be moved to the land use/action items for consideration. A.Approve Minutes of December 18, 2024 Regular Meeting 4.Public Hearings A.McDonald's at Orchard Place 1. C onsider a Zoning Map Amendment Rezoning of Outlot A, Orchard Place 4th Addition from "SG" Sand and Gravel to "RB" Retail Business 2. C onsider a Subdivision by Preliminary Plat of a 2.52 acre lot into a 1.51 lot and a 1.01 acre lot. 3. C onsider a C onditional Use Permit for a Class-II Restaurant with a Drive-T hrough on Lot 2, Block 1, McDonalds Orchard Place 4. C onsider a Setback Variance to Allow a C lass-II Restaurant within 1,000 feet of a Residential Use. 5. C onsider a Site Plan/Building Permit for a 3,859 sq. ft. McDonalds restaurant on Lot 2, Block 1, McDonalds Orchard Place. LO C AT IO N: 15460 English Ave PET IT IO N ER: McDonalds USA, LLC B.Rockport, LLC Mixed Business Campus C omprehensive Plan Amendment C onsider a C omprehensive Plan Amendment. PET IT IO N ER: Rockport, LLC LO C AT IO N: Mixed Business C ampus 5.Land Use / Action Items 6.Other Business A.Review of Upcoming Schedule and Other Updates Planning Commission - Wednesday, February 5, 2025 - 7:00 p.m. Planning Commission - Wednesday, February 19, 2025 - 7:00 p.m. C ity Council - T hursday, J anuary 23, 2025 - 7:00 p.m. C ity Council - T hursday, February 13, 2025 - 7:00 p.m. 7.Adjourn Regular meetings are broadcast, live, on C harter C ommunications C able C hannel 180 and on the C ity's website at www.applevalleymn.gov I T E M: 3.A. P L A NNI NG C O MMI S S I O N ME E T I NG D AT E:J anuary 15, 2025 S E C T I O N:Consent A genda Description: A pprove Minutes of December 18, 2024 Regular Meeting S taff Contact: B reanna Vincent, Department Assistant Department / Division: Community Development Department AC T I O N RE Q UE S T E D: Approve minutes of the regular meeting of December 18, 2024. S UM M ARY: T he minutes of the regular Planning Commission meeting is attached for your review and approval. B AC K G RO UND: State statute requires the creation and preservation of meeting minutes which document the official actions and proceedings of public governing bodies. B UD G E T I M PAC T: N/A AT TAC HM E NT S : Minutes CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES December 18, 2024 1. CALL TO ORDER The City of Apple Valley Planning Commission Meeting was called to order by Vice Chair Scanlan at 7:00 p.m. Members Present: Paul Scanlan, Phil Mahowald, Becky Sandahl, Jeff Prewitt, and Douglas Hlas Member(s) Absent: Jodi Kurtz, David Schindler City staff members attending: Community Development Director Tim Benetti, Parks Director Eric Carlson, City Planner Alex Sharpe, Associate Planner Sydnee Stroeing, Assistant City Engineer Evan Acosta, City Attorney Sharon Hills, and Department Assistant Breanna Vincent. 2. APPROVAL OF AGENDA Vice Chair Scanlan asked if there were any changes to the agenda. – None. MOTION: Commissioner Sandahl moved, seconded by Commissioner Hlas, approving the agenda. Roll call vote: Ayes - 5 – Nays – 0. 3. CONSENT ITEMS A. Approval of Minutes of November 20, 2024 B. Approve Revision of the 2025 Planning Commission Regular Meeting Schedule MOTION: Commissioner Hlas moved, seconded by Commissioner Sandahl, approving the minutes of November 20, 2024 and the revised 2025 Planning Commission Schedule. Roll call vote: Ayes - 5 – Nays – 0. 4. PUBLIC HEARING None 5. LAND USE CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 18, 2024 Page 2 of 4 A. Apple Valley High School Activity Center Addition Site Plan and Building Permit Authorization City Planner Sharpe provided a brief presentation. Commissioner Mahowald noted that additional parking would be ideal but there does not appear to be any options for that. City Planner Sharpe said that the only area of the site that is available is the northwest corner of the site, though there are a lot of trees and hills present there. The site is long and narrow and parking is challenging for older sites. Commissioner Hlas asked if the clearance of the skyway is adequate for fire trucks to pass through if needed. City Planner Sharpe said that is correct and will be made sure of at time of building permit. Commissioner Mahowald noted that the draft resolution was not included in the staff report and asked what the conditions of approval would be. City Planner Sharpe advised that the Commission could table the item to later in the evening so that the draft resolution could be provided prior to making a recommendation. Vice Chair Scanlan tabled the item to discuss after agenda item 5. B. and review of the draft resolution conditions. MOTION: Commissioner Mahowald moved, seconded by Commissioner Sandahl, approving the site plan/building permit authorization for construction of a 86,621 sq. ft. activity center addition subject to conditions in the draft resolution. Roll call vote: Ayes - 5 – Nays – 0. B. Eastview High School Activity Center Addition Site Plan and Building Permit Authorization Associate Planner Stroeing provided a brief presentation. Vice Chair Scanlan asked if there would be any community access to the additional facilities. Associate Planner Stroeing deferred to the applicant for a response. The applicant, Scott McQueen (Wold Architects), was present for questions. Mr. McQueen stated that all ISD 196 facilities, Community Education takes over the facilities in the evening. The parking and sidewalks will be available for this use as well. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 18, 2024 Page 3 of 4 MOTION: Commissioner Sandahl moved, seconded by Commissioner Mahowald, approving the site plan/building permit authorization for construction of a 84,700 sq. ft. activity center addition subject to conditions in the draft resolution. Roll call vote: Ayes - 5 – Nays – 0. C. Redwood Park Site Plan and Building Permit Authorization City Planner Sharpe provided a brief presentation. Commissioner Mahowald observed that the gathering area could possibly be used as an available rental space for events like what is currently at Valleywood and the Senior Center. City Planner Sharpe deferred to the Parks Director Eric Carlson for additional information. Parks Director Eric Carlson stated that this building is more of a park facility and is intended to provide a more casual use as opposed to the formal spaces offered at Valleywood and the Senior Center. There is a large counter space with several electrical outlets for guests to plug in Crockpots and other similar smaller appliances for their gatherings. There will also be a sink located on this counter. Commissioner Scanlan asked if this space could be rented by the community for a private event. Parks Director Eric Carlson stated that the space would be available for private rental. Commissioner Hlas asked for clarification on the “flexible lawn” and if it would be artificial grass. Parks Director Carlson said it would not be turf. The term “flexible lawn” means that the space is not programmed for something specific such as soccer or baseball. It could be used for many uses like yoga, picnics, etc. Commissioner Hlas asked if the Activity Play Zone would include a splash pad. Parks Director Carlson stated that it will just be an inclusive playground with no water. Commissioner Sandahl noted that there will still be a climbing wall in the pool similar to what was at the previous pool. Parks Director Carlson stated that the climbing wall will still be there but due to the size of the pool, the climbing wall and diving board will not be available at the same time. Commissioner Sandahl asked if swim lessons will still be available at this pool. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 18, 2024 Page 4 of 4 Parks Director Carlson stated that the design of this pool is intended to be helpful for teaching swimming. There is a zero-depth entry available so that people of all abilities can use the pool and participate in swim classes. Vice Chair Scanlan commented that it is amazing the number of amenities that staff has been able to incorporate into this relatively small site. The new parking lot is situated nicely and appears to have minimal impact on existing neighbors. MOTION: Commissioner Prewitt moved, seconded by Commissioner Hlas, approving the site plan/building permit authorization for Redwood Park Master Plan subject to conditions in the draft resolution. Roll call vote: Ayes - 5 – Nays – 0. 6. OTHER BUSINESS A. Review of Upcoming Schedule and Other Updates The next Planning Commission meeting is scheduled for Wednesday, January 15, 2025, 7:00 p.m. The next City Council meeting is Thursday, December 26, 2024, 7:00 p.m. 7. ADJOURNMENT Vice Chair Scanlan asked for a motion to adjourn. MOTION: Commissioner Mahowald moved, seconded by Commissioner Sandahl, to adjourn the meeting at 8:30 p.m. Roll call vote: Ayes – 5 – Nays – 0. Respectfully submitted, ______________________________________ Breanna Vincent, Planning Department Assistant Approved by the Apple Valley Planning Commission on 01/15/25 . Jodi Kurtz, Chair I T E M: 4.A. P L A NNI NG C O MMI S S I O N ME E T I NG D AT E:J anuary 15, 2025 S E C T I O N:P ublic Hearings Description: Mc Donald's at Orchard P lace S taff Contact: A lex Sharpe, A I C P, City Planner Department / Division: Community Development Department Applicant: Mc Donald's US A , L L C P roject Number: P C24-22-B C S V Z Applicant Date: 12/18/2024 60 Days: 2/16/2025 120 Days: 4/17/2025 AC T I O N RE Q UE S T E D: Open the public hearing, receive comments, and close the public hearing. It is the policy of the Planning C ommission to not take action on an item the evening of the public hearing. However, if there are no comments at the public hearing, and the Planning C ommission concurs, staff recommends the following actions: 1. Recommend approval of a zoning map amendment rezoning of O utlot A, O rchard Place 4th Addition from "SG" Sand and Gravel to "RB" Retail Business. 2. Recommend approval of a subdivision by Preliminary Plat of a 2.52 acre lot into a 1.51 lot and a 1.01 acre lot, subject to conditions in the draft resolution. 3. Recommend approval of a conditional use permit and a 800 foot setback variance for a Class-II Restaurant with a drive-through on Lot 2, Block 1, McDonald's Orchard Place, subject to conditions in the draft resolution. 4. Recommend approval of site plan/building permit authorization for a 3,859 sq. ft. McDonald's restaurant on Lot 2, Block 1, McDonald's Orchard Place. S UM M ARY: McDonalds USA, LLC has applied for the following land use actions on property located at 15460 English Ave: Rezoning - T he site is zoned "SG" Sand and Gravel and has been requested to be rezoned to "RB" Retail Business to allow a Class-II Restaurant with drive-through. Subdivision by Preliminary Plat - T he applicant proposes to subdivide by preliminary plat a 2.52 acre parcel into two lots. T he southern lot, adjacent to the intersection of Pilot Knob Rd. and 155th St. W. would be 1.51 acres, leaving a smaller 1.01 acre site to the north adjacent to HealthPartners. Conditional Use Permit - C lass-II Restaurants require a conditional use permit for a drive-through facility. McDonald's is proposing a single drive-through lane with escape lane. Variance - Class-II Restaurants require a 1,000' separation from residentially zoned property. T he applicant is proposing an approximately 800' variance, allowing the restaurant to be approximately 200' from a residential zoned parcel. T he setback between these uses is measured property line to property line. T he applicant will be required to provide an exact distance if the variance is to be recommended by the Commission. Site Plan and Building Permit Authorization - T he applicant is proposing a 3,859 sq. ft. McDonald's on the site. T his process reviews the site plan, building elevations and materials, landscape plan, and general utilities. T his site is located in Orchard Place at the northwest intersection of Pilot Knob Rd and 155th St. W., south of HealthPartners. As noted above, the site is 2.52 acres and is located at 15460 English Ave. A ccess is provided to English Ave via a shared driveway with Chafin Vet. No additional access will be permitted to City or C ounty roadways. As part of the preliminary plat and conditional use permit all properties within 350' of the project site have been notified, which is consistent with past projects and state statute. B AC K G RO UND: Below is a review of comments by staff. Additional comments and specific details are also included in the C ity Engineer's memo, and applicant narrative which are attached to this report. Comprehensiv e Guiding and Zoning T he site is guided for "MBC " Mixed Business C ampus. T his designation was created specifically for the remaining sand and gravel area as it transitions from an active mining area into an area for "high quality setting" for office, light industrial, medical, and commercial retail. Specific areas, such as this site, were noted for commercial retail to be a focus. As noted above, the site is zoned "SG" Sand and Gravel and one of the actions sought is rezoning to "RB" Retail Business. T his allows C lass-II restaurants, which are typically fast food with a drive-through as a conditional use. Subdiv ision by P reliminary P lat T he applicant proposes to subdivide by preliminary plat a 2.52-acre parcel into two lots. T he southern lot, adjacent to the intersection of Pilot Knob Rd. and 155th St. W. would be 1.51 acres and is the site of the McDonald's, leaving a smaller 1.01-acre site to the north adjacent to HealthPartners. A drive-through coffee user has expressed interest in the site to the north. T he C ity Engineer has evaluated the traffic which is outlined in their memo. T he minimum lot size for an "RB" lot is 15,000 sq. ft., which both sites far exceed. Conditional Use P ermit As noted above, the "RB" zone allows Class-II restaurants, those with a grease hood and a drive-through, with a conditional use permit (C UP). Conditional uses are those that are generally permitted within the zone provided they can meet all performance standards and mitigate potential negative impacts to surrounding properties. In this instance, a variance to the performance standards is required due to the setback from residential properties. Additional details about the variance will be noted below. Site P lan T he site plan submitted is for a 1.51-acre site with a 3,859 sq. ft. building. T he site requires a 50' setback from Pilot Knob Rd. and 40' setback from 155th St. W., which are both met. Pedestrian connection within the site could benefit from additional study. Staff has encouraged a direct connection to Pilot Knob Rd., but the retaining wall and path configuration may make the connections use less likely. Parking stall depth has been corrected from the original sketch submission. T he 43 parking stalls meet the minimum parking requirements. T he current pedestrian connection with a retaining wall to Pilot Knob Rd. shown on the site plan was proposed in response to comments from staff. After review of the grade changes on Pilot Knob with this site staff is recommending that the pedestrian connection to Pilot Knob be removed as it may not be utilized to its full extent. A final pedestrian connection plan will need to be reviewed by the City Engineer. A condition of approval has been added to the draft resolution stating that the final plan must be approved by the City Engineer. Setback to Residential Variance As noted previously, a 1,000' setback is required for C lass-II restaurants from residential parcels. T his parcel is approximately 200' from a residential parcel, which would require an 800' setback variance. By state statute, and C ity Ordinance, a variance requires that the Planning C ommission find "practical difficulties". Practical difficulties are means the C ommission must find that "the applicant proposes to use the property in a reasonable manner not permitted by the zoning provisions of this Code; the plight of the applicant is due to circumstances unique to the property not created by the applicant; and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone do not constitute PRAC TIC AL D IFFIC U LTIES." Ordinance provides guidance to the Commission to consider the following when evaluating a variance: (i) Special conditions apply to the structures or land in question that are particular to the property and do not apply generally to other land or structures in the district or vicinity in which the land is located; (ii) The granting of the proposed variance will not be contrary to the intent of this chapter; (iii) The special conditions or circumstances do not result f rom the actions of the owner/applicant; (iv) The granting of the variance will not merely serve as a convenience to the applicant, but is necessary to alleviate practical diff iculties in complying with the zoning provisions of this C ode; and (v) The variance requested is the minimum variance necessary to alleviate the practical diff iculty. T he sketch plan that the C ommission previously reviewed outlined the primary concerns for locating a C lass-II restaurant within close proximity to residential which are noise, traffic, and smell. T hese can potentially be mitigated in a number of ways. T he C ommission discussed potential mitigation that included additional HVA C filtration, limiting of hours, and limiting volume of the menu-board. McDonald's applicant narrative provides for their case for establishing a practical difficulty and evaluates each of the items the C ommission is recommended to consider. A brief summary of these points is below, see the applicant narrative for additional response. T he use of the site as a drive-through restaurant on the site is a reasonable use. T he 2040 C omprehensive Plan anticipated ancillary retail at major intersections to serve the Mixed Business Campus. T he unique site topography will make it more difficult for a less prominently known restaurant to thrive in that location due to lack of visibility and access. T he variance if granted will fit in as a transition between the office uses around the site to the more retail-oriented uses to the south. Plantings and the berm itself will shield the residential across Pilot Knob Rd. T he C ity has granted variances to the setback from residential in the past, particularly when adjacent to significant roadway corridors such as C edar Ave. T he two most recent variances have been for Popeyes and C hik-Fil-A . Additionally, this site currently has a berm on the eastern side facing the residential. T his berm was installed as screening to the sand and gravel mining operation. T he plans call for this berm to remain in place, which as noted will assist with screening the site to the residential. In response to comments made by the C ommission at the Sketch Plan, the applicant narrative responds directly to any concerns expressed. T he applicant has also stated that they would seek the potential for this site to be a 24-hour operation. Landscape P lan T his project will be required to meet the code requirement of 2 ½% of the means construction cost of the building being applied to installed landscaping. Information provided by the applicant at this time states that they exceed the landscaping requirement. However, they may have included site grading, grass, or other items that the C ity's ordinance excludes. T he landscaping appears to be adequate, and a condition of approval will be that the applicant provide a nursery bid list and means construction value of the building at the time of building permit to ensure they meet requirements. Building E lev ations Originally McDonald's proposed elevations with hardi-plank exterior siding. Citing that this is a commercial zoning district, staff worked with McDonald's to improve the exterior finishes of the building to a face brick over the vast majority and small EFIS sections as accent materials in limited locations. T he C ommission reviewed the elevations at the Sketch Plan and asked that McDonald's find additional ways to break up the massing to fit more cohesively with surrounding development. In response, McDonald's has added a second brick color to the building creating a wainscoting around the base of the building. Additionally, the columns for each drive-through window were extended to the roofline to further break up building massing along that side. T he general brick color was also altered to fit more closely with surrounding buildings. To remain consistent with other developments in the area, all exterior meters will require some level of screening from offsite view. T his can be achieved either through decorative fencing, landscaping, or other options provided by the applicant. B UD G E T I M PAC T: If approved, park dedication will be required for both of these properties. It is unclear at this time if park dedication will be collected for the remnant lot at the time of platting or deferred to building permit. T he McDonald's lot will be required to pay park dedication with the platting process. AT TAC HM E NT S : Area Map Z oning Map Aerial Photo Preliminary P lat Plan S et Applicant L etter Ordinance Resolution Resolution Resolution Memo Memo Correspondence 155TH ST W E M B R Y P A T H PILOT KNOB RD 152ND ST W EMORY AVE 154TH ST W ENGLISH AVE 153RD ST W E M B L E M W A Y EMORY CIR PILOT KNOB RD SITE Proposed McDonalds15460 English AveGuided "MBC"Mixed Business Campus ¯ ^0 200 400 Feet RB LB RB PD- 849 PD-856 PD-856 PD-703 155TH ST W E M B R Y P A T H PILOT KNOB RD 152ND ST W EMORY AVE 154TH ST W ENGLISH AVE 153RD ST W PILOT KNOB RD PD PD 849PD-856 PD-703 SITE Proposed McDonalds15460 English AveZoned "SG"Sand and Gravel ¯ ^0 200 400 Feet SG SG 155TH ST W E M B R Y P A T H PILOT KNOB RD 152ND ST W EMORY AVE 154TH ST W ENGLISH AVE 153RD ST W E M B L E M W A Y EMORY CIR PILOT KNOB RD SITE Proposed McDonalds15460 English AveZoned "SG"Sand and Gravel ¯ ^0 200 400 Feet 4040 15 N 0 0 ° 0 3 ' 5 7 " W 1 4 4 . 4 5 N 89°52'37" E 382.99 S 89°57'33" W 12.93 N 0 0 ° 0 2 ' 2 7 " W 1 4 6 . 7 2 S 0 0 ° 1 4 ' 1 2 " E 2 9 1 . 7 2 N 90°00'00" E 383.33 2 65,866 SF ±1.51 AC B L O C K O N E 11 4 . 3 9 17 6 . 5 1 11 5 . 2 1 1 43,987 SF ±1.01 AC 16 2 25 MCDONALD'S 4584 BUILDING 3,859 SF POTENTIAL FUTURE SIDEWALK SIDEWALK 30.0' 30 . 0 6 15 10 10 10 10 65.06 56.00 327.33 946 944 94 0 942 94 2 944 94 4 946 94 6 94 6 9 4 694 8 9 4 8 56.0' 56.00 326.99 94 8 93 8 940 946 946 942 944 940 S D S D SD SD SD SD SD SD SD SD SD SD SD SD S S D D SS SSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS PROPOSED SIDEWALK CL & ACCESS EASE. S S 89°57'33" W 370.99 W W W W W W W SSSSSSSSSSSSS 13 . 1 ' 15 102.0' 9. 0 ' L1 L2 L3 L4 L5 L6 L7 PARCEL LINE DATA LINE L1 L2 L3 L4 L5 L6 L7 LENGTH 6.01 47.95 10.26 21.37 23.35 142.13 3.11 BEARING S 0°14'16" E N 90°00'00" W N 0°00'00" E N 90°00'00" E N 54°25'37" E N 0°00'00" E N 89°59'36" W 30 0 30 SCALE IN FEET 1 INCH = 30 FEET DAKOTA COUNTY COORDINATE SYSTEM NAD83, 2011 ADJ. Ground Distances US Survey Feet McDONALDS AT ORCHARD PLACE 60 TRUE NORTH SURVEYS, P.A. 5503 W. Ponderosa Dr. Horace, ND 58047 Phone: 218-230-4358 Sheet 1 of 1 LEGEND NORTH LINE OF 155TH ST. W. PROPOSED 5' D&U EASEMENT D&U EASEMENT (Doc. 3587775) 15' BUILDING SETBACK D&U EASEMENT (Doc. 3587775) D&U EASEMENT (Doc. 3587775) PROPOSED 10' D&U EASEMENT 40' BUILDING SETBACK 40' BUILDING SETBACK EXISTING LOT LINES PROPOSED LOT LINES EXISTING PUBLIC RIGHT OF WAY EXISTING DRAIN & UTILITY EASEMENT PROPOSED EASEMENT SETBACK EXISTING CONTOUR (MAJOR) EXISTING CONTOUR (MINOR) PROPOSED CONTOUR (MAJOR) PROPOSED CONTOUR (MINOR) PROPOSED CURB & GUTTER PROPOSED PARKING STALL PROPOSED SIDEWALK PROPOSED BUILDING FOUND IRON MONUMENT w/ PLASTIC CAP MARKED RLS 19086 FOUND IRON MONUMENT SET IRON MON. w/ PLASTIC CAP MARKED N.R.S. LS 49835 Surveyor: True North Surveys Nick Stattelman, PLS 49835 5503 W. Ponderosa Dr. Horace, ND 58047 Existing Legal Description : Outlot A, Orchard Place 4th Addition, according to the recorded plat thereof, Dakota County, Minnesota. Metes & Bounds Descriptions of New Lots (The lot and block description is the official legal description of the parcel.) Lot 1, Block 1, McDonalds at Orchard Place Beginning at the northeast corner of Outlot A, Orchard Place 4th Addition, according to the recorded plat thereof, Dakota County, Minnesota, said point also being the northeast corner of Lot 1 Block 1 of McDonalds at Orchard Place; thence South 00 degrees 14 minutes 12 seconds East on the east line of said Outlot A a distance of 115.21 feet; thence South 90 degrees 00 minutes 00 seconds West a distance of 383.33 feet to the west line of said Outlot A; thence North 00 degrees 03 minutes 57 seconds West on said west line of Outlot A a distance of 114.39 feet to the northwest corner of said Outlot A; thence North 89 degrees 52 minutes 37 seconds East on the north line of said Outlot A a distance of 382.99 feet to the Point of Beginning. Lot 2, Block 1, McDonalds at Orchard Place Commencing at the northeast corner of Outlot A, Orchard Place 4th Addition, according to the recorded plat thereof, Dakota County, Minnesota, said point also being the northeast corner of Lot 1 Block 1 of McDonalds at Orchard Place; thence South 00 degrees 14 minutes 12 seconds East on the east line of said Outlot A a distance of 115.21 feet to the the southeast corner of Lot 1, Block 1, and the northeast corner of Lot 2, Block 1, of said McDonalds at Orchard Place, said point also being the Point of Beginning; thence South 90 degrees 00 minutes 00 seconds West a distance of 383.33 feet to the west line of said Outlot A; thence South 00 degrees 03 minutes 57 seconds East on said west line of said Outlot A a distance of 30.06 feet; thence North 89 degrees 57 minutes 33 seconds East on said west line of Outlot A a distance of 12.93 feet; thence South 00 degrees 02 minutes 27 seconds East on said west line of Outlot A a distance of 146.72 feet to the southwest corner of said Outlot A; thence North 89 degrees 57 minutes 33 seconds East on the south line of said Outlot A a distance of 370.99 feet to the southeast corner of said Outlot A; thence North 00 degrees 14 minutes 12 seconds East on said east line of Outlot A a distance of 176.51 feet to the Point of Beginning. NORTH LINE OUTLOT A AND LOT 1, BLOCK 1 WEST LINE OUTLOT A AND LOT 2 BLOCK 1 WE S T L I N E C . S . A . H . N O . 3 1 15' BUILDING SETBACK PROPOSED 56' ACCESS AND UTILITY EASEMENT Date: 12/10/2024 Notes: 1.Bearings and distances may vary from previous legal descriptions due to different methods of measurement. 2.All proposed site features shown hereon are per Kimley-Horn site design. 3.Building setbacks and landscape buffers shown hereon obtained from Kimley-Horn site design. 4.115' R/W on east side of site is to the section line. This is the width dedicated on the plat of Orchard Place 4th Addition. An apparent additional 85' R/W exists adjacent to the east of the 115/ R/W shown hereon. The 85' R/W was not surveyed for this plat. EXISTING TREES PROPOSED 5' D&U EASEMENT 12 0 ' R / W 115' R/W 115' R/W 12 0 ' R / W 45' R/W 45' R/W Designer: Kimley-Horn Eli Sankey, P.E. 767 N Eustis St #100 St. Paul, MN 55114 Tax Record Owner: Rockport LLC 14698 Galaxie Ave Apple Valley, MN 55124 NORTHEAST CORNER OF OUTLOT A AND LOT 1 BLOCK 1 SOUTHEAST CORNER OF LOT 1 BLOCK 1 AND NORTHEAST CORNER OF LOT 2 BLOCK 1SOUTH LINE OF LOT 1 BLOCK 1 AND NORTH LINE OF LOT 2 BLOCK 1 SOUTHWEST CORNER OF LOT 1 BLOCK 1 AND NORTHWEST CORNER OF LOT 2 BLOCK 1WEST LINE OF OUTLOT A AND LOT 1 BLOCK 1 NORTHWEST CORNER OF OUTLOT A AND LOT 1 BLOCK 1 SOUTHWEST CORNER OF OUTLOT A AND LOT 2 BLOCK 1 SOUTH LINE OF OUTLOT A AND LOT 2 BLOCK 1 SOUTHEAST CORNER OF OUTLOT A AND LOT 2 BLOCK 1 EAST LINE OF OUTLOT A AND LOT 2 BLOCK 1 EXISTING PATH 12/17/24 CERTIFICATE OF SURVEYOR I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am duly Licensed Land Surveyor under the laws of the State of Minnesota. All measurements are true and correct, and all monuments are of the nature and occupy the positions shown hereon, to the best of my knowledge and belief. _________________________________________ _______________ Nicholas R Stattelman Date MN Licence No. 49835 EXISTING PATH DRAINAGE & UTILITY EASEMENTS BEING 5 FEET IN WIDTH AND ADJOINING SIDE LOT LINES, UNLESS OTHERWISE NOTED, AND 10 FEET IN WIDTH AND ADJOINING STREET RIGHT-OF-WAY, UNLESS OTHERWISE NOTED. 5' 5' 10 ' 10 ' PROPOSED SS SERV 125' - 8" PVC @ 2.00%EXIST. SSMH EXIST. STORM SEWER PROPOSED WATER SERVICE PROPOSED 9'x102' ACCESS EASEMENT DA T E SI T E A D D R E S S TI T L E DE S C R I P T I O N SI T E I D SI T E I D Mc D o n a l d ' s U S A , L L C Th e s e d r a w i n g s a n d s p e c i f i c a t i o n s a r e t h e c o n f i d e n t i a l a n d p r o p r i e t a r y pr o p e r t y o f M c D o n a l d ' s U S A , L L C a n d s h a l l n o t b e c o p i e d o r r e p r o d u c e d wi t h o u t w r i t t e n a u t h o r i z a t i o n . T h e c o n t r a c t d o c u m e n t s w e r e p r e p a r e d fo r u s e o n t h i s s p e c i f i c s i t e i n c o n j u n c t i o n w i t h i t s i s s u e d a t e a n d a r e no t s u i t a b l e f o r u s e o n a d i f f e r e n t s i t e o r a t a l a t e r t i m e . U s e o f th e s e d r a w i n g s f o r r e f e r e n c e o r e x a m p l e o n a n o t h e r p r o j e c t r e q u i r e s t h e se r v i c e s o f p r o p e r l y l i c e n s e d a r c h i t e c t s a n d e n g i n e e r s . R e p r o d u c t i o n o f th e c o n t r a c t d o c u m e n t s f o r r e u s e o n a n o t h e r p r o j e c t i s n o t a u t h o r i z e d . R DR A W N B Y DA T E I S S U E D ST D I S S U E D A T E RE V I E W E D B Y PR E P A R E D F O R : c RE V DE S C R I P T I O N BY RW C EI S 12 / 1 7 / 2 4 LA N D U S E A P P L I C A T I O N 15 4 6 0 E N G L I S H A V E N U E , A P P L E V A L L E Y , M N , 5 5 1 2 4 DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S PR E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E ST A T E O F M I N N E S O T A . MN LI C . N O . EL I I . S A N K E Y , P . E . 59 4 8 8 20 2 4 M c D o n a l d ' s C o r p o r a t i o n 10 / 2 2 / 2 0 2 4 1 SK E T C H P L A N EI S 12 / 1 7 / 2 0 2 4 2 LA N D U S E A P P L I C A T I O N EI S 43 1 6 9 NORTH VICINITY N.T.S. SITE APPLE VALLEY, MN 55124 MCDONALDS 15460 ENGLISH AVENUE SITE DEVELOPMENT PLANS Know what'sbelow. before you dig.Call SITE BENCHMARKS: (LOCATIONS SHOWN ON SURVEY) SBM #1 I.M. WITH CAP. NORTHEAST CORNER OF SITE. ELEVATION=947.97 SBM #2 I.M. WITH CAP. SOUTHWEST CORNER OF SITE. ELEVATION=942.14 BENCHMARKS C0.0 CO V E R S H E E T 155TH STREET W PI L O T K N O B R D 150TH STEET W 157TH STREET W UTILITY AND GOVERNING AGENCY CONTACTS SURVEYOR TRUE NORTH SURVEYS 5503 W PONDEROSA DR. HORACE, ND 58047 TELEPHONE: (218) 230-4358 CONTACT: NICHOLAS R. STATTELMAN, RLS OWNER / DEVELOPER MCDONALD'S USA, LLC 110 NORTH CARPENTER STREET CHICAGO, IL 60607 TELEPHONE: (312) 599-2876 CONTACT: ROBERT YAGUSESKY CITY ENGINEER CITY OF APPLE VALLEY 7100 147 STREET W. APPLE VALLEY, MN 55124 TELEPHONE: (952) 953-2400 CONTACT: BRANDON ANDERSON, P.E. PLANNING AND ZONING CITY OF APPLE VALLEY 7100 147 STREET W. APPLE VALLEY, MN 55124 TELEPHONE: (952) 953-2575 CONTACT: ALEX SHARPE, AICP PUBLIC WORKS CITY OF APPLE VALLEY 6442 140TH STREET W. APPLE VALLEY, MN 55124 TELEPHONE: (952) 953-2400 CONTACT: MATT SAAM POWER COMPANY DAKOTA ELECTRIC 4300 220TH STREET W. FARMINGTON, MN 55024 TELEPHONE: (651) 463-6212 CONTACT: COREY WILLERT NATURAL GAS COMPANY CENTERPOINT ENERGY TELEPHONE: (612) 861-8456 CONTACT: AL JONGERIUS TELEPHONE CENTURY LINK TELEPHONE:(800) 475-7526 PROJECT TEAM CIVIL ENGINEER / LANDSCAPE ARCHITECT KIMLEY HORN AND ASSOCIATES, INC. 767 EUSTIS STREET, SUITE 100 ST. PAUL, MN 55114 TELEPHONE: (651) 645-4197 CONTACT: ELI SANKEY, P.E. / HYLLESTED, PLA GEOTECHNICAL ENGINEER UES 477 PARKLAND DRIVE SANDY, UT 84070 CONTACT: THOMAS M. VICK, P.E. Sheet List Table Sheet Number Sheet Title C0.0 COVER SHEET C1.0 GENERAL NOTES C1.1 ALTA SURVEY C1.2 ALTA SURVEY C1.3 PRELIMINARY PLAT C2.0 EXISTING CONDITIONS & SITE DEMOLITION PLAN C3.0 SITE PLAN C3.1 FIRE ACCESS AND QUEUING PLAN C4.0 EROSION AND SEDIMENT CONTROL PLAN - PHASE 1 C4.1 EROSION AND SEDIMENT CONTROL PLAN - PHASE 2 C4.2 EROSION CONTROL DETAILS C4.3 SWPPP C5.0 GRADING PLAN C6.0 UTILITY PLAN C6.1 UTILITY DETAILS C6.2 UTILITY DETAILS C7.0 CONSTRUCTION DETAILS C7.1 CONSTRUCTION DETAILS C7.2 CONSTRUCTION DETAILS L1.0 LANDSCAPE PLAN L2.0 LANDSCAPE DETAILS A1.0 FLOOR PLAN A2.0 BUILDING ELEVATIONS A2.1 BUILDING ELEVATIONS A2.2 BUILDING RENDERINGS TC1.0 TRASH CORRAL 4040 15 N 0 0 ° 0 3 ' 5 7 " W 1 4 4 . 4 5 N 89°52'37" E 382.99 S 89°57'33" W 12.93 N 0 0 ° 0 2 ' 2 7 " W 1 4 6 . 7 2 S 0 0 ° 1 4 ' 1 2 " E 2 9 1 . 7 2 N 90°00'00" E 383.33 265,866 SF±1.51 AC B L O C K O N E 11 4 . 3 9 17 6 . 5 1 11 5 . 2 1 143,987 SF±1.01 AC 16 2 25 MCDONALD'S 4584 BUILDING 3,859 SF POTENTIAL FUTURE SIDEWALK SIDEWALK 30.0' 30 . 0 6 15 10 10 10 1065.06 56.00 327.33 946 944 9 4 0 942 94 2 944 94 4 946 94 6 94 6 9 4 694 8 9 4 8 56.0' 56.00 326.99 94 8 938 940 946 946 942 944 940 S D S D SD SD SD SD SD SD SD SD SD SD SD SD S S D D SS SSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS PROPOSED SIDEWALK CL & ACCESS EASE. S S 89°57'33" W 370.99 W W W W W W W SSSSSSSSSSSSS 13 . 1 ' 15 102.0' 9. 0 ' L1 L2 L3 L4 L5 L6 L7 PARCEL LINE DATA LINE L1 L2 L3 L4 L5 L6 L7 LENGTH 6.01 47.95 10.26 21.37 23.35 142.13 3.11 BEARING S 0°14'16" E N 90°00'00" W N 0°00'00" E N 90°00'00" E N 54°25'37" E N 0°00'00" E N 89°59'36" W 30 0 30 SCALE IN FEET 1 INCH = 30 FEET DAKOTA COUNTY COORDINATE SYSTEM NAD83, 2011 ADJ. Ground Distances US Survey Feet McDONALDS AT ORCHARD PLACE 60 TRUE NORTH SURVEYS, P.A. 5503 W. Ponderosa Dr. Horace, ND 58047 Phone: 218-230-4358 Sheet 1 of 1 LEGEND NORTH LINE OF 155TH ST. W. PROPOSED 5' D&U EASEMENT D&U EASEMENT (Doc. 3587775) 15' BUILDING SETBACK D&U EASEMENT (Doc. 3587775) D&U EASEMENT (Doc. 3587775) PROPOSED 10' D&U EASEMENT 40' BUILDING SETBACK 40' BUILDING SETBACK EXISTING LOT LINES PROPOSED LOT LINES EXISTING PUBLIC RIGHT OF WAY EXISTING DRAIN & UTILITY EASEMENT PROPOSED EASEMENT SETBACK EXISTING CONTOUR (MAJOR) EXISTING CONTOUR (MINOR) PROPOSED CONTOUR (MAJOR) PROPOSED CONTOUR (MINOR) PROPOSED CURB & GUTTER PROPOSED PARKING STALL PROPOSED SIDEWALK PROPOSED BUILDING FOUND IRON MONUMENT w/ PLASTIC CAP MARKED RLS 19086 FOUND IRON MONUMENT SET IRON MON. w/ PLASTIC CAP MARKED N.R.S. LS 49835 Surveyor: True North Surveys Nick Stattelman, PLS 49835 5503 W. Ponderosa Dr. Horace, ND 58047 Existing Legal Description : Outlot A, Orchard Place 4th Addition, according to the recorded plat thereof, Dakota County, Minnesota. Metes & Bounds Descriptions of New Lots (The lot and block description is the official legal description of the parcel.) Lot 1, Block 1, McDonalds at Orchard Place Beginning at the northeast corner of Outlot A, Orchard Place 4th Addition, according to the recorded plat thereof, Dakota County, Minnesota, said point also being the northeast corner of Lot 1 Block 1 of McDonalds at Orchard Place; thence South 00 degrees 14 minutes 12 seconds East on the east line of said Outlot A a distance of 115.21 feet; thence South 90 degrees 00 minutes 00 seconds West a distance of 383.33 feet to the west line of said Outlot A; thence North 00 degrees 03 minutes 57 seconds West on said west line of Outlot A a distance of 114.39 feet to the northwest corner of said Outlot A; thence North 89 degrees 52 minutes 37 seconds East on the north line of said Outlot A a distance of 382.99 feet to the Point of Beginning. Lot 2, Block 1, McDonalds at Orchard Place Commencing at the northeast corner of Outlot A, Orchard Place 4th Addition, according to the recorded plat thereof, Dakota County, Minnesota, said point also being the northeast corner of Lot 1 Block 1 of McDonalds at Orchard Place; thence South 00 degrees 14 minutes 12 seconds East on the east line of said Outlot A a distance of 115.21 feet to the the southeast corner of Lot 1, Block 1, and the northeast corner of Lot 2, Block 1, of said McDonalds at Orchard Place, said point also being the Point of Beginning; thence South 90 degrees 00 minutes 00 seconds West a distance of 383.33 feet to the west line of said Outlot A; thence South 00 degrees 03 minutes 57 seconds East on said west line of said Outlot A a distance of 30.06 feet; thence North 89 degrees 57 minutes 33 seconds East on said west line of Outlot A a distance of 12.93 feet; thence South 00 degrees 02 minutes 27 seconds East on said west line of Outlot A a distance of 146.72 feet to the southwest corner of said Outlot A; thence North 89 degrees 57 minutes 33 seconds East on the south line of said Outlot A a distance of 370.99 feet to the southeast corner of said Outlot A; thence North 00 degrees 14 minutes 12 seconds East on said east line of Outlot A a distance of 176.51 feet to the Point of Beginning. NORTH LINE OUTLOT A AND LOT 1, BLOCK 1 WEST LINE OUTLOT A AND LOT 2 BLOCK 1 WE S T L I N E C . S . A . H . N O . 3 1 15' BUILDING SETBACK PROPOSED 56' ACCESS AND UTILITY EASEMENT Date: 12/10/2024 Notes: 1. Bearings and distances may vary from previous legal descriptions due to different methods of measurement. 2. All proposed site features shown hereon are per Kimley-Horn site design. 3. Building setbacks and landscape buffers shown hereon obtained from Kimley-Horn site design. 4. 115' R/W on east side of site is to the section line. This is the width dedicated on the plat of Orchard Place 4th Addition. An apparent additional 85' R/W exists adjacent to the east of the 115/ R/W shown hereon. The 85' R/W was not surveyed for this plat. EXISTING TREES PROPOSED 5' D&U EASEMENT 12 0 ' R / W 115' R/W 115' R/W 12 0 ' R / W 45' R/W 45' R/W Designer: Kimley-Horn Eli Sankey, P.E. 767 N Eustis St #100 St. Paul, MN 55114 Tax Record Owner: Rockport LLC 14698 Galaxie Ave Apple Valley, MN 55124 NORTHEAST CORNER OF OUTLOT A AND LOT 1 BLOCK 1 SOUTHEAST CORNER OF LOT 1 BLOCK 1 AND NORTHEAST CORNER OF LOT 2 BLOCK 1SOUTH LINE OF LOT 1 BLOCK 1 AND NORTH LINE OF LOT 2 BLOCK 1 SOUTHWEST CORNER OF LOT 1 BLOCK 1 AND NORTHWEST CORNER OF LOT 2 BLOCK 1WEST LINE OF OUTLOT A AND LOT 1 BLOCK 1 NORTHWEST CORNER OF OUTLOT A AND LOT 1 BLOCK 1 SOUTHWEST CORNER OF OUTLOT A AND LOT 2 BLOCK 1 SOUTH LINE OF OUTLOT A AND LOT 2 BLOCK 1 SOUTHEAST CORNER OF OUTLOT A AND LOT 2 BLOCK 1 EAST LINE OF OUTLOT A AND LOT 2 BLOCK 1 EXISTING PATH 12/17/24 CERTIFICATE OF SURVEYOR I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am duly Licensed Land Surveyor under the laws of the State of Minnesota. All measurements are true and correct, and all monuments are of the nature and occupy the positions shown hereon, to the best of my knowledge and belief. _________________________________________ _______________ Nicholas R Stattelman Date MN Licence No. 49835 EXISTING PATH DRAINAGE & UTILITY EASEMENTS BEING 5 FEET IN WIDTH AND ADJOINING SIDE LOT LINES, UNLESS OTHERWISE NOTED, AND 10 FEET IN WIDTH AND ADJOINING STREET RIGHT-OF-WAY, UNLESS OTHERWISE NOTED. 5' 5' 10 ' 10 ' PROPOSED SS SERV 125' - 8" PVC @ 2.00%EXIST. SSMH EXIST. STORM SEWER PROPOSED WATER SERVICE PROPOSED 9'x102' ACCESS EASEMENT PROPOSED LOT 1, BLOCK 1 McDONALD'S AT ORCHARD PLACE AREA: 1.01 AC T P D 155TH ST W PI L O T K N O B R O A D P A B C H G G D D F G G E F H G G PROPOSED LOT 1, BLOCK 1 McDONALD'S AT ORCHARD PLACE AREA: 1.01 AC Mc D o n a l d ' s U S A , L L C LA N D U S E A P P L I C A T I O N DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S PR E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E ST A T E O F M I N N E S O T A . MN LI C . N O . EL I I . S A N K E Y , P . E . 59 4 8 8 LIMITS OF CONSTRUCTION REMOVE CONCRETE SURFACE REMOVE CONCRETE CURB & GUTTER PROPERTY LINE EXISTING OVERHEAD POWER LINE EXISTING CHAINLINK FENCE EXISTING UNDERGROUND POWER LINE EXISTING SANITARY SEWER EXISTING STORM SEWER EXISTING WATERMAIN EXISTING GAS MAIN EXISTING FIBER OPTIC LINE EXISTING CONTOUR EXISTING SIGN EXISTING STORM MANHOLE EXISTING STORM CATCHBASIN EXISTING SPRINKLER HEAD EXISTING GATE VALVE EXISTING HYDRANT EXISTING ELECTRICAL BOX EXISTING POWER POLE EXISTING LIGHT POLE EXISTING TREE CLEARING & GRUBBING EXISTING CURB & GUTTER LEGEND FULL DEPTH SAWCUT 1. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN A LOCATION APPROVED BY ALL GOVERNING AUTHORITIES) OF ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS, PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC. SUCH THAT THE IMPROVEMENTS ON THE PLANS CAN BE CONSTRUCTED. FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE PROJECT DOCUMENTS. 2. THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING OF THE DEBRIS IN A LAWFUL MANNER AND IN ACCORDANCE WITH LOCAL AND STATE REGULATIONS. THE CONTRACTOR SHALL OBTAIN ANY REQUIRED PERMITS FOR DEMOLITION AND DISPOSAL FROM THE APPROPRIATE LOCAL AND STATE AGENCIES. CONTRACTOR SHALL PROVIDE COPIES OF THE PERMIT AND RECEIPTS OF DISPOSAL OF MATERIALS TO THE OWNER AND OWNERS REPRESENTATIVE, INCLUDING THE TYPE OF DEBRIS AND LOCATION WHERE IT WAS DISPOSED. 3. THE CONTRACTOR SHALL MAINTAIN UTILITY SERVICES TO ADJACENT PROPERTIES AT ALL TIMES. UTILITY SERVICES SHALL NOT BE INTERRUPTED WITHOUT APPROVAL FROM THE CONSTRUCTION MANAGER AND COORDINATION WITH THE ADJACENT PROPERTIES AND/OR THE CITY. 4. THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THE REMOVAL AND/OR RELOCATION OF UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANY CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANY'S FORCES AND ANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANY FOR THEIR SERVICES. THE CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES. 5. THE LOCATIONS OF EXISTING UTILITIES SHOWN ON THE PLAN HAVE BEEN DETERMINED FROM THE BEST INFORMATION AVAILABLE AND ARE GIVEN FOR THE CONVENIENCE OF THE CONTRACTOR. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR THEIR ACCURACY. PRIOR TO THE START OF ANY DEMOLITION ACTIVITY, THE CONTRACTOR SHALL NOTIFY THE AFFECTED UTILITY COMPANIES TO PROVIDE LOCATIONS OF EXISTING UTILITIES WITHIN PROPOSED WORK AREA. 6. EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE BASED ON AVAILABLE RECORD PLAN DATA AND/OR FIELD UTILITY MARKINGS AND ARE NOT TO BE INTERPRETED AS THE EXACT LOCATION. ADDITIONAL UNMARKED OBSTACLES MAY EXIST ON THE SITE. VERIFY EXISTING CONDITIONS AND PROCEED WITH CAUTION AROUND ANY ANTICIPATED UNDERGROUND FEATURES. GIVE NOTICE TO AFFECTED UTILITY COMPANIES REGARDING REMOVAL OF SERVICE LINES AND CAP ANY ABANDONED LINES BEFORE PRECEDING WITH THE PROPOSED WORK. 7. ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC, AND/OR GAS LINES NEEDING TO BE REMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHIN ANY ROAD RIGHT-OF-WAY DURING CONSTRUCTION. 8. CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC. (AND OTHER APPROPRIATE BEST MANAGEMENT PRACTICES) AS APPROVED BY THE CONSTRUCTION MANAGER. MAINTENANCE OF TRAFFIC CONTROL SHALL BE COORDINATED IN ACCORDANCE WITH THE CITY, COUNTY, AND STATE DOT AS NECESSARY. 9. CONTRACTOR SHALL MAINTAIN ACCESS TO ADJACENT PROPERTIES DURING CONSTRUCTION, AND SHALL NOTIFY ADJACENT PROPERTY OWNERS IF ACCESS WILL BE INTERRUPTED OR ALTERED AT ANY TIME DURING CONSTRUCTION. 10. PRIOR TO THE START OF DEMOLITION, INSTALL EROSION CONTROL BMP'S IN ACCORDANCE WITH THE EROSION & SEDIMENT CONTROL PLANS / SWPPP. 11. CONTRACTOR MAY LIMIT SAW-CUT AND PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT IS REQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF THE SURROUNDING PAVEMENT OR CURB, THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL AND REPAIR. 12. THE CONTRACTOR SHALL COORDINATE WATER MAIN WORK WITH THE CITY WATER AND FIRE DEPARTMENTS TO ENSURE ADEQUATE FIRE PROTECTION IS CONSTANTLY AVAILABLE TO THE SITE AND SURROUNDING PROPERTIES THROUGH ALL PHASES OF CONSTRUCTION. CONTRACTOR WILL BE RESPONSIBLE FOR ARRANGING/PROVIDING ANY REQUIRED WATER MAIN SHUT OFFS WITH THE CITY. ANY COSTS ASSOCIATED WITH WATER MAIN SHUT OFFS WILL BE THE RESPONSIBILITY OF THE CONTRACTOR AND NO EXTRA COMPENSATION WILL BE PROVIDED. 13. IN THE EVENT A WELL IS FOUND, THE CONTRACTOR SHALL CONTACT THE ENGINEER AND OWNER IMMEDIATELY. ALL WELLS SHALL BE SEALED BY A LICENSED WELL CONTRACTOR IN ACCORDANCE WITH STATE REQUIREMENTS. 14. IN THE EVENT THAT UNKNOWN CONTAINERS OR TANKS ARE ENCOUNTERED, THE CONTRACTOR SHALL CONTACT THE OWNER AND/OR OWNERS REPRESENTATIVE IMMEDIATELY. ALL CONTAINERS SHALL BE DISPOSED OF AT A PERMITTED LANDFILL PER THE PROJECT DOCUMENTS. 15. CONTRACTOR SHALL NOTIFY THE ENGINEER IF ANY EXISTING DRAINTILE IS ENCOUNTERED ON SITE; ACTIVE DRAINTILE SHALL NOT BE REMOVED WITHOUT APPROVAL FROM THE ENGINEER. 16. IF CONTAMINATED MATERIAL IS ENCOUNTERED ON THE PROJECT SITE, THE CONTRACTOR SHALL STOP WORK AND NOTIFY THE OWNER AND ENGINEER IMMEDIATELY. DEMOLITION PLAN NOTES NORTH Know what'sbelow. before you dig.Call C2.0 EX I S T I N G C O N D I T I O N S & SI T E D E M O L I T I O N P L A N EXISTING FIBER OPTIC STRUCTURE P EXISTING TRAFFIC SIGNAL EXISTING ELECTRICAL MANHOLE P EXISTING PUSH TO WALK POST KEYNOTE LEGEND SAWCUT EXISTING PAVEMENT REMOVE EXISTING CURB REMOVE EXISTING SIDEWALK REMOVE EXISTING SIGN PROTECT EXISTING WATER LINE / HYDRANT / VALVE PROTECT EXISTING SEWER LINE / STRUCTURE PROTECT EXISTING UTILITY LINE / STRUCTURE PROTECT EXISTING TREE A B C D E F G H T P D 155TH ST W PI L O T K N O B R O A D E E E E P S89° 57' 33"W 12.93' N0 0 ° 0 2 ' 2 7 " W 1 4 6 . 7 2 ' N00° 03' 57"W 30.06' N0 0 ° 0 3 ' 5 7 " W 1 1 4 . 3 9 ' N89° 52' 37"E 382.99' S0 0 ° 1 4 ' 1 2 " E 1 1 5 . 2 2 ' N90° 00' 00"E 383.33' S0 0 ° 1 4 ' 1 2 " E 1 7 6 . 5 0 ' S89° 57' 33"W 370.99' R40.5' R10.0'R10.0' 16DRIVE THRU DRIVE THRU 2 D R I V E T H R U 24 T H A N K Y O U NO PARKING 120' MCDONALD'S 4584 BUILDING 3,859 SF 1.51 AC FFE: 948.00 T DO NOT ENTER PROPOSED LOT 1, BLOCK 1 McDONALD'S AT ORCHARD PLACE AREA: 1.01 AC 30.0' 7.0' 11.0' 22 . 0 ' 22 . 0 ' 5' LANDSCAPE BUFFER 15' BUILDING SETBACK EXISTING D&U EASEMENT 15' BUILDING SETBACK PROPOSED 10' D&U EASEMENT 25' LANDSCAPE BUFFER EXISTING D&U EASEMENT 15' LANDSCAPE BUFFER 5' LANDSCAPE BUFFER PROPOSED 56' MAINTENANCE, ACCESS & UTILITY EASEMENT 40' BUILDING SETBACK PROPOSED 5' D&U EASEMENT 40' BUILDING SETBACK PROPOSED FULL ACCESS PROPOSED PROPERTY LINE EXISTING PROPERTY LINE EXISTING PROPERTY LINE EXISTING PROPERTY LINE EXISTING PROPERTY LINE EXISTING PROPERTY LINE 9.0' 6.0' 9.3' 16 . 0 ' 10 . 0 ' 9.0' 26.0' 12.0'12.0' 38.5' R30.0' R21.0' R30.0' R3.0' R3.0'R3.0' R10.0'R3.0'R15.0' R35.0' 10.0' 15 . 0 ' 46.6' 5.0' 5.0' 7. 0 ' 15 . 3 ' 5. 0 ' 5. 0 ' 46.9' 2. 0 ' 19.6' 63 . 4 ' 18 . 8 ' P5 P5 P5 S2 S3 S6 S1S1 S7 R10 R6 R5 R4 R5 R6 R4 P4 P10 R2 C5 C5 R9 R7 R7 P9 R1 F2 C2 R7 R7P9 P11 P8 C2 S7 C3 C3 C7 C4 P2 P1P1 P5P5 P3 P3 S4 C5 C2 C2 C2C4 P6 S5 P7 C1 C1 C1 C1 C1 C1 C1 C1 P5 P6P6 C4C4C4 C2 C2 S8 R10 R10 R11 R11 R11 C1 C7 C7 C7 9.0'7.0' C3 C3 PROPOSED 5' D&U EASEMENT 5. 0 ' 5. 0 ' 10.0' 5. 0 ' 56.0' 5. 0 ' PROPOSED 5' D&U EASEMENT 5. 0 ' 10 . 0 ' DRAINAGE AND UTILITY EASEMENT (DOC. 3587775) PROPOSED ACCESS EASEMENT (WIDTH VARIES) PROPOSED ACCESS EASEMENT (WIDTH VARIES) PROPOSED ACCESS EASEMENT (WIDTH VARIES) 9. 0 ' 15 . 0 ' 65.1' C3 18 . 5 ' 24 . 0 ' 18 . 5 ' 8. 0 ' S5 9.8' R35.0' DA T E SI T E A D D R E S S TI T L E DE S C R I P T I O N SI T E I D SI T E I D Mc D o n a l d ' s U S A , L L C Th e s e d r a w i n g s a n d s p e c i f i c a t i o n s a r e t h e c o n f i d e n t i a l a n d p r o p r i e t a r y pr o p e r t y o f M c D o n a l d ' s U S A , L L C a n d s h a l l n o t b e c o p i e d o r r e p r o d u c e d wi t h o u t w r i t t e n a u t h o r i z a t i o n . T h e c o n t r a c t d o c u m e n t s w e r e p r e p a r e d fo r u s e o n t h i s s p e c i f i c s i t e i n c o n j u n c t i o n w i t h i t s i s s u e d a t e a n d a r e no t s u i t a b l e f o r u s e o n a d i f f e r e n t s i t e o r a t a l a t e r t i m e . U s e o f th e s e d r a w i n g s f o r r e f e r e n c e o r e x a m p l e o n a n o t h e r p r o j e c t r e q u i r e s t h e se r v i c e s o f p r o p e r l y l i c e n s e d a r c h i t e c t s a n d e n g i n e e r s . R e p r o d u c t i o n o f th e c o n t r a c t d o c u m e n t s f o r r e u s e o n a n o t h e r p r o j e c t i s n o t a u t h o r i z e d . R DR A W N B Y DA T E I S S U E D ST D I S S U E D A T E RE V I E W E D B Y PR E P A R E D F O R : c RE V DE S C R I P T I O N BY RW C EI S 12 / 1 7 / 2 4 LA N D U S E A P P L I C A T I O N 15 4 6 0 E N G L I S H A V E N U E , A P P L E V A L L E Y , M N , 5 5 1 2 4 DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S PR E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E ST A T E O F M I N N E S O T A . MN LI C . N O . EL I I . S A N K E Y , P . E . 59 4 8 8 20 2 4 M c D o n a l d ' s C o r p o r a t i o n 10 / 2 2 / 2 0 2 4 1 SK E T C H P L A N EI S 12 / 1 7 / 2 0 2 4 2 LA N D U S E A P P L I C A T I O N EI S 43 1 6 9 C3.0 SI T E P L A N PROPERTY SUMMARY TOTAL PROPERTY AREA 2.52 AC DISTURBED AREA 1.75 AC EXISTING IMPERVIOUS AREA 0.00 AC / 0.0% EXISTING PERVIOUS AREA 1.75 AC / 100.0% PROPOSED IMPERVIOUS AREA 1.10 AC / 62.9% PROPOSED PERVIOUS AREA 0.65 AC / 37.1% NET INCREASE IN IMPERVIOUS AREA 1.10 AC SITE DATA PROPOSED ZONING RB - RETAIL BUSINESS PARKING SETBACKS FRONT =25' SIDE = 15' REAR = 5' BUILDING SETBACKS FRONT = 40' SIDE = 15' SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 18.5-FEET IN LENGTH UNLESS OTHERWISE INDICATED. 6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER. BUILDING DATA TOTAL BUILDING AREA 3,859 SF PERCENT OF TOTAL PROPERTY AREA 3.51% PARKING SUMMARY REQUIRED PARKING 1 SPACE PER 3 SEATS (38 SEATS / 3 = 13 SPACES) TOTAL PROPOSED PARKING 42 SPACES REQUIRED ACCESSIBLE PARKING 2 STANDARD SPACES/VAN ACCESSIBLE PROPOSED ACCESSIBLE PARKING 2 STANDARD SPACES/VAN ACCESSIBLE KEYNOTE LEGEND CURB, SIDEWALK & PAVEMENT 6" CONCRETE CURB & GUTTER (B612) - SEE DETAIL CONCRETE SIDEWALK - SEE DETAIL CURB TRANSITION FROM 6" TO FLUSH - SEE GRADING PLAN SIDEWALK FLUSH WITH PAVEMENT - SEE GRADING PLAN MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER NOT USED ACCESSIBLE CURB RAMP - SEE DETAIL STOOP - PER ARCHITECTURAL PLANS NOT USED SITE FIXTURES 6-FT TALL WHITE VINYL SCREENING FENCE - SEE ARCHITECTURAL PLANS 6" CONCRETE FILLED PIPE BOLLARD - SEE DETAIL PAVEMENT MARKINGS ACCESSIBLE PARKING SYMBOL & LOADING AREA - SEE DETAIL STRIPED WHITE CROSS-HATCH AREA 4" SOLID LINES @ 45° 2' O.C. 4" WIDE WHITE PAINTED SOLID PARKING LOT LINE MCDONALDS STANDARD TRAFFIC ARROW, SEE DETAIL DIRECTIONAL ARROW, WHITE, SEE DETAIL PAINTED WHITE CROSSWALK 24" WIDE PAINTED WHITE "DO NOT ENTER" BAR THANK YOU TEXT STRIPING, SEE DETAIL PMS 123 YELLOW EPOXY 6" WIDE DRIVE-THRU LANE STRIPING DRIVE-THRU TEXT STRIPING, SEE DETAIL PMS 123 YELLOW EPOXY 8" WIDE DRIVE-THRU LANE STRIPING ROLL FORWARD DIRECTIONAL ARROW PAVEMENT STRIPING, YELLOW, SEE DETAIL SIGNAGE ADA PARKING SIGN IN BOLLARD - SEE DETAIL ROLL FORWARD PICK UP SIGN ROLL FORWARD PULL AHEAD SIGN ROLL FORWARD LEFT TURN SIGN DO NOT ENTER SIGN MCDELIVERY SIGN MOBILE ORDER PICK UP SIGN MONUMENT SIGN - PER SEPARATE SIGN PACKAGE STOP SIGN - MUTCD R1-1 DIRECTIONAL SIGN NOT USED REFERENCE NOTES TRANSFORMER/EQUIPMENT PAD - REFER TO MEP PLANS TRASH ENCLOSURE - REFER TO ARCHITECTURAL PLANS DOUBLE GATEWAY ARM - SEE DETAIL ON SHEET C7.2 PRE-BROWSE MENU BOARD - SEE DETAIL ON SHEET C7.2 DRIVE-THRU ORDER POINT CANOPY - SEE DETAIL ON SHEET C7.2 DIGITAL MENU BOARD - SEE DETAIL ON SHEET C7.2 LOOP DETECTOR NOT USED "ANY LANE, ANY TIME" BOLLARD SIGN SEGMENTAL BLOCK RETAINING WALL - DESIGN BY OTHERS (CONTRACTOR AND CLIENT TO APPROVE COLOR) GUARD RAIL - SEE DETAIL C1 C2 C3 C4 C5 C6 C7 C8 C9 F1 F2 P1 P2 P3 P4 P5 P6 P7 P8 P9 P10 P11 P12 S1 S2 S3 S4 S5 S6 S7 S8 S9 S10 S11 R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 LEGEND NORTH Know what'sbelow. before you dig.Call R 0GRAPHIC SCALE IN FEET 20 10 20 40 PROPOSED CURB AND GUTTER PROPERTY LINE SETBACK LINE STANDARD DUTY ASPHALT PAVMENT SEE DETAILS FOR SECTION HEAVY DUTY ASPHALT PAVEMENT SEE DETAILS FOR SECTION CONCRETE SIDEWALK SEE DETAILS FOR SECTION HEAVY DUTY CONCRETE PAVEMENT SEE DETAILS FOR SECTION LANDSCAPING SEE DETAILS FOR SECTION RETAINING WALL GUARD RAIL LIGHT POLE T P D 155TH ST W PI L O T K N O B R O A D E E E E P S89° 57' 33"W 12.93' N0 0 ° 0 2 ' 2 7 " W 1 4 6 . 7 2 ' N00° 03' 57"W 30.06' N0 0 ° 0 3 ' 5 7 " W 1 1 4 . 3 9 ' N89° 52' 37"E 382.99' S0 0 ° 1 4 ' 1 2 " E 1 1 5 . 2 2 ' N90° 00' 00"E 383.33' S0 0 ° 1 4 ' 1 2 " E 1 7 6 . 5 0 ' S89° 57' 33"W 370.99' Smeal Aerial RM 75ftCITY - EMERGENCY(c) 2024 Transoft Solutions, Inc. All rights reserved. DRIVE THRU DRIVE THRUD R I V E T H R U T H A N K Y O U NO PARKING 120' MCDONALD'S 4584 BUILDING 3,859 SF 1.51 AC FFE: 948.00 T DO NOT ENTER PROPOSED LOT 1, BLOCK 1 McDONALD'S AT ORCHARD PLACE AREA: 1.01 AC DA T E SI T E A D D R E S S TI T L E DE S C R I P T I O N SI T E I D SI T E I D Mc D o n a l d ' s U S A , L L C Th e s e d r a w i n g s a n d s p e c i f i c a t i o n s a r e t h e c o n f i d e n t i a l a n d p r o p r i e t a r y pr o p e r t y o f M c D o n a l d ' s U S A , L L C a n d s h a l l n o t b e c o p i e d o r r e p r o d u c e d wi t h o u t w r i t t e n a u t h o r i z a t i o n . T h e c o n t r a c t d o c u m e n t s w e r e p r e p a r e d fo r u s e o n t h i s s p e c i f i c s i t e i n c o n j u n c t i o n w i t h i t s i s s u e d a t e a n d a r e no t s u i t a b l e f o r u s e o n a d i f f e r e n t s i t e o r a t a l a t e r t i m e . U s e o f th e s e d r a w i n g s f o r r e f e r e n c e o r e x a m p l e o n a n o t h e r p r o j e c t r e q u i r e s t h e se r v i c e s o f p r o p e r l y l i c e n s e d a r c h i t e c t s a n d e n g i n e e r s . R e p r o d u c t i o n o f th e c o n t r a c t d o c u m e n t s f o r r e u s e o n a n o t h e r p r o j e c t i s n o t a u t h o r i z e d . R DR A W N B Y DA T E I S S U E D ST D I S S U E D A T E RE V I E W E D B Y PR E P A R E D F O R : c RE V DE S C R I P T I O N BY RW C EI S 12 / 1 7 / 2 4 LA N D U S E A P P L I C A T I O N 15 4 6 0 E N G L I S H A V E N U E , A P P L E V A L L E Y , M N , 5 5 1 2 4 DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S PR E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E ST A T E O F M I N N E S O T A . MN LI C . N O . EL I I . S A N K E Y , P . E . 59 4 8 8 20 2 4 M c D o n a l d ' s C o r p o r a t i o n 10 / 2 2 / 2 0 2 4 1 SK E T C H P L A N EI S 12 / 1 7 / 2 0 2 4 2 LA N D U S E A P P L I C A T I O N EI S 43 1 6 9 PROPERTY LINE SETBACK LINE LEGEND C3.1 FI R E A C C E S S A N D Q U E U I N G PL A N NORTH 0GRAPHIC SCALE IN FEET20102040 Know what'sbelow. before you dig.Call R Lock to Lock Time Smeal Aerial RM 75ft Width Track Steering Angle feet : : 7.92 8.33 : 45.0: 6.0 17.8310.25 38.17 THE VEHICLE MANEUVERING IDENTIFIED ON THIS PLAN WAS PREPARED USING AUTOTURN SOFTWARE AND DOES NOT NECESSARILY REPRESENT ACTUAL CONDITIONS NOR DOES IT ACCOUNT FOR EXTERNAL FACTORS. THIS ANALYSIS SHOULD NOT BE USED AS THE SOLE BASIS FOR THE CLIENT'S DECISION MAKING. QUEUING REQUIRED QUEUING "THE DRIVE-THRU LANE SHALL NOT IMPEDE OR CONFLICT WITH VEHICULAR, BICYCLE OR PEDESTRIAN TRAFFIC CIRCULATION ON THE SITE AS DETERMINED BY THE CITY TRAFFIC ENGINEER." PER CITY CODE 155.157 (M)(2) PROVIDED QUEUING 15 SPACES: 13 (DRIVE-THRU SPACES) + 2 (PULL FORWARD SPACES) PROPOSED LOT 1, BLOCK 1 McDONALD'S AT ORCHARD PLACE AREA: 1.01 AC PROPOSED LOT 1, BLOCK 1 McDONALD'S AT ORCHARD PLACE AREA: 1.01 AC T P D EX SDMH RIM ELEV. = 948.46 INV 1 = 935.26 N INV 2 = 935.36 W INV 3 = 935.81 S EX CB RIM ELEV. = 940.75 INV 1 = 935.80 N INV 2 = 935.81 S EX CB RIM ELEV. = 940.40 INV 1 = 935.34 W INV 2 = 935.47 S EX CB RIM ELEV. = 938.35 INV 1 = 933.57 N INV 2 = 933.58 SE EX CB RIM ELEV. = 938.00 INV 1 = 933.81 W INV 2 = 935.02 6" PVC N INV 3 = 933.70 S EX CB RIM ELEV. = 938.07 INV 1 = 935.31 6" PVC NE INV 2 = 934.00 E EX CB RIM ELEV. = 937.77 INV 1 = 933.71 E EX CB RIM ELEV. = 938.11 INV 1 = 934.34 E EX CB RIM ELEV. = 938.71 INV 1 = 935.13 S EX CB RIM ELEV. = 938.58 INV 1 = 934.78 N INV 2 = 934.82 E 155TH ST W PI L O T K N O B R O A D E E E E P 940 945 941 942 943 944 946 947 947 948 948 94 0 94 5 94 5 94 5 94 1 94 2 94 3 94 4 94 6 94 6 94 6 94 7 94 7 94 8 94 8 939 940 94 1 940 939 938 35 . 0 ' 50.0' PROPOSED BUILDING OUTLINE5 . 9 8 % 6 . 7 4 % 5 . 7 1 % 6.45% 19.96% 70. 4 4 % 19.78% 22 . 0 4 % 0. 0 9 % 6.4 1 % 1.81% 0 . 6 3 % 1. 3 6 % 3.71% 0 . 1 0 % 0 . 7 6 % 1. 0 5 % 5 . 1 6 % 7. 1 9 % 24.58% 19.93% 28.00% 21 . 9 4 % 2 0 . 5 5 % DA T E SI T E A D D R E S S TI T L E DE S C R I P T I O N SI T E I D SI T E I D Mc D o n a l d ' s U S A , L L C Th e s e d r a w i n g s a n d s p e c i f i c a t i o n s a r e t h e c o n f i d e n t i a l a n d p r o p r i e t a r y pr o p e r t y o f M c D o n a l d ' s U S A , L L C a n d s h a l l n o t b e c o p i e d o r r e p r o d u c e d wi t h o u t w r i t t e n a u t h o r i z a t i o n . T h e c o n t r a c t d o c u m e n t s w e r e p r e p a r e d fo r u s e o n t h i s s p e c i f i c s i t e i n c o n j u n c t i o n w i t h i t s i s s u e d a t e a n d a r e no t s u i t a b l e f o r u s e o n a d i f f e r e n t s i t e o r a t a l a t e r t i m e . U s e o f th e s e d r a w i n g s f o r r e f e r e n c e o r e x a m p l e o n a n o t h e r p r o j e c t r e q u i r e s t h e se r v i c e s o f p r o p e r l y l i c e n s e d a r c h i t e c t s a n d e n g i n e e r s . R e p r o d u c t i o n o f th e c o n t r a c t d o c u m e n t s f o r r e u s e o n a n o t h e r p r o j e c t i s n o t a u t h o r i z e d . R DR A W N B Y DA T E I S S U E D ST D I S S U E D A T E RE V I E W E D B Y PR E P A R E D F O R : c RE V DE S C R I P T I O N BY RW C EI S 12 / 1 7 / 2 4 LA N D U S E A P P L I C A T I O N 15 4 6 0 E N G L I S H A V E N U E , A P P L E V A L L E Y , M N , 5 5 1 2 4 DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S PR E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E ST A T E O F M I N N E S O T A . MN LI C . N O . EL I I . S A N K E Y , P . E . 59 4 8 8 20 2 4 M c D o n a l d ' s C o r p o r a t i o n 10 / 2 2 / 2 0 2 4 1 SK E T C H P L A N EI S 12 / 1 7 / 2 0 2 4 2 LA N D U S E A P P L I C A T I O N EI S 43 1 6 9 1. INSTALL PERIMETER EROSION CONTROL (I.E. SILT FENCE) AND INLET PROTECTION AT EXISTING STORMWATER INLETS. 2. CONSTRUCT STABILIZED CONSTRUCTION ENTRANCE AND CONCRETE WASHOUT 3. PREPARE TEMPORARY PARKING AND STORAGE AREA. 4. CLEAR AND GRUB THE SITE. 5. BEGIN MASS SITE GRADING AND ROUGH GRADE SITE SUFFICIENTLY TO ESTABLISH PROPOSED DRAINAGE PATTERNS. 6. START CONSTRUCTION OF THE BUILDING PAD AND STRUCTURES. 7. TEMPORARILY SEED, THROUGHOUT CONSTRUCTION, DISTURBED AREAS THAT WILL BE INACTIVE FOR 7 DAYS OR MORE OR AS REQUIRED BY THE NPDES AND/OR CITY GRADING PERMIT(S). NOTE: THE SEQUENCE OF CONSTRUCTION IS INTENDED TO CONVEY THE GENERAL CONCEPTS OF THE EROSION CONTROL DESIGN AND SHOULD NOT BE RELIED UPON FOR CONSTRUCTION PURPOSES. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR DETAILED PHASING AND CONSTRUCTION SEQUENCING NECESSARY TO CONSTRUCT THE PROPOSED IMPROVEMENTS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IN WRITING IMMEDIATELY, PRIOR TO AND/OR DURING CONSTRUCTION IF ANY ADDITIONAL INFORMATION ON THE CONSTRUCTION SEQUENCE IS NECESSARY. PHASE 1 SEQUENCE OF CONSTRUCTION ROCK ENTRANCE INLET PROTECTION SILT FENCE LIMITS OF DISTURBANCE LEGEND EROSION CONTROL BLANKET 1. THE STORM WATER POLLUTION PREVENTION PLAN ("SWPPP") IS COMPRISED OF THE EROSION CONTROL PLAN, THE STANDARD DETAILS, THE PLAN NARRATIVE, ATTACHMENTS INCLUDED IN THE SPECIFICATIONS OF THE SWPPP, PLUS THE PERMIT AND ALL SUBSEQUENT REPORTS AND RELATED DOCUMENTS. 2. ALL CONTRACTORS AND SUBCONTRACTORS INVOLVED WITH LAND DISTURBING ACTIVITIES SHALL OBTAIN A COPY OF THE SWPPP AND NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) GENERAL PERMIT, AND BECOME FAMILIAR WITH THEIR CONTENTS. 3. BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TO FEDERAL, STATE AND LOCAL REQUIREMENTS, AS APPLICABLE. THE CONTRACTOR SHALL IMPLEMENT ADDITIONAL CONTROLS AS DIRECTED BY THE PERMITTING AGENCY, ENGINEER OR OWNER. 4. SITE ENTRY AND EXIT LOCATIONS SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT THE TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC ROADWAYS. SEDIMENT SPILLED, DROPPED, WASHED, OR TRACKED ONTO A PUBLIC ROADWAY FROM THE CONSTRUCTION SITE MUST BE REMOVED AS SOON AS PRACTICABLE. WHEN WASHING IS REQUIRED TO REMOVE SEDIMENT PRIOR TO ENTRANCE ONTO A PUBLIC ROADWAY, IT SHALL BE DONE IN AN AREA STABILIZED WITH CRUSHED STONE WHICH DRAINS INTO AN APPROVED SEDIMENT BASIN. ANY FINES IMPOSED FOR DISCHARGING SEDIMENT ONTO A PUBLIC RIGHT OF WAY SHALL BE PAID BY THE CONTRACTOR. 5. TEMPORARY SEEDING OR OTHER APPROVED METHODS OF STABILIZATION SHALL BE INITIATED WITHIN 7 DAYS OF THE LAST DISTURBANCE ON ANY AREA OF THE SITE. 6. THE CONTRACTOR SHALL MINIMIZE LAND DISTURBANCE AND CLEARING TO THE MAXIMUM EXTENT PRACTICAL OR AS REQUIRED BY THE GENERAL PERMIT. 7. CONTRACTOR SHALL DENOTE ON THE PLAN THE TEMPORARY PARKING AND STORAGE AREA WHICH SHALL ALSO BE USED AS THE EQUIPMENT MAINTENANCE AND CLEANING AREA, EMPLOYEE PARKING AREA, AND AREA FOR LOCATING PORTABLE FACILITIES, OFFICE TRAILERS, AND TOILET FACILITIES. 8. ALL WASH WATER FROM THE CONSTRUCTION SITE (CONCRETE TRUCKS, VEHICLE CLEANING, EQUIPMENT CLEANING, ETC.) SHALL BE DETAINED AND PROPERLY TREATED BEFORE DISPOSAL. 9. SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMS SHALL BE MAINTAINED ON SITE OR READILY AVAILABLE TO CONTAIN AND CLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS. 10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DUST CONTROL ON SITE. THE USE OF MOTOR OILS AND OTHER PETROLEUM BASED OR TOXIC LIQUIDS FOR DUST SUPPRESSION OPERATIONS IS PROHIBITED. 11. RUBBISH, TRASH, GARBAGE, LITTER, OR OTHER SUCH MATERIALS SHALL BE DEPOSITED INTO SEALED CONTAINERS. MATERIALS SHALL BE PREVENTED FROM LEAVING THE PREMISES THROUGH THE ACTION OF WIND OR STORM WATER DISCHARGE INTO DRAINAGE DITCHES OR WATERS OF THE STATE. 12. STAGING AREAS, STOCKPILES, SPOILS, ETC. SHALL BE LOCATED OUTSIDE OF DRAINAGE WAYS SUCH THAT STORM WATER RUNOFF WILL NOT BE ADVERSELY AFFECTED. PROVIDE STABILIZATION MEASURES SUCH AS PERIMETER EROSION CONTROL BMP'S, SEEDING, OR OTHER COVERING AS NECESSARY TO PREVENT EROSION. 13. CONTRACTOR SHALL BE RESPONSIBLE FOR RE-ESTABLISHING ANY EROSION CONTROL BMP DISTURBED DURING CONSTRUCTION OPERATIONS. NOTIFY THE OWNER'S REPRESENTATIVE OF ANY DEFICIENCIES IN THE ESTABLISHED EROSION CONTROL MEASURES THAT MAY LEAD TO UNAUTHORIZED DISCHARGE OF STORM WATER POLLUTANTS. UNAUTHORIZED POLLUTANTS INCLUDE (BUT ARE NOT LIMITED TO) EXCESS CONCRETE DUMPING, CONCRETE RESIDUE, PAINTS, SOLVENTS, GREASES, FUELS, LUBRICANT OILS, PESTICIDES, AND SOLID WASTE MATERIALS. 14. EROSION CONTROL BMP'S SHOWN ON THESE PLANS SHALL BE INSTALLED PRIOR TO THE START OF LAND-DISTURBING ACTIVITIES ON THE PROJECT, AND INITIATED AS SOON AS PRACTICABLE. 15. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR COMPLYING WITH THE REQUIREMENTS OF THE AUTHORITIES HAVING JURISDICTION, AND SHALL MAINTAIN COMPLIANCE WITH APPLICABLE LAWS AND REGULATIONS FOR THE DURATION OF CONSTRUCTION. 16. THE CONTRACTOR SHALL FIELD ADJUST AND/OR PROVIDE ADDITIONAL EROSION CONTROL BMP'S AS NEEDED TO PREVENT EROSION AND OFF-SITE SEDIMENT DISCHARGE FROM THE CONSTRUCTION SITE. LOG AND RECORD ANY ADJUSTMENTS AND DEVIATIONS FROM THE APPROVED EROSION CONTROL PLANS WITHIN THE SWPPP DOCUMENTS STORED IN THE JOB SITE TRAILER. EROSION CONTROL PLAN NOTES PHASE I BMP QUANTITIES SILT FENCE ±1,350 LF INLET PROTECTION 9 EA ROCK CONSTRUCTION ENTRANCE 1 EA EROSION CONTROL BLANKET ±750 SF THE CONTRACTOR MUST UPDATE THE SWPPP BY NOTING ON THE SITE MAPS IN THE JOB SITE BINDER TO REFLECT THE PROGRESS OF CONSTRUCTION ACTIVITIES AND GENERAL CHANGES TO THE PROJECT SITE FOR THE DURATION OF LAND DISTURBING ACTIVITIES. AT A MINIMUM, UPDATES SHALL BE MADE DAILY TO TRACK CONSTRUCTION PROGRESS DESCRIBED IN THE SEQUENCE OF CONSTRUCTION. THE CONTRACTOR IS RESPONSIBLE FOR NOTING THE LOCATION OF THE JOB SITE TRAILER, TEMPORARY PARKING & LAYDOWN AREAS, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUEL & MATERIAL STORAGE, SOLID WASTE CONTAINERS, AND OTHER CONSTRUCTION RELATED FACILITIES THAT MAY IMPACT STORMWATER RUNOFF. SWPPP UPDATES & AMENDMENTS C4.0 ER O S I O N A N D S E D I M E N T CO N T R O L P L A N - P H A S E 1 NORTH 0GRAPHIC SCALE IN FEET20102040 Know what'sbelow. before you dig.Call EXISTING OUTFALL SHEET DRAINS INTO THE PUBLIC STORM SEWER ON 155TH STREET WEST AND PILOT KNOB ROAD. PROPOSED SITE STORMWATER RUNOFF IS COLLECTED BY THE ON-SITE STORM SEWER SYSTEM, WHICH DRAINS INTO THE PUBLIC STORM SEWER ON ENGLISH AVE AND ULTIMATELY DRAINS TO A REGIONAL STORMWATER BASIN. THE SOUTH AND EAST PERIMETER OF THE SITE SHEET DRAINS INTO THE PUBLIC STORM SEWER ON 155TH STREET WEST AND PILOT KNOB ROAD. SITE OUTFALL:AREA SUMMARY TOTAL PROPERTY AREA 2.52 AC / 109,854 SF TOTAL DISTURBED AREA +/- 1.75 AC / 76,427 SF EXISTING IMPERVIOUS AREA +/- 0 AC / 0 SF EXISTING PERVIOUS AREA +/- 1.75 AC / 76,427 SF PROPOSED IMPERVIOUS AREA +/- 1.10 AC / 47,786 SF PROPOSED PERVIOUS AREA +/- 0.65 AC / 28,641 SF T P D EX SDMH RIM ELEV. = 948.46 INV 1 = 935.26 N INV 2 = 935.36 W INV 3 = 935.81 S EX CB RIM ELEV. = 940.75 INV 1 = 935.80 N INV 2 = 935.81 S EX CB RIM ELEV. = 940.40 INV 1 = 935.34 W INV 2 = 935.47 S EX CB RIM ELEV. = 938.35 EX CB RIM ELEV. = 938.00 INV 1 = 933.81 W INV 2 = 935.02 6" PVC N INV 3 = 933.70 S EX CB RIM ELEV. = 938.07 INV 1 = 935.31 6" PVC NE INV 2 = 934.00 E EX CB RIM ELEV. = 937.77 INV 1 = 933.71 E EX CB RIM ELEV. = 938.11 INV 1 = 934.34 E EX CB RIM ELEV. = 938.71 INV 1 = 935.13 S EX CB RIM ELEV. = 938.58 INV 1 = 934.78 N INV 2 = 934.82 E 155TH ST W PI L O T K N O B R O A D E E E E P COD D DRIVE THRU DRIVE THRUD R I V E T H R U T H A N K Y O U NO PARKING 120' MCDONALD'S 4584 BUILDING 3,859 SF 1.51 AC FFE: 948.00 T DO NOT ENTER PROPOSED LOT 1, BLOCK 1 McDONALD'S AT ORCHARD PLACE AREA: 1.01 AC S COS FL O W GI1 T 945 941 942 943 944 946 944 947.80 T:947.84 1. 5 9 % 1.97 % 2.30% 2 . 6 7 % 1 . 8 6 % 3. 0 8 % HP:946.79 ME:949.01 ME:949.35 LP:944.82 LP:946.28HP:947.24 9 4 0 94 5 94 5 9 4 5 939 9 4 1 9 4 2 9 4 3 9 4 4 94 6 9 4 6 94 6 94 7 9 4 7 9 4 8 9 4 8 9 4 9 9 4 9 946 ME:940.00ME:941.00ME:941.95 ME:945.01 ME:947.00 947.69 947.69T:946.52 T:947.97 T:947.97 T:947.88 T:947.38 T:947.90 T:947.15 T:947.22 T:946.57 T:946.66 T:947.13 T:946.48 T:945.69 T:947.31 T:945.35 T:946.32 T:948.23 G:947.73 G:945.95 G:944.85 G:945.19 G:946.81 G:945.98 G:946.63 G:946.16 G:946.34 T:945.38 G:944.88 T:946.68 G:946.18 HP:947.36 G:947.50 G:947.50 T/G:947.50T/G:947.50 T:947.89 G:947.39 T:946.74 G:946.25 G:946.02 T/G:946.54T/G:946.24T/G:946.22 T/G:946.57 T/G:946.43 T:947.31 G:946.81 G:946.48 946.95 G:946.71 947.43 G:946.32 G:946.61 T:947.56 G:947.06 1.50%6.74%6.75% 0. 2 4 % 1.17% 0. 4 8 % 0. 9 7 % 1. 1 9 % 1.00% G:947.40 T:947.67 G:947.17 T:947.86 G:947.33 G:946.88 G:947.38 T:948.00 G:947.50 T:948.00 G:947.50 2.11%1.78 % 3 . 7 5 % 1.6 9 % 3.12% 3.7 6 % 1. 1 2 % 1.58% 0.35 % 2.00% ME:948.00 0.53% 1. 0 5 % 946.45 946.36 3: 1 24 . 8 0 % 1 7 . 4 6 % 9.4 1 % 8 . 0 8 % 1.62% 1.49 % 2. 0 1 % 2.45 % 1.9 2 % 1.67 % 2.14% 1.4 0 % T:945.98 G:946.00 G:946.65 FFE = 948.0 FFE = 948.0 FFE = 948.0 FFE = 948.0 FFE = 948.0 947.53947.53 1.62% 94 6 94 6 946 947 9 4 7 946 947 947 947 9 4 7 945 941 942 943 944 946 947 940 941 942 943 94 7 944 5. 6 9 % 1.6 1 % STRM-109 ROOF DRAIN IE:939.79N STRM-100 CONNECT TO EXISTING 24" STUB RE:947.81 IE:935.90 S STRM-106 12X12X6 WYE & STRM CO RE:947.11 IE:938.87 S IE:938.87 E IE:938.87 W STRM-105 CBMH 48" DIA. RE:946.28 IE:940.14 W STRM-107 CBMH 48" DIA. RE:945.87 IE:939.46 W STRM-102 STMH 48" DIA. WITH PRESERVER ENERGY DISSIPATOR AND SKIMMER 4' SUMP RE:945.90 IE:936.26 E IE:936.26 N STRM-103 CBMH 48" DIA. RE:944.60 IE:936.43 S IE:936.93 E IE:936.43 W STRM-104 CBMH 48" DIA. RE:944.82 IE:938.06 E IE:937.06 N STRM-101A STMH 48" 2' RE:947.22 IE:935.97 S IE:935.97 E IE:935.97 N STRM-101B PROVIDE STUB WITH CAP IE:936.26W 208 LF - 12" HDPE @ 1.00% 56 LF - 18" HDPE @ 0.30% 98 LF - 18" HDPE @ 0.30% 59 LF - 12" HDPE @ 1.00% 194 LF - 12" HDPE @ 1.00% 46 LF - 6" PVC @ 2.00% 14 LF - 18" HDPE @ 2.00% TW:947.50 TW:947.50 TW:947.00 TW:947.50 BW:945.76 BW:942.61 BW:946.00 BW:941.57 942.56 947.05 947.00 938.26 938.21 940.80 940.59 940.59 940.70 941.51 945.75 4.75% 4.30% 4. 8 4 % 0.71% 0. 6 2 % 1.63% 0. 7 3 % 0.79% ME:938.31 ME:938.11 T:945.39 G:944.89 ME:947.07 ME:947.42 T/G:947.36 T/G:947.27 947.49 947.39 947.11 947.20 947 0. 5 0 % 1.52% 0. 8 7 % 1.52% ME:948.76 ME:947.93 0.80% 1. 6 1 % S 946.69 946.54 946.94 947.21 948.30 T:946.88 G:946.63 G:947.70 1.37% 1.60% 1. 5 0 % 1. 5 2 % 1. 5 6 % 2.00% 126 LF - 12" PVC @ 0.50% 35 LF - 24" PVC @ 0.20% 945.55 947.56 948.09 947.63 DA T E SI T E A D D R E S S TI T L E DE S C R I P T I O N SI T E I D SI T E I D Mc D o n a l d ' s U S A , L L C Th e s e d r a w i n g s a n d s p e c i f i c a t i o n s a r e t h e c o n f i d e n t i a l a n d p r o p r i e t a r y pr o p e r t y o f M c D o n a l d ' s U S A , L L C a n d s h a l l n o t b e c o p i e d o r r e p r o d u c e d wi t h o u t w r i t t e n a u t h o r i z a t i o n . T h e c o n t r a c t d o c u m e n t s w e r e p r e p a r e d fo r u s e o n t h i s s p e c i f i c s i t e i n c o n j u n c t i o n w i t h i t s i s s u e d a t e a n d a r e no t s u i t a b l e f o r u s e o n a d i f f e r e n t s i t e o r a t a l a t e r t i m e . U s e o f th e s e d r a w i n g s f o r r e f e r e n c e o r e x a m p l e o n a n o t h e r p r o j e c t r e q u i r e s t h e se r v i c e s o f p r o p e r l y l i c e n s e d a r c h i t e c t s a n d e n g i n e e r s . R e p r o d u c t i o n o f th e c o n t r a c t d o c u m e n t s f o r r e u s e o n a n o t h e r p r o j e c t i s n o t a u t h o r i z e d . R DR A W N B Y DA T E I S S U E D ST D I S S U E D A T E RE V I E W E D B Y PR E P A R E D F O R : c RE V DE S C R I P T I O N BY RW C EI S 12 / 1 7 / 2 4 LA N D U S E A P P L I C A T I O N 15 4 6 0 E N G L I S H A V E N U E , A P P L E V A L L E Y , M N , 5 5 1 2 4 DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S PR E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E ST A T E O F M I N N E S O T A . MN LI C . N O . EL I I . S A N K E Y , P . E . 59 4 8 8 20 2 4 M c D o n a l d ' s C o r p o r a t i o n 10 / 2 2 / 2 0 2 4 1 SK E T C H P L A N EI S 12 / 1 7 / 2 0 2 4 2 LA N D U S E A P P L I C A T I O N EI S 43 1 6 9 NORTH 0GRAPHIC SCALE IN FEET 20 10 20 40 GRADING PLAN NOTES 1. PERFORM GRADING WORK IN ACCORDANCE WITH APPLICABLE CITY SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS. 2. CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS. 3. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 4. FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF LAND DISTURBING ACTIVITIES. NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTING THE PROPOSED DESIGN OF THE PROJECT. 5. IN PAVED AREAS, ROUGH GRADE TO SUBGRADE ELEVATION AND LEAVE THE SITE READY FOR SUB-BASE. 6. SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF EXISTING PAVEMENT. 7. ELEVATIONS SHOWN REPRESENT FINISHED SURFACE GRADES. SPOT ELEVATIONS ALONG CURB & GUTTER REPRESENT THE FLOW LINE UNLESS OTHERWISE NOTED 8. EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 9. CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB AND GUTTER WITH SMOOTH UNIFORM SLOPES THAT PROVIDE POSITIVE DRAINAGE TO COLLECTION POINTS. MAINTAIN A MINIMUM SLOPE OF 1.25% IN ASPHALT PAVEMENT AREAS AND A MINIMUM SLOPE OF 0.50% IN CONCRETE PAVEMENT AREAS. 10. MAINTAIN A MINIMUM SLOPE OF 0.50% ALONG CURB & GUTTER. REVIEW PAVEMENT GRADIENT AND CONSTRUCT "INFALL" CURB WHERE PAVEMENT DRAINS TOWARD THE GUTTER, AND "OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM THE GUTTER. 11. INSTALL A MINIMUM OF 4-INCHES OF AGGREGATE BASE MATERIAL UNDER PROPOSED CONCRETE CURB & GUTTER, SIDEWALKS, AND TRAILS UNLESS OTHERWISE DETAILED. 12. GRADING FOR SIDEWALKS AND ACCESSIBLE ROUTES, INCLUDING CROSSING DRIVEWAYS, SHALL CONFORM TO CURRENT STATE & NATIONAL ADA STANDARDS: ACCESSIBLE RAMP SLOPES SHALL NOT EXCEED 8.3% (1:12). SIDEWALK CROSS-SLOPES SHALL NOT EXCEED 2.0%. LONGITUDINAL SIDEWALK SLOPES SHALL NOT EXCEED 5.0%. ACCESSIBLE PARKING STALLS AND ACCESS AISLES SHALL NOT EXCEED 2.0% IN ANY DIRECTION. A MAXIMUM SLOPE OF 1.50% IS PREFERRED. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVEMENT INSTALLATION. CHANGE ORDERS WILL NOT BE ACCEPTED FOR ADA COMPLIANCE ISSUES. 13. UPON COMPLETION OF LAND DISTURBING ACTIVITIES, RESTORE ADJACENT OFFSITE AREAS DISTURBED BY CONSTRUCTION TO MATCH OR EXCEED THE ORIGINAL CONDITION. LANDSCAPE AREAS SHALL BE RE-VEGETATED WITH A MINIMUM OF 4-INCHES OF TOPSOIL. 14. EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARY SEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS. PROPOSED STORM SEWER PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR 928 925 PROPOSED SPOT ELEVATION100.00 LEGEND PROPOSED HIGH POINT ELEVATION HP:0.0 PROPOSED LOW POINT ELEVATION PROPOSED GUTTER ELEVATION PROPOSED TOP OF CURB ELEVATION PROPOSED FLUSH PAVEMENT ELEVATION LP:0.0 G:0.00 T:0.00 PROPOSED EMERGENCY OVERFLOW ELEVATION T/G:0.0 EOF:0.0 0.0%PROPOSED DRAINAGE DIRECTION ME:0.0 MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING) PROPOSED STORM SEWER CLENOUTCO D PROPOSED RIDGE LINE PROPOSED TOP/BOTTOM OF WALL ELEVATION TW:0.0 BW:0.0 Know what'sbelow. before you dig.Call R STORM SEWER NOTES 1. INSTALL STORM SEWER IN ACCORDANCE WITH APPLICABLE CITY OR STATE SPECIFICATIONS, STATE PLUMBING CODE, AND BUILDING PERMIT REQUIREMENTS. 2. CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS. 3. STORM SEWER PIPE SHALL BE AS FOLLOWS: HDPE: ASTM F-714, F-894 PVC: ASTM D-2729 PVC SCH40: ASTM D-1785, D-2665, F-794 FITTINGS SHALL BE AS FOLLOWS: HDPE: ASTM D-3212 PVC: ASTM D-2729, JOINTS PER ASTM D-3212 PVC SCH40: ASTM D-2665, F-794, F-1866 4. CONTRACTOR IS RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 5. FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF LAND DISTURBING ACTIVITIES. NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTING THE PROPOSED DESIGN OF THE PROJECT. 6. EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARY SEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS. REFER TO THE GRADING PLAN FOR DETAILED SURFACE ELEVATIONS. 7. EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 8. COORDINATE WITH THE PLUMBING PLANS FOR THE LOCATION, SIZE AND ELEVATION OF THE PROPOSED UNDERGROUND ROOF DRAIN CONNECTIONS. 9. WHERE STORM SEWER ROOF DRAINS HAVE LESS THAN 4-FEET OF COVER IN PAVED AREAS OR 3-FEET OF COVER IN LANDSCAPE AREAS, PROVIDE 3-INCH THICK INSULATION A MINIMUM OF 5-FEET IN WIDTH, CENTERED ON THE PIPE. 10. ALL STORM SEWER PIPE JOINTS SHALL BE WATER-TIGHT CONNECTIONS. 11. ALL STORM SEWER PIPE CONNECTIONS TO MANHOLES SHALL BE GASKETED AND WATER TIGHT. BOOTED COUPLERS AT THE STRUCTURE OR A WATER STOP WITH NON-SHRINK GROUT MAY BE USED IN ACCORDANCE WITH LOCAL CODES. 12. CONTRACTOR SHALL AIR TEST ALL STORM SEWER PIPE IN ACCORDANCE WITH LOCAL CODE REQUIREMENTS. C5.0 GR A D I N G P L A N LIMITS OF DISTURBANCE S EX SSMH RIM ELEV. = 946.70 INV 1 = 927.00 W INV 2 = 927.10 E INV 3 = 935.20 E EX SSMH RIM ELEV. = 947.16 INV 1 = 926.26 NE INV 2 = 926.06 W RIM ELEV. = 946.10 INV 1 = 933.90 42" RCP NW INV 2 = 934.20 42" RCP SE D EX SDMH RIM ELEV. = 947.43 INV 1 = 934.63 NW INV 2 = 934.68 E D EX SDMH RIM ELEV. = 948.46 INV 1 = 935.26 N INV 2 = 935.36 W INV 3 = 935.81 S EX CB RIM ELEV. = 940.75 INV 1 = 935.80 N INV 2 = 935.81 S EX CB RIM ELEV. = 940.40 INV 1 = 935.34 W INV 2 = 935.47 S EX CB RIM ELEV. = 938.35 INV 1 = 933.57 N EX CB RIM ELEV. = 938.00 INV 1 = 933.81 W INV 2 = 935.02 6" PVC N INV 3 = 933.70 S EX CB RIM ELEV. = 938.07 INV 1 = 935.31 6" PVC NE INV 2 = 934.00 E155TH ST W E E E E P DRIVE THRU DRIVE THRUD R I V E T H R U T H A N K Y O U 120' MCDONALD'S 4584 BUILDING 3,859 SF 1.51 AC FFE: 948.00 T PROPOSED LOT 1, BLOCK 1 McDONALD'S AT ORCHARD PLACE AREA: 1.01 AC S COS COD D FL O W GI1 T 10 LF - 4" PVC @ 2.00% 22 LF - 4" PVC @ 2.00% 219 LF - 6" PVC @ 1.00% 119 LF - 6" PVC @ 1.00% 38 LF - 4" PVC @ 2.00% 40 LF - 4" PVC @ 2.00% SEE SHEET C5.0 FOR STORM SEWER IMPROVEMENTS PROPOSED TRANSFORMER LOCATION STRM-SSWR XING SSWR BP: 939.02 STRM TP: 938.01 STRM-SSWR XING SSWR BP: 939.64 STRM TP: 937.51 PROPOSED ELECTRIC METER LOCATION CONTRACTOR TO COORDINATE WITH XCEL ENERGY FOR ELECTRICAL CONNECTION PROPOSED GAS METER LOCATION CONTRACTOR TO COORDINATE WITH UTILITY PROVIDER FOR GAS CONNECTION PR. STUB 26 LF - 6" PVC @ 1.00% SSWR-103C CONNECT TO BUILDING SERVICE IE:941.79 N SSWR-105 CONNECT TO BUILDING SERVICE IE:942.71 N SSWR-104 45° BEND AND CLEANOUT RE:947.43 IE:941.91 S IE:941.91 W SSWR-102 48" SSWR MH RE:946.51 IE:938.96 E IE:938.96 N SSWR-103B GI INLET IE:941.59 S SSWR-103A GI OUTLET IE:941.59 N PR. STUB IE:939.18 W CONNECT TO EXISTING WATER MAIN WITH 12"X12"X6" TEE 12" DIP 6" DIP 6" DIP 2" DIP (2) 45° BEND STRM-WATER XING WATR BP: 939.42 STRM TP: 937.92 SWWR-WATER XING WATR BP: 939.60 SSWR TP: 938.10 STRM-WATER XING STRM BP: 936.55 WATR TP: 935.05 10.0' CONNECT TO BUILDING WTR SERVICE 5' FROM BUILDING SSWR-101 48" SSWR MH RE:947.74 IE:937.77 S IE:938.92 E IE:937.77 W EXISTING GATE VALVE 12.0'10.8' (2) 45° BEND 17 LF - 6" PVC @ 1.00% GREEN TURTLE GMC1300 GREASE INTERCEPTOR 12 . 0 ' 10 . 7 ' 13 . 1 ' CONNECT TO EX. STUB IE:937.60 E (CONTRACTOR TO FIELD VERIFY EX. STUB INVERT) CONTRACTOR TO COORDINATE WITH UTILITY PROVIDER FOR COMMUNICATION CONNECTION S SSWR-103 48" SSWR MH RE:947.42 IE:941.15 E IE:941.15 S IE:941.15 W HYDRANT ASSEMLBY 6"X6"X6" TEE SWWR-WATER XING SSWR BP: 941.39 WATR TP: 939.89 DA T E SI T E A D D R E S S TI T L E DE S C R I P T I O N SI T E I D SI T E I D Mc D o n a l d ' s U S A , L L C Th e s e d r a w i n g s a n d s p e c i f i c a t i o n s a r e t h e c o n f i d e n t i a l a n d p r o p r i e t a r y pr o p e r t y o f M c D o n a l d ' s U S A , L L C a n d s h a l l n o t b e c o p i e d o r r e p r o d u c e d wi t h o u t w r i t t e n a u t h o r i z a t i o n . T h e c o n t r a c t d o c u m e n t s w e r e p r e p a r e d fo r u s e o n t h i s s p e c i f i c s i t e i n c o n j u n c t i o n w i t h i t s i s s u e d a t e a n d a r e no t s u i t a b l e f o r u s e o n a d i f f e r e n t s i t e o r a t a l a t e r t i m e . U s e o f th e s e d r a w i n g s f o r r e f e r e n c e o r e x a m p l e o n a n o t h e r p r o j e c t r e q u i r e s t h e se r v i c e s o f p r o p e r l y l i c e n s e d a r c h i t e c t s a n d e n g i n e e r s . R e p r o d u c t i o n o f th e c o n t r a c t d o c u m e n t s f o r r e u s e o n a n o t h e r p r o j e c t i s n o t a u t h o r i z e d . R DR A W N B Y DA T E I S S U E D ST D I S S U E D A T E RE V I E W E D B Y PR E P A R E D F O R : c RE V DE S C R I P T I O N BY RW C EI S 12 / 1 7 / 2 4 LA N D U S E A P P L I C A T I O N 15 4 6 0 E N G L I S H A V E N U E , A P P L E V A L L E Y , M N , 5 5 1 2 4 DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S PR E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E ST A T E O F M I N N E S O T A . MN LI C . N O . EL I I . S A N K E Y , P . E . 59 4 8 8 20 2 4 M c D o n a l d ' s C o r p o r a t i o n 10 / 2 2 / 2 0 2 4 1 SK E T C H P L A N EI S 12 / 1 7 / 2 0 2 4 2 LA N D U S E A P P L I C A T I O N EI S 43 1 6 9 SANITARY SEWER MANHOLE SANITARY SEWER WATERMAIN GATE VALVE HYDRANT TEE REDUCER UNDERGROUND ELECTRIC TELEPHONE GAS MAIN STORM SEWER LEGEND CO S SANITARY CLEANOUTCO S EXISTING PROPOSED UTILITY PLAN NOTES 1. INSTALL UTILITIES IN ACCORDANCE WITH APPLICABLE CITY SPECIFICATIONS, STATE PLUMBING CODE, AND BUILDING PERMIT REQUIREMENTS. 2. CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS. 3. CONTRACTOR IS RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 4. SANITARY SEWER PIPE SHALL BE: PVC: ASTM D-2729, D-3034 PVC SCH 40: ASTM D-1785, F-714, F-894 SANITARY SEWER FITTINGS SHALL BE: PVC: ASTM D-2729, D-3034 PVC SCH40: ASTM D-2665, F-2794, F-1866 5. WATER MAIN PIPE SHALL BE: 6" AND LARGER, PVC C-900 PER ASTM D 2241 CLASS 200 UNDER COUNTY ROADS, OTHERWISE CLASS 150 4" AND LARGER DUCTILE IRON PIPE PER AWWA C150 SMALLER THAN 3" PIPING SHALL BE COPPER TUBE TYPE "K" PER ANSI 816.22 OR PVC, 200 PSI, PER ASTM D1784 AND D2241 5. STORM SEWER PIPE SHALL BE: HDPE: ASTM F-714, F-894 PVC: ASTM D-2729 PVC SCH40: ASTM D-1785, D-2665, F-794 STORM SEWER FITTINGS SHALL BE: HDPE: ASTM D-3212 PVC: ASTM D-2729, JOINTS PER ASTM D-3212 PVC SCH40: ASTM D-2665, F-794, F-1866 6. WHEN CONNECTING TO AN EXISTING UTILITY LINE, FIELD VERIFY THE LOCATION, DEPTH, AND SIZE OF THE EXISTING PIPE(S) PRIOR TO INSTALLATION OF THE NEW LINES. NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTING THE PROPOSED DESIGN OF THE PROJECT. 7. PLACE AND COMPACT ALL FILL MATERIAL PRIOR TO INSTALLATION OF PROPOSED UNDERGROUND UTILITIES. MINIMUM TRENCH WIDTH SHALL BE 2 FEET. 8. MAINTAIN A MINIMUM OF 7'-6" COVER ON ALL WATER LINES. 9. FOR WATER LINES AND STUB-OUTS UTILIZE MECHANICAL JOINTS WITH RESTRAINTS SUCH AS THRUST BLOCKING, WITH STAINLESS STEEL OR COBALT BLUE BOLTS, OR AS INDICATED IN THE CITY SPECIFICATIONS AND PROJECT DOCUMENTS. 10. MAINTAIN 18-INCH MINIMUM VERTICAL SEPARATION WHERE SEWER PIPE CROSSES WATER LINES (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE OR STRUCTURE). PROVIDE 10-FOOT HORIZONTAL SEPARATION BETWEEN SEWER PIPE AND WATER LINES. 11.IN THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES, STORM LINES AND GAS LINES (OR ANY OBSTRUCTION EXISTING AND PROPOSED), THE SANITARY PIPE MATERIAL SHALL BE PVC SCHEDULE 40 OR PVC C900 AND HAVE MECHANICAL JOINTS AT LEAST 10 FEET ON EITHER SIDE OF THE CENTER LINE OF THE CROSSING. THE WATER LINE SHALL HAVE MECHANICAL JOINTS WITH APPROPRIATE FASTENERS AS REQUIRED TO PROVIDE A MINIMUM OF 18-INCH VERTICAL SEPARATION MEETING REQUIREMENTS OF ANSI A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50). 12. ALL PVC & HDPE SEWER AND WATER PIPE SHALL HAVE A TRACER WIRE INSTALLED IN THE TRENCH AND TERMINATED PER THE DETAILS. 13. UNDERGROUND UTILITY LINES SHALL BE INSTALLED, INSPECTED AND APPROVED PRIOR TO PLACING BACKFILL. 14. IN PAVEMENT AREAS, RAISE MANHOLE CASTINGS TO BE FLUSH WITH PROPOSED FINISHED SURFACE GRADE. IN GREEN AREAS, RAISE MANHOLE CASTINGS TO BE ONE FOOT ABOVE FINISHED GROUND ELEVATION & INSTALL A WATERTIGHT LID. 15. REFER TO PLUMBING PLANS FOR LOCATION, SIZE AND ELEVATION OF UTILITY SERVICE CONNECTIONS AND ROOF DRAINS TO THE INTERIOR BUILDING SYSTEMS. BACKFLOW DEVICES (DDCV AND PRZ ASSEMBLIES) & METERS ARE LOCATED INSIDE THE BUILDING. 16. CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. 17. CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES. COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS AND SPECIFICATIONS. 18. REFER TO THE SITE ELECTRICAL PLANS FOR SPECIFICATIONS OF THE PROPOSED SITE LIGHTING AND ELECTRICAL EQUIPMENT. 19. EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARY SEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS. REFER TO THE GRADING PLAN FOR DETAILED SURFACE ELEVATIONS. 20. EXCESS MATERIAL, ABANDONED UTILITY ITEMS, AND OTHER UNUSABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 21. COORDINATE WITH THE PLUMBING PLANS FOR THE LOCATION, SIZE AND ELEVATION OF THE PROPOSED UNDERGROUND ROOF DRAIN CONNECTIONS. 22. WHERE STORM SEWER ROOF DRAINS HAVE LESS THAN 4-FEET OF COVER IN PAVED AREAS OR 3-FEET OF COVER IN LANDSCAPE AREAS, PROVIDE 3-INCH THICK INSULATION A MINIMUM OF 5-FEET IN WIDTH, CENTERED ON THE PIPE. 23. ALL STORM SEWER PIPE JOINTS SHALL BE WATER-TIGHT CONNECTIONS. 24. ALL STORM SEWER PIPE CONNECTIONS TO MANHOLES SHALL BE GASKETED AND WATER TIGHT. BOOTED COUPLERS AT THE STRUCTURE OR A WATER STOP WITH NON-SHRINK GROUT MAY BE USED IN ACCORDANCE WITH LOCAL CODES. 25. CONTRACTOR SHALL AIR TEST ALL STORM SEWER PIPE IN ACCORDANCE WITH LOCAL CODE REQUIREMENTS. NORTH 0GRAPHIC SCALE IN FEET20102040 Know what'sbelow. before you dig.Call C6.0 UT I L I T Y P L A N LANDSCAPE KEYNOTESLANDSCAPE LEGEND EXISTING TREE TO REMAIN / PROTECT IN PLACE (TYP.) EDGER (TYP.) APPROXIMATE LIMITS OF SOD / SODDING ALL DISTURBED AREAS (TYP.) SOD (TYP.) A LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) ROCK MULCH (TYP.) SOD (TYP.) A B C D FL O W GI1 T NO PARKING 120' T PROPOSED LOT 1, BLOCK 1 McDONALD'S AT ORCHARD PLACE AREA: 1.01 AC T P D 155TH ST W E E P CO CO S COS D COD D B B A B A B A B A B B A B A B A B C A C A B D D D D D S MONUMENT SIGN - PER SEPARATE SIGN PACKAGE PROPOSED TRASH ENCLOSURE AND SHED MCDONALD'S 4584 BUILDING 3,859 SF 1.51 AC PI L O T K N O B R O A D EXISTING D&U EASEMENT PROPOSED 10' D&U EASEMENT EXISTING D&U EASEMENT PROPOSED 56' MAINTENANCE, ACCESS & UTILITY EASEMENT PROPOSED 5' D&U EASEMENT PROPOSED PROPERTY LINE EXISTING PROPERTY LINE PROPOSED 5' D&U EASEMENT PROPOSED 5' D&U EASEMENT DRAINAGE AND UTILITY EASEMENT (DOC. 3587775) PROPOSED ACCESS EASEMENT (WIDTH VARIES) PROPOSED ACCESS EASEMENT (WIDTH VARIES) PROPOSED ACCESS EASEMENT (WIDTH VARIES) SYMBOL CODE QTY COMMON NAME BOTANICAL NAME CONTAINER CAL. CONIFEROUS TREES ERC 5 EASTERN RED CEDAR JUNIPERUS VIRGINIANA B & B 6` HT. OVERSTORY TREES KCT 3 TRUE NORTH™ KENTUCKY COFFEETREE GYMNOCLADUS DIOICUS 'UMNSYNERGY' B & B 2.5" CAL. PEE 2 PRAIRIE EXPEDITION AMERICAN ELM ULMUS AMERICANA 'LEWIS & CLARK' TM B & B 2.5" CAL. RDL 5 REDMOND AMERICAN LINDEN TILIA AMERICANA `REDMOND`B & B 2.5" CAL. RRM 1 RED ROCKET MAPLE ACER RUBRUM 'RED ROCKET'B & B 2.5" CAL. ORNAMENTAL TREE DAK 5 DAKOTA PINNACLE BIRCH BETULA PLATYPHYLLA `FARGO`B & B 1.5" CAL SYMBOL CODE QTY COMMON NAME BOTANICAL NAME CONTAINER SPACING CONIFEROUS SHRUBS MDJ 26 MEDORA JUNIPER JUNIPERUS SCOPULORUM `MEDORA` #5 CONT.5` O.C. MGP 19 MUGO PINE PINUS MUGO `SLOWMOUND`#5 CONT.5` O.C. SGJ 32 SEA GREEN JUNIPER JUNIPERUS CHINENSIS `SEA GREEN` #5 CONT.5` O.C. DECIDUOUS SHRUBS GLS 6 GRO-LOW FRAGRANT SUMAC RHUS AROMATICA `GRO-LOW`#5 CONT.4` O.C. RSV 5 REGENT SERVICEBERRY AMELANCHIER ALNIFOLIA `REGENT` #5 CONT.6` O.C. RTD 6 RED TWIG DOGWOOD CORNUS SERICEA `BAILEYI`#5 CONT.5` O.C. ORNAMENTAL GRASSES FLG 40 PURPLE FLAME GRASS MISCANTHUS X 'PURPURASCENS'#1 CONT 36" O.C. LBS 67 LITTLE BLUESTEM ANDROPOGON SCOPARIUS #1 CONT.24" O.C. ROB 29 RED OCTOBER BIG BLUESTEM ANDROPOGON GERARDII `RED OCTOBER` #1 CONT.36" O.C. SWG 47 SWITCH GRASS PANICUM VIRGATUM #1 CONT 12" HT 24" O.C. PERENNIALS PCF 17 PURPLE CONEFLOWER ECHINACEA PURPUREA #1 CONT.18" O.C. WLC 4 WALKER'S LOW CATMINT NEPETA X FAASSENII 'WALKER'S LOW' #1 CONT 30" O.C. PLANT SCHEDULE DA T E SI T E A D D R E S S TI T L E DE S C R I P T I O N SI T E I D SI T E I D Mc D o n a l d ' s U S A , L L C Th e s e d r a w i n g s a n d s p e c i f i c a t i o n s a r e t h e c o n f i d e n t i a l a n d p r o p r i e t a r y pr o p e r t y o f M c D o n a l d ' s U S A , L L C a n d s h a l l n o t b e c o p i e d o r r e p r o d u c e d wi t h o u t w r i t t e n a u t h o r i z a t i o n . T h e c o n t r a c t d o c u m e n t s w e r e p r e p a r e d fo r u s e o n t h i s s p e c i f i c s i t e i n c o n j u n c t i o n w i t h i t s i s s u e d a t e a n d a r e no t s u i t a b l e f o r u s e o n a d i f f e r e n t s i t e o r a t a l a t e r t i m e . U s e o f th e s e d r a w i n g s f o r r e f e r e n c e o r e x a m p l e o n a n o t h e r p r o j e c t r e q u i r e s t h e se r v i c e s o f p r o p e r l y l i c e n s e d a r c h i t e c t s a n d e n g i n e e r s . R e p r o d u c t i o n o f th e c o n t r a c t d o c u m e n t s f o r r e u s e o n a n o t h e r p r o j e c t i s n o t a u t h o r i z e d . R DR A W N B Y DA T E I S S U E D ST D I S S U E D A T E RE V I E W E D B Y PR E P A R E D F O R : c RE V DE S C R I P T I O N BY RW C EI S 12 / 1 7 / 2 4 LA N D U S E A P P L I C A T I O N 15 4 6 0 E N G L I S H A V E N U E , A P P L E V A L L E Y , M N , 5 5 1 2 4 20 2 4 M c D o n a l d ' s C o r p o r a t i o n 10 / 2 2 / 2 0 2 4 1 SK E T C H P L A N EI S 12 / 1 7 / 2 0 2 4 2 LA N D U S E A P P L I C A T I O N EI S 43 1 6 9 MINIMUM COST OF LANDSCAPE REQUIRED: $62,500 = $2,500,000 APPROXIMATE CONSTRUCTION COST x 0.025 PROBABLE MINIMUM COST OF LANDSCAPE PROVIDED: $82,800 LANDSCAPE ISLAND AREA REQUIRED:409 S.F. / 2% PARKING LOT AREA LANDSCAPE ISLAND AREA PROVIDED: 1,287 S.F. / 12% = (1,287 S.F. / 20,484 S.F.) LANDSCAPE ISLAND TREES REQUIRED:3 TREES / (409 S.F. / 150 S.F.) LANDSCAPE ISLAND TREES PROVIDED:4 TREES LANDSCAPE SUMMARY - RETAIL BUSINESS ZONE Know what'sbelow. before you dig.Call DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L LA N D S C A P E A R C H I T E C T U N D E R T H E L A W S O F TH E S T A T E O F M I N N E S O T A . MN LI C . N O . RY A N A . H Y L L E S T E D 12 / 1 7 / 2 0 2 4 53 8 2 8 AT K RA H 0GRAPHIC SCALE IN FEET 20 10 20 40 NORTH L1.0 LA N D S C A P E P L A N December 17, 2024 Alex Sharpe, City Planner City of Apple Valley 7100 W 147th Street Apple Valley, MN 55124 RE: Land use applicafion on behalf of McDonald’s USA Dear Mr. Sharpe, We represent McDonald’s USA (“McDonalds”) regarding a proposed drive through restaurant (the “Project”) located at 15460 English Avenue (“Property”) in the City of Apple Valley (the “City”). As described in our sketch plan submission reviewed by the Planning Commission on November 20th, McDonald’s is seeking approval of: rezoning the Property from Sand and Gravel (SG) to Retail Business (RB) to align with the 2040 Comprehensive Plan; approval of a preliminary plat; a condifional use permit for a drive-through facility; and a variance to the setback requirements for Class II restaurants. This lefter provides a summary of the Project and the required findings under the City’s Code of Ordinances (“City Code”). I. Descripfion of the Property and Project Summary McDonald's is a globally recognized brand that has become a staple in communifies around the world. Known for its iconic golden arches, it ’s a place that transcends cultures and generafions. Whether it's for a quick bite during a busy day, a casual meal with friends or family, or a stop on a road trip, McDonald's offers a familiar experience that brings people together. Minnesota is home to about 220 McDonald’s restaurants, more than 40 owner/operators, with over 13,100 restaurant staff and managers. 1 in 3 owners began their careers as former McDonald’s employees. McDonald’s maintains deep fies to its communifies through supporfing local farmers (including $260 million in annual ingredient purchases in Minnesota alone), invesfing in real estate and construcfion of new stores, and its non-profit work through Ronald McDonald House Charifies programming and housing supports. McDonald’s intends to construct a single story restaurant just south of the HealthPartners site, immediately east of Chafin Vet, and north of Lunds and Byerlys (“Lunds”). The Property is guided for “MBC ” Mixed Business Campus, a guideplan designafion crafted for the remaining sand and gravel sites within the City to assist in their transifion from acfive mining area to office, light industrial, medical and commercial retail. The Property was idenfified in the 2040 Comprehensive Plan (“2040 Plan”) and in City planning studies as appropriate for commercial retail uses. As the surrounding land has transifioned from the acfive mining use, the City has rezoned adjacent parcels to either Limited Business (“LB”) or Retail Business (“RB”). For reference, the HealthPartners site is zoned LB and the Chafin Vet site is zoned RB. Both districts are specifically contemplated by the 2040 Page 2 Plan as consistent with the guiding of the Property. There is no viable use for the Property under the exisfing SG District and retenfion of the SG District is inconsistent with the 2040 Plan. McDonald’s desires to rezone the enfirety of the Property to the RB District in compliance with the 2040 Plan. A. The project plat complies with the City Subdivision Ordinance, allowing for the development of both the McDonald’s site and the adjacent parcel. The development of McDonald’s does not preclude the concurrent development of the adjacent parcel. McDonalds is seeking to subdivide the Property into two lots, the “McDonald’s Site” at 1.51 acres and a second to be developed site to the north with remaining development area of 1.01 acres (“Future Development Site”). As more fully described on the aftached plans (the “Plans”), the proposed acreage of the Future Development Site is developable for a wide variety of permifted uses contemplated by the RB District. The Future Development Site is benefited from the water management and ufilifies plans contemplated by the Orchard Place 4th Addifion Plat and development of the McDonald’s Site. The Property is accessed off of English Avenue via a shared driveway with Chafin Vet designed to manage traffic for both the McDonald’s Site and the Future Development Site. The previously approved access design specifically contemplates traffic management for the Property and ensures that any congesfion is limited to the Property rather than impacfing the public right of way. The City Engineer reviewed the subdivision proposal in light of McDonald’s esfimated traffic generafion during the sketch plan review and determined that there are no significant traffic impacts related to the use. B. The proposed McDonald’s Site complies with City building design and performance standards The Project design complies with City Code standards including lot coverage, impervious surface, building setbacks, and parking. All parking stalls have been updated since sketch plan review to ensure compliance with the City’s 18.5 foot depth requirement when a parking stall is adjacent to a curb. The proposed plans exceed City landscaping requirements and building materials standards. The McDonald’s prototype design incorporated fiber cement board in addifion to glazing and architectural elements. City staff recommended that the building be improved to full brick construcfion. The proposed building is now full brick construcfion and McDonald’s adopted a lighter color scheme consistent with the surrounding development. Similarly, during sketch plan review, the Planning Commission requested supplemental arficulafion along the building at each drive through window. Those addifional architectural details have been added to the design incorporafing a second brick color at the wainscot to create horizontal arficulafion and break up the full brick elevafions. The revised design also includes raised parapets at the front, baftens, and drive-thru windows to enhance horizontal Page 3 arficulafion and elevated darker metal panels at the drive-thru windows to introduce verfical arficulafion. Code Compliance: Code Standard Code Requirement Project Standard Compliance Parking Stalls 13 42  exceeds code standards Parking Stall Depth 18.5 18.5  Landscaping 2.5% ±3.3%  exceeds code standards Building Setback 40/15 50.5/61  exceeds code standards Setback from Residenfial 1000’ Pursuant to approved site plan Variance requested C. The revised plans increase pedestrian connecfivity through the Pilot Knob corridor. McDonald’s originally proposed pedestrian connecfivity via English Avenue and 155th Street West. The revised plans now invest in significant pedestrian improvements including installafion of a retaining wall in order to both maintain the exisfing berm and allow pedestrian access closer to the signalized intersecfion. This encourages pedestrians to cross at the designated signalized crosswalks rather than encouraging a mid-block crossing along 155th Street from the Lunds development south of the Project. As previously described, in addifion to preliminary plat approval and rezoning, the Project requires a Condifional Use Permit (CUP) for a Class-II restaurant and variance from a use-specific setback requiring that drive through restaurants be setback at least 1000 feet from residenfial uses. The Property and Project meet the requirements and performance standards described by the City Code for Class II restaurants. A variance is appropriate for the Property and use based upon the unique topography of the McDonald’s site as well as vefted mifigafion measures that reduce any potenfial impact to the residenfially zoned property across Pilot Knob from the proposed Project. Page 4 II. The Project fully complies with the CUP standards set forth in Secfion 155.399(D) of the City Code The Planning Commission shall recommend a conditional use permit for Council approval so long as the following requirements are met. The Project meets the requirements of the City Code. A. McDonalds proposed use and operations will not impact or endanger the public health, safety, or general welfare of the neighborhood or the City. The Project is consistent with the public health, safety, and welfare because it adheres to the standards and regulations set forth by the City and provides design and operational mitigation for noise, traffic, and odor- the primary concerns for such developments. Class II restaurants are specifically contemplated by the RB District, reflecting that when properly managed through appropriate conditions, the use aligns with the City’s underlying policy goals. The Project mitigates any potential impacts, including traffic congestion, noise levels, and odors, ensuring that the development will not adversely affect the surrounding community. B. The Project is harmonious with the specific objectives of the 2040 Comp Plan and is consistent with the Retail Business zoning district. The Property is located within the Fischer Mine area, designated as a priority planning area within the 2040 Plan alongside the City’s Downtown Core. These adjacent districts contain similar uses including exisfing Class-II restaurants. The former Fischer Mine, now under development pursuant to the Orchard Place master plan includes over 400 acres for total development space with 262 acres for non-residenfial employment-based use, guided as Mixed Business Campus (“MBC”). The MBC is designed to create a high-quality sefting for general office, corporate office, research and development, manufacturing, and related supporfive uses- like restaurants and retail. The MBC is disfinguished from the city’s Mixed-Use designafion because it is specifically designed to drive economic development, permit higher intensity uses, with a lower residenfial yield. The 2040 Plan specifically contemplates the integrafion of drive through facilifies within the MBC so long as the use is appropriately buffered from residenfial uses and incorporates thoughfful building design. The proposed Plans accomplish both goals. One of the key land use goals within the 2040 Plan is improving walkability. Improvements to the site plan since the sketch plan review support this goal, with a new trail connecfion, despite unique site condifions that impact access. This new trail connecfion will enhance the walkability of the Orchard Place area. To allow for a ADA compliant pedestrian access, the design incorporates a switchback sidewalk, a 6-foot-high retaining wall, a guard rail, and localized berm grading. This solufion is significantly more complex and costly than the previously proposed connecfion located further west along 155th. However, the proposed pedestrian access meets City requirements and also establishes a connecfion to the Future Development Site. The Project is well suited to serve as a retail partner to the approved office, medical, and industrial uses within the MBC. Addifionally, the Project is ideally suited for its locafion adjacent to the Chafin Vet site. Page 5 McDonald’s ability to deliver a high-quality development that meets consumer expectafions will not be affected by the proximity of the adjacent dog run and animal enclosures. C. The Project shall be designed, constructed, operated, and maintained to ensure architectural consistency with the surrounding uses. The proposed building materials were carefully selected in close coordinafion with the City and exceed the architectural standards required by the RB District. After receiving feedback from City staff, McDonald’s made several changes to its original design, including switching the building material to full brick instead of fiber cement board and adopfing a lighter color scheme. The proposed brick façade now aligns with the design of the HealthPartners building located north of the Property. Based on recommendafions from sketch plan review, a second brick color was added at the wainscot to create horizontal arficulafion and break up the full brick elevafions. Addifionally, the parapets at the front, baftens, and drive-thru windows were raised to enhance horizontal arficulafion, and the darker metal panels at the drive-thru windows were elevated to introduce verfical arficulafion. These design adjustments ensure that the Project maintains architectural consistency with the surrounding uses, blending seamlessly into the exisfing environment while enhancing its visual appeal. D. The proposed landscape design exceeds City Code standards. The City Code mandates that 2.5% of the building's average construcfion cost be allocated to landscaping. The revised plans propose significant landscaping along the perimeter of the Property and the drive aisle, as illustrated in the aftached landscape plan. The Property is impacted by a large berm along Pilot Knob Road, which has been integrated into the Project’s development and grading plan. This berm will help maintain visual appeal and interest, provide separafion between the drive-thru and the trail, and offer a buffer to benefit the residenfial properfies across Pilot Knob Road. Addifionally, more trees and shrubs will be planted along the berm to enhance the buffering effect. E. The Project will not change the essential character nor substantially diminish or impair property values within the neighborhood. The Project is consistent with the 2040 Plan and the RB zoning district. Class II restaurants are an approved use within the RB district, and the development plan aligns with similar projects to the south, such as Chipotle and Caribou Coffee, as well as established operators in the downtown district like Culver's and Chick-fil-A. These examples demonstrate integration of retail and restaurant uses within the surrounding area, including limited or negligible impacts on adjacent residential properties through thoughtful site design and conditions of approval. Page 6 F. Based on City engineering, police and fire review, the Project is adequately served by the existing essential public facilities and services. The Project will be adequately served by water, sanitary, and storm sewer ufility services, which are stubbed into the Property from the access drive of the Chafin Vet property. Access to the site will be provided from English Avenue. Site drainage will be managed through on-site drainage structures and conveyed via storm sewer to the regional basin located west of the site. G. The Project will not produce excessive traffic, noise, smoke, fumes or odors. Traffic The Project is benefited by existing ingress and egress designed to manage traffic of off 155th Street, thereby reducing impacts on residential property owners across Pilot Knob road. A Traffic Impact Study was completed, incorporafing traffic volumes from the project area which align with the proposed use. Based on feedback from the City Engineer, there are no significant traffic concerns associated with the proposed use of the site. The Plans incorporate a vehicle turning plan that effecfively demonstrates how emergency vehicles can access and circulate the Property. No further comments have been provided by City Fire or Police staff. Access to the site is via English Avenue, located approximately 1,600 feet by car from the nearest residenfial access drive to Boden Senior Living. As a result, traffic from the proposed restaurant will not significantly impact residenfial traffic. Internal Traffic Management The Plans incorporate a two-lane drive designed to improve efficiency and reduce wait fimes by allowing two vehicles to order simultaneously. The Plans propose two parallel ordering kiosks, enabling customers to place their orders in either lane. After ordering, both lanes merge into a single lane near the pick-up window, where customers receive their food. This setup helps accommodate higher volumes of traffic, parficularly during peak hours, by providing more capacity and ensuring a smoother flow of vehicles. The two-lane drive-thru enhances customer convenience while minimizing congesfion and delays. The Project also incorporates an exterior circulafion lane that allows drivers to loop around the building or exit the drive through line. Lastly, with delivery stalls and built in waifing areas for orders requiring addifional fime, the Plans effecfively manage movement of traffic through the site. The City Code requires that internal traffic not impact the right-of-way or public streets. Based on the Project ’s design, there is no evidence to suggest that there will be any impact from waifing customers on the public roadways. Odor The City Code requires that the discharge of odors conform to the air quality standards adopted by the Minnesota Pollufion Control Agency (MPCA). In 2023, the Minnesota Legislature directed the MPCA to adopt new rules governing air quality including the submission of odor management plans for new uses within the seven-county metro area. However, restaurants are specifically exempt from the new law. The Project will comply with the Minnesota Department of Health food service construcfion requirements for new buildings. This includes installafion of a local exhaust venfilafion system with makeup air units electrically interlocked with venfilafion exhaust hoods. All exhaust hoods must be sufficient in number and capacity to prevent grease or condensafion from collecfing on walls and ceilings. All venfilafion hoods will be constructed and installed in compliance with the Minnesota Building code, the 2000 MN Mechanical Code, NSF standards 2 and the Nafional Fire Protecfion Page 7 Standards (NFPA-96-2001). Grease filters and grease extracfing equipment will be installed and also shall be cleaned on a regular basis. In addifion to compliance with the updated state standards, McDonald’s fryers and grills are designed as low grease emifting appliances that effecfively capture and dilute potenfial odors, prior to being exhausted through the regulated venfilafion system. Kitchen exhaust hoods have primary grease filters to help absorb odors, and McDonald’s exhaust fans are upblast style, intended to project the airstream directly up and out of the building. Roufine maintenance is performed on a regular basis. As discussed by the Planning Commission during sketch plan review, odor is a subjecfive considerafion. The Plans address odor risk through effecfive mechanical systems designed to mifigate impacts to surrounding property owners. The site design also serves to mifigate potenfial odor impacts through maintaining topographic diversity on the site and incorporafing landscaping which serves as a natural barrier to airflow and slows dispersion and concentrafion of odor. Noise The MPCA regulates noise throughout Minnesota and enforces state noise rules. Minnesota’s primary noise limits are set by noise area classification based on the land use at the location of the person that hears the noise with distinctions between residential and commercial standards. Based on data from operational stores, the Project will not exceed MPCA standards. Furthermore, the Project and Property is benefited by its proximity to Pilot Knob Road. The road has significant traffic volume ranging from 32,000 vehicles per day to a projected 45,000 trips per day. This significantly helps mifigate the impact of drive-thru window noise, such as order-taking announcements, by creafing a natural sound barrier with the traffic and ambient noise of the road. The consistent flow of vehicles and road noise masks the sounds of drive-thru interacfions, making them less noficeable to nearby properfies. The high traffic volume from Pilot Knob creates a constant background noise that diminishes the percepfion of individual sounds from the drive-thru, making the operafion less intrusive to the surrounding area. Lastly, ordering kiosks are located behind the building and away from residenfial uses. Noise generated by the kiosks is closely monitored by the operator, but is also filtered by distance, the building itself, as well as the exisfing berm and landscape buffer. H. The Project is part of the reclamation and redevelopment of the Fischer Mine; the Project will not damage or cause of the loss of a natural, scenic or historic feature of importance. There are no known impacts to historic or natural resources with this Project. III. A variance to the 1000 foot residenfial setback requirement is appropriate; enforcement of the zoning ordinance provision as applied to the Property creates pracfical difficulfies and all associated impacts can be mifigated through proposed design and operafional controls. According to the City of Apple Valley Code 155.157(H), Class II restaurants are condifional uses within the RB when located no closer than 1,000 feet from any residenfial or insfitufional use. The strict applicafion of the ordinance prohibits the use of the Property for any Class II Fast Food Restaurant, even though the comprehensive plan contemplates the use and the policy goals advanced by the ordinance are successfully mifigated by project design and operafional controls. While each variance is unique, the City has previously issued several variances to this standard for Class II restaurants. Page 8 The northeast corner of the proposed restaurant is located 261.9 feet from the nearest residenfial use, situated east of the site across Pilot Knob Road. The nearest residenfial property is the Boden Senior Living facility, whose western porfion, nearest the proposed development, is occupied by a regional stormwater basin that is inaccessible to the public and not ufilized for residenfial purposes. The distance from the restaurant to the Boden building is over 400 feet. The next nearest residenfial property is a single-family home located at 15397 Emory Avenue. The distance from the northeast corner of the proposed restaurant to the southwest property corner of 15397 Emory Avenue is 315.9 feet. The pracfical setback variance required, considering the Emory Avenue property, is 683.1 feet. McDonald’s requests approval of a variance to the 1000 foot requirement consistent with the submifted Plans. A. McDonald’s proposes to use the Property in a reasonable manner not permifted by the zoning ordinance. Granfing the variance is not contrary to the purpose and intent of the zoning ordinance. The 1,000-foot buffer is specifically designed to mifigate noise, lighfing, and odor impacts on residenfial communifies. As previously described, noise, odor, and traffic will be well managed by site design and operafional protocols. Noise and odor generafion comply with Minnesota law. All lighfing will be contained within the site both from Project lighfing as well as headlights from cars ufilizing the drive through. Retenfion of the berm and supplemental landscaping will shield lights from spilling over into the roadway- headlights will not travel across Pilot Knob or impact residents within their homes. Specifically, to reduce headlight glare, ornamental grasses have been densely proposed at the proposed retaining wall, along with a mix of densely planted evergreen shrubs. The proposed planfings will reach a minimum height of 3’ and can grow as high as 5’. Pracfical access and pracfical separafion from the residenfial properfies is best highlighted by the actual distance between roadway access points. Because the Property is Page 9 accessed via English Avenue, the linear distance between the residenfial uses and access to the Project is over 1600 feet. The size of and number of vehicles ufilizing Pilot Knob road also lends support to approval of the proposed use. If the residenfial properfies were on the same side of the roadway as the proposed restaurant, perhaps the impacts would be more significant and mifigafion could be more difficult. The separafion of the proposed use from residenfial uses by a four-lane county road, plus water management areas in the case of the senior living facility, disfinguishes this Property from other potenfial sites within the MBC. Granfing the variance is consistent with the 2040 Plan and uses contemplated by the zoning district. The MBC district contemplates use of smaller development sites for commercial retail uses to serve office and medical users within the Orchard Place plan area. Lastly, granfing the variance subject to design condifions is consistent with exisfing Class II operafions in the City. Chick-fil-A, Caribou Coffee, and Culvers (at Galaxie Avenue) are just three of the Class II operafions that are adjacent to residenfial uses and have successfully addressed the policy goals of the Code. B. The need for the variance is due to circumstances unique to the Property, not created by McDonald’s As previously described, the proposed use is contemplated for the Property by both the 2040 Plan and the Orchard Place Master Plan, which envision it as a supporfive service for the surrounding commercial properfies. Upon reviewing the permifted uses within both the RB and LB districts, it is clear that a variety of uses with similar perceived impacts are allowed by right, including catering establishments, laundry and dry-cleaning pickup, laundromats, 24-hour health clubs, and auto parts stores. The site’s topography poses significant design challenges for alternafive development. The area features a berm that reaches nearly 10 feet high with ufility lines within it. The berm creates visibility challenges for the development, parficularly from Pilot Knob Road. To mifigate this, the building was posifioned as far east as possible, and the finished floor elevafion was kept high to enhance visibility. The parcel has limited site access, with the only entry point being the shared drive off English Avenue. While businesses like McDonald’s and other well-known retailers typically benefit from 2-3 access points, their strong market presence ensures customers will sfill locate the site. However, the site may be less marketable for a lesser-known brand due to this access constraint. The granfing of the variance will not merely serve as a convenience to the applicant, but is necessary to alleviate pracfical difficulfies in complying with the zoning provisions of this Code. The adjacency to higher intensity retail and commercial uses like Lunds, Target and the veterinarian next door, make this an excellent site for transifioning to the office uses to the north from the retail/commercial uses to the south. Page 10 C. The Project will not alter the essenfial character of the locality. The single-family homes across Pilot Knob were developed when the Property was an acfive mine. The addifion of a new restaurant will not alter the essenfial character of the locality and represents significant investment in the City. As evidenced by successful operafions of other Class II providers within the City, these businesses serve the community, surrounding uses, and have negligible impacts on residenfial uses. The Project will be fully integrated into this developing environment. The Project design has been carefully planned to complement the surrounding area, with thoughfful considerafion given to factors such as traffic flow, noise, and visual impact. As a result, the new McDonald's will enhance the area by providing an addifional service to the community without disrupfing the character of the community. We trust that the informafion provided addresses all necessary considerafions for the approval of the Project. We are commifted to working closely with the City to ensure that the Project is a valuable addifion to the community. We respecffully request staff support, Planning Commission and City Council approval of our applicafion. If you have any quesfions or require supplemental informafion, please do not hesitate to reach out to a member of the McDonald’s development team. Sincerely, Megan C. Rogers, for Larkin Hoffman Direct Dial: (952) 896-3395 Direct Fax: (952) 842-1847 Email: mrogers@larkinhoffman.com 4936-1406-6951, v. 1 CITY OF APPLE VALLEY ORDINANCE NO. ___ AN ORDINANCE AMENDING THE ZONING MAP BY REZONING CERTAIN LAND IN THE CITY OF APPLE VALLEY, DAKOTA COUNTY, MINNESOTA WHEREAS, the Planning Commission of the City of Apple Valley held a public hearing on property described herein on January 15, 2025, as required by City Code Section 155.400(D), and WHEREAS, on DATE, the Planning Commission recommended the rezoning as hereinafter described. NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Apple Valley, Dakota County, Minnesota, that: 1. The boundaries of the zoning districts established by City Code Section 155.006 are hereby amended by rezoning the following described property located at the northwest corner of Pilot Knob Road and 155th St. W (14698 Galaxie Ave), with a gross area of approximately 2.52 acres, from “SG” Sand and Gravel to “RB” Retail Business and legally described as: Outlot A, Orchard Place 4th Addition, Dakota County, MN 2. This ordinance shall become effective upon its passage and publication. Passed this DATE of MONTH, YEAR _______________________________ Clint Hooppaw, Mayor ATTEST: ___________________________________ Christina M. Scipioni, City Clerk CITY OF APPLE VALLEY RESOLUTION NO. 2025- PRELIMINARY PLAT APPROVAL MCDONALDS AT ORCHARD PLACE WHEREAS, pursuant to Minnesota Statutes 462.358, the City of Apple Valley adopted, as Chapter 153 of the City Code, regulations to control the subdivision of land within its borders; and WHEREAS, pursuant to Chapter 153 of the City Code, the City Planning Commission held a public hearing on an application for subdivision of land by plat on January 15, 2025; and WHEREAS, the City Planning Commission reviewed the preliminary plat for conformance with the standards of Chapter 153 of the City Code and made a recommendation regarding its approval on DATE, subject to conditions. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Apple Valley, Dakota County, Minnesota, that the preliminary plat for the following described plat of land is hereby approved for a one-year period, to wit: MCDONALDS AT ORCHARD PLACE BE IT FURTHER RESOLVED, pursuant to Chapter 153 of the City Code, that said preliminary plat approval is subject to the following conditions, which shall be incorporated into a subdivision agreement to be considered for approval at the time of submission of the request for final plat approval: 1. The plat shall be configured to have two (2) lots and zero (0) outlots. 2. Park dedication requirements are based upon the City’s finding that the subdivision will create 1.9295 residents/occupants that will generate a need for acres of parkland in accordance with adopted City standards for park services. This required dedication shall be satisfied by a cash-in-lieu of land contribution based on .018426 acres of needed land area at a benchmark land value of $265,000 per acre, which the City reasonably determines that it will need to expend to acquire land elsewhere in order to provide the necessary park services as a result of this subdivision. 3. Dedication on the final plat of a ten-foot (10') wide easement for drainage, utility, street, sidewalk, street lights, and tree plantings along the entire perimeter of lots within the plat wherever abutting public road right-of-ways. 4. Dedication on the final plat of a five-foot (5') wide drainage and utility easement along all common lot lines. 2 5. Installation of municipal sanitary sewer, water, storm sewer, and street improvements as necessary to serve the plat, constructed in accordance with adopted City standards, including the acquisition of any necessary easements outside the boundaries of the plat which are needed to install connections to said necessary improvements. The Developer shall enter into an agreement with the City for payment of the design of said municipal improvements. 6. Installation of pedestrian improvements in accordance with the City's adopted Trail and Sidewalk Policies, subject to final approval by the City Engineer. 7. Submission of a final grading plan and lot elevations with erosion control procedures, to be reviewed and approved by the City Engineer. If the site is one (1) or more acres in size, the applicant shall also submit a copy of the of the General Storm Water Permit approval from the Minnesota Pollution Control Agency pursuant to Minnesota Rules 7100.1000 - 7100.1100 regarding the State NPDES Permit prior to commencement of grading activity. 8. Construction and earthmoving activities shall be limited to the hours of 7:00 a.m. to 7:00 p.m. Monday through Friday. Weekend construction hours shall be limited to 8:00 a.m. to 5:00 p.m. 9. The City receives a hold harmless agreement in favor of the City as drafted by the City Attorney and incorporated into the subdivision agreement. 10. A cross access agreement between Lot 1, and Lot 2, McDonalds at Orchard Place, shall be executed in a form acceptable to the City Attorney and a copy provided to the City. The Agreement shall be recorded, along with the final plat, with Dakota County Recorder’s Office. Recorded documents shall be provided to the City of Apple Valley prior to issuance of a building permit. 11. The final plat shall be recorded with the County prior to the issuance of a building permit. 12. Subject to all conditions noted in the City Engineer's memo dated DATE. ADOPTED this DAY day of MONTH, YEAR. ______________________________________ Clint Hooppaw, Mayor ATTEST: 3 ___________________________________ Christina M. Scipioni, City Clerk CITY OF APPLE VALLEY RESOLUTION NO. 2025-___ A RESOLUTION AUTHORIZING ISSUANCE OF A BUILDING PERMIT FOR MCDONALDS USA, LLC AND ATTACHING CONDITIONS THERETO WHEREAS, pursuant to Minnesota Statutes 462.357 the City of Apple Valley has adopted, as Title XV of the City Code of Ordinances, zoning regulations to control land uses throughout the City; and WHEREAS, said regulations provide that issuance of a building permit for commercial, industrial, institutional and multiple residential uses require the specific review and approval of development plans by the Apple Valley Planning Commission and City Council; and WHEREAS, approval of a building permit authorization of proposed 3,859 square foot McDonalds Class-II Restaurant has been request by McDonalds USA, LLC, applicant and Rockport, LLC, property owner, on property legally described as Outlot A, Orchard Place 4th Addition and to be platted as Lot 2, Block 1, McDonalds at Orchard Place, Dakota County, Minnesota; and WHEREAS, the Apple Valley Planning Commission reviewed the development plans and recommended approval at its regular meeting on DATE. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Apple Valley, Dakota County, Minnesota, that the issuance of a building permit for Apple Valley High School Activity Center Addition is hereby authorized, subject to all applicable City Codes and standards, and the following conditions: 1. If the Building Permit is not paid for and issued within one (1) year of the date of approval, the approval shall lapse. 2. Construction shall occur in conformance with the site plan dated DATE, 2024, including parking lot paving and a non-surmountable concrete curb and gutter. 3. Construction shall occur in conformance with the landscape plans dated DATE, 2024 (including sodded/seeded public boulevard area up to each street curbline); subject to submission of a detailed landscape planting price list for verification of the City’s 2½% landscaping requirement at the time of building permit application. 4. Construction shall occur in conformance with the elevation plans dated DATE, 2024. 5. Subject to all conditions noted in the City Engineer’s memo dated December 17, 2024, on file with the City. 2 6. Subject to all conditions noted in the Building Official’s memo dated December 19, 2024, on file with the City. 7. Final pedestrian connection design shall be reviewed and approved by the City Engineer. 8. Subject to all conditions noted in the City Engineer’s memo dated DATE, 2025, on file with the City. 9. All necessary mechanical protrusions visible to the exterior shall be screened or handled in accordance with Section 155.346 (3) (a) (b) of the city code. 10. Site grading shall occur in conformance with a Natural Resources Management Plan (NRMP) which shall include final grading plan to be submitted for review and approval by the City Engineer; subject to the applicant submitting a copy of the General Storm Water Permit approval from the Minnesota Pollution Control Agency pursuant to Minnesota Rules 7100.1000 - 7100.1100 regarding the State NPDES Permit prior to commencement of grading activity. 11. Infiltration areas shall be constructed in conformance with the City standards and the property owner shall execute a maintenance agreement or other suitable agreement to be filed with the deed that ensures the perpetual maintenance of infiltration areas. 12. Site and building lighting shall consist of downcast, shoebox lighting fixtures or wallpacks with deflector shields which confine light to the property and shall be installed in conformance with Section 155.353 of the city code. 13. Approval of a signage plan is not included with this site plan and building permit authorization. A separate application and signage plan in conformance with the sign regulations must be submitted for review and approval to the City prior to the erection of any signs. 14. Construction and earthmoving activities shall be limited to the hours of 7:00 a.m. to 7:00 p.m. Monday through Friday. Weekend construction hours shall be limited to Saturdays during the hours of 8:00 a.m. to 5:00 p.m. 15. Prior to issuance of a building permit, a construction staging and construction personnel parking plan shall be submitted and approved by the City. 16. Earthmoving activities shall not occur when wind velocity exceeds thirty (30) miles per hour. Watering to control dust shall occur as needed and whenever directed by the Apple Valley Building Official or Zoning Administrator. 3 17. Issuance of a Building Permit and a final certificate of occupancy is contingent upon the project being constructed in conformance with all the preceding conditions as well as all applicable performance standards of the current zoning regulations. In the event that a certificate of occupancy is requested prior to completion of all required site improvements, a suitable financial guarantee in the amount of 125% of the estimated cost of the unfinished improvements shall be required along with an agreement authorizing the City or its agents to enter the premises and complete the required improvements if they are not completed by a reasonably stipulated deadline, with the cost of such City completion to be charged against the financial guarantee. 18. The ongoing use and occupancy of the premises is predicated on the ongoing maintenance of the structure and all required site improvements as listed in the preceding. No alteration, removal, or change to the preceding building plans or required site improvements shall occur without the express authorization of the City. Site improvements which have deteriorated due to age or wear shall be repaired or replaced in a timely fashion. BE IT FURTHER RESOLVED that such issuance is subject to a finding of compliance of the construction plans with the Minnesota State Building Code, as determined by the Apple Valley Building Official, and with the Minnesota State Uniform Fire Code, as determined by the Apple Valley Fire Marshal. ADOPTED this ___th day of _____, 2025. __________________________________ Clint Hooppaw, Mayor ATTEST: ___________________________________ Christina M. Scipioni, City Clerk CITY OF APPLE VALLEY RESOLUTION NO. 2025-___ A RESOLUTION APPROVING A CONDITIONAL USE PERMIT AND VARIANCE TO OPERATE A CLASS II RESTAURANT IN AN “RB” (RETAIL BUSINESS) ZONE AND ATTACHING CONDITIONS THERETO WHEREAS, pursuant to Minnesota Statutes 462.357 the City of Apple Valley has adopted, as Title XV of the City Code of Ordinances, zoning regulations to control land uses throughout the City; and WHEREAS, said regulations provide that a Class II Restaurant as regulated in Section 155.157 (H) of the City Code may be allowed within the confines of a “RB” (Retail Business) zoning district and in accordance with specific performance standards, as a conditional use, provided the restaurant is located at least 1,000 ft. from residential and institutional land uses; and WHEREAS, approval of a Conditional Use Permit for a McDonald’s, a Class II Restaurant with drive-through window service has been requested by McDonald’s USA, LLC on property currently legally described as Outlot A, Orchard Place 4th Addition and to be legally described as Lot 2, Block 1, McDonalds at Orchard Place should a future plat be filed; and WHEREAS, approval of a variance to the 1,000 ft. separation distance between a Class II Restaurant with drive-through window service and a residential or institutional use has also been requested by Apple Valley Minnesota Realty, LLC; and WHEREAS, the applicant has requested an 800 ft. variance to the 1,000 ft. separation from a residential or institutional use, allowing them to be 200 ft. from said use, and WHEREAS, review of such Conditional Use Permit request to determine its conformance with the applicable regulations and performance standards has occurred at a public hearing held on January 15, 2025; and WHEREAS, the Apple Valley Planning Commission recommended approval of such Conditional Use Permit subject to certain conditions on DATE. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Apple Valley, Dakota County, Minnesota, that a Conditional Use Permit for a Class II Restaurant within a “RB” (Retail Business) zone be approved subject to compliance with all applicable City codes and standards, and the following conditions: 1. Construction shall occur in conformance with the site plan dated December 17, 2025. 2. All signage associated with the drive-through window service shall adhere to Section 154.04 (J)(1)(2)(3)(4)(5) by separate review and approval. 2 3. Cross access agreements between Lot 1, and Lot 2, McDonalds at Orchard Place shall be provided to the City in a form acceptable to the City Attorney. These documents shall be recorded with Dakota County. Recorded documents shall be provided to the City of Apple Valley prior to issuance of a building permit. 4. If the use allowed by the Conditional Use Permit is not completed or utilized within one (1) year of the date of approval, the permit shall become null and void. 5. The Conditional Use Permit may be revoked for cause if the terms of (1) through (5) preceding are not adhered to. BE IT FURTHER RESOLVED by the City Council of Apple Valley that a variance to allow a Class II restaurant to be located less than 1,000 feet from an institutional or residential use is granted, based on the following findings: 1. The 2040 Comprehensive Plan designated this area with supportive uses to the mixed business campus. 2. The closest point from property line to property line is a stormwater pond. 3. The site’s topography with a 10 ft. berm will mitigate noise and headlights. 4. Pilot Knob is a high traffic roadway much like Cedar Ave. Past variances have been granted due to the traffic. 5. The single-family homes across Pilot Knob were developed when the property was an active mine. 6. The building design has been altered to compliment the surrounding area. 7. Pilot Knob is a high traffic roadway much like Cedar Ave. Past variances have been granted due to the high traffic roadway. 8. The variance is not merely a convenience, it is needed for the restaurant to function. 9. The closest point on a residential property is to a stormwater pond, not a home. The second closest point is to a trail system. The actual distance from a residential use is 272 ft. ADOPTED this DAYth day of Month, 2025. ______________________________________ Clint Hooppaw, Mayor 3 ATTEST: ___________________________________ Christina M. Scipioni, City Clerk CERTIFICATE I, Christina M. Scipioni, Apple Valley City Clerk, hereby certify that the forgoing is a true and correct copy of a resolution adopted by the City Council on MONTH DAY, 2025, the original of which is in my possession, dated this _____day of ______________________, 2025. ____________________________________ Christina M Scipioni, City Clerk CITY OF MEMO Public Works TO: Alex Sharpe, AICP, City Planner FROM: Evan Acosta, Assistant City Engineer DATE: January 10, 2025 SUBJECT: McDonald’s Site Plan Review per plans dated 12/17/2024 Alex, The following are comments regarding the McDonald’s Preliminary Plans dated December 17, 2024. Please include these items as conditions of approval. General 1. All work and infrastructure within public easements or right of way shall be to City standards. 2. Provide a narrative of how the buildings will be constructed and any impacts. The narrative shall include the following: a. Shoring (if applicable) b. Material Storage. c. Haul routes to and from the site. d. Phasing 3. A stormwater maintenance agreement will be required as part of the development agreement. 4. No construction work shall begin prior to a preconstruction meeting conference with a Public works and a Building Inspections representative. 5. Plans should include reference to all used City of Apple Valley standard detail plates. All Standard detail plates should be shown in the details section of the plans. 6. Public Work Department (952-953-2400) shall be notified a minimum of 48 hours for any required water main shut downs and/or connections. Permits 7. Provide a copy of the executed Minnesota Department of Health, Minnesota Pollution Control Agency, Met Council, Department of Labor and any other required permits prior to construction. 8. Department of Labor and Industry (DOLI) shall review private utilities. 9. A right of way permit will be required for all work within public easements or right of way. 10. A Natural Resource Management Permit (NRMP) will be required prior to any land disturbing activity commences. 11. The applicant will be subject to the requirements of the State NPDES Construction Storm water Permit. The applicant must provide proof of permit. Site 12. Site plan subject to City Engineer’s approval. 13. Applicant and City have been collaborating on pedestrian connectivity through the site and the applicant will update the site plan prior to City Council Approval. 14. Include Auto turn drawing for service and emergency vehicles entering and leaving the site. 15. A traffic Impact Study has been previously completed including traffic volumes from the project area consistent with the proposed use. 16. Permanent structures are not allowed in drainage and utility easements or private storm water facilities. Grading & Drainage Plan 17. Final Storm Water Pollution Prevention Plan (SWPPP) shall be included with plans and shall be reviewed and approved by City Engineer. 18. Final Grading Plans shall be reviewed and approved by City Engineer. 19. Provide the overall site composite Curve Number (CN) along with the impervious % on the area tabulation. 20. Label the EOF’s on the grading plan. Storm Sewer 21. Final locations and sizes of Storm Sewer shall be reviewed with the final construction plans and approved by City Engineer. 22. All storm sewer located within right of way and public easements for purposes of connection to public infrastructure shall be reinforced concrete pipe (RCP) and meet all city standards. • Storm Manhole 102 (with sump and dissapator) should be located on the property line with Lot 1 (or another structure should be added) • The pipe from Storm Manhole 102 to STRM 100 shall be RCP. Sanitary Sewer and Watermain 23. Final locations and sizes of Sanitary Sewer and Water main shall be reviewed with the final construction plans and approved by City Engineer. 24. All water mains located within right of way and public easements for purposes of connection to public infrastructure shall be ductile iron pipe and meet all City standards. • The sanitary sewer and watermain crossing through the “Remaining Development Area” will need to be public mains designed to City Standards. Landscape and Natural Resources 25. Applicant will be required to obtain a Natural Resources Management Permit (NRMP). 26. Applicant shall obtain a MPCA Construction Stormwater Permit and submit a SWPPP for sites disturbing over 1 acre. 27. Please substitute proposed use of Eastern red cedar on landscape plan. This is due to the aggressive seeding nature of Eastern red cedar and the project’s proximity to stormwater basin natural areas. 28. Due to the inclusion of Juniperus sp. shrubs on landscape plan, please substitute serviceberry with alternative, non-Rosaceae family, ornamental tree species to eliminate the possibility of rust diseases. 29. Tree planting plan must follow 15-10-5 diversity rule. 30. Planting of maple species is highly discouraged due to severe overplanting, please consider alternative species. 31. Applicant should provide detail on snow storage locations. City of MEMO Building Inspections TO: Alex Sharpe, (AICP) City Planner FROM: George Dorn, Building Official DATE: December 19, 2024 SUBJECT: 15460 English Ave, McDonalds • SAC determination is required from Met Council prior to permit issuance from the city. • Geotechnical report, boring log and Special Inspector Agreement is required prior to permit. • Submit plans to Minnesota Department of Labor, Plumbing Division for review of proposed plumbing, roof drainage, sanitary, Grease Interceptor, and storm design. • Recycling area is required per MSBC 2020 1303.1500 Subpart 1 in accordance with Table 1-A. Show calculations on plans for the recycling area. Indicate the recycling area sq. ft. area on the Civil page. • Separate sign permits are required. Signed structural drawings will be required for review with the Building Permit application. • Where mechanical equipment or appliances requiring periodic inspection, service, or maintenance are in stalled on roofs or elevated structures, a permanent stair shall be provided for access in accordance with the 2020 Minnesota Mechanical Code 306.5. • The City of Apple Valley has adopted the 2020 MSBC 1306, subpart 3 Special Fire Protection systems. This section would require the building to have an automatic sprinkler system installed based on occupancy type and square footage. • Submit plans to the Minnesota Department of Health for review and approval. • A grease interceptor is required for this project per City Ordinance Chapter 51.08 (B) (d). • Platting the property lines must be completed prior to permit issuance. • Architectural, Structural and Civil plans are required to be signed with the permit application. • The domestic and fire suppression water supply is required to be split outside the building with separate shut off valves. Contact our City Engineer for acceptable connections. • It appears from elevation A2.0 the roof drains will drain water onto the 2-foot-wide canopy and onto the public side walk on the non-drive thru elevation. The Minnesota plumbing Code 2020 section 1101.2 states that in no case shall water from roofs or any building roof drainage flow onto the public sidewalk. Please address this section. 2 I urge the Planning Commission to reconsider the proposed placement of McDonald’s and encourage development in a location that aligns with the 2017 Orchard Place Concept plan. Thank you for your time and consideration. Sincerely, Ted Casady , 5438 153rd St W, Apple Valley. Let me know if you’d like to add or adjust anything! I T E M: 4.B. P L A NNI NG C O MMI S S I O N ME E T I NG D AT E:J anuary 15, 2025 S E C T I O N:P ublic Hearings Description: Rockport, L L C Mixed B usiness Campus Comprehensive Plan Amendment S taff Contact: A lex Sharpe, A I C P, City Planner Department / Division: Community Development Department Applicant: Rockport, L L C P roject Number: P C24-21-P Applicant Date: 12/10/2024 60 Days: 2/8/2025 120 Days: 4/9/2025 AC T I O N RE Q UE S T E D: Open the public hearing, receive comments, and continue or close the public hearing. It is the policy of the Planning C ommission to not take action on an item the evening of the public hearing. S UM M ARY: Rockport, LLC has submitted an application for a C omprehensive Plan Amendment to the Mixed Business Campus (MBC ). T he MBC is located primarily within the active gravel mining area bordered by Flagstaff to the west, C S A H 42 to the north, Pilot Knob Rd. to the east and the future 153rd and 155th to the south. T he total acreage of this area is approximately 290 acres and is some of the last undeveloped land within the C ity. Future alignment of J ohnny C ake Ridge Road will split this acreage down the center of the site. T he adopted 2040 C omprehensive Plan guides the C ity's development patterns and land uses. It is a long-range plan that emphasizes the character of Apple Valley and the C ity's vision for development. It also has larger implications on how the city designs essential infrastructure. Specifically this affects roadway design, water treatment and the size of underground utilities, which are all based on the demands of the proposed land use types. T he MBC was a focus of the 2040 C omprehensive Plan. An excerpt of the purpose of the district is below: "The Mixed-Business Campus District provides f lexibility f or a variety of business/industry clusters. As of 2017, the Orchard Place site plan illustrates the location of each cluster, and identif ies a specif ic set of land use envisioned for each cluster." "Mixed Business C ampus (MBC ) areas are intended to be high-quality settings f or of fice campus, of fice with light industrial, of f ice with biomedical manufacturing, health care f acilities, health care training, general of f ice, corporate of fice, and other higher-intensity employment uses. Mixed retail and commercial service uses that serve the campus and adjacent neighborhoods will be limited in area and to activities that support the employment objectives of the MBC." Figure 4.2, which is attached to this report, provided guidance on the land uses permitted in each "cluster." Figure 4.2 was created by Rockport, LLC as a plan with a proposed developer. T he plan broke down the uses within the MBC with specific percentages as seen below: "The mix of uses in the MBC district includes the following: 55 – 65% off ice 10 – 20% light industry/manuf acturing 10% of fice warehouse/showroom 5% commercial and retail uses" T he applicant's full narrative is attached, but there are essentially three requests supported by background included in the narrative. T hese requests are: 1. “Revise the guidance stating that commercial retail uses are 'preferred to be located along C ounty Road 42.'” 2. “Remove references from the C omprehensive Guide Plan to Figure 4.2 for the Mixed- Use Business C ampus on Rockport’s property west of the future J ohnny C ake Ridge Road.” 3. “Add the land use 'Industrial,' to Area 'C ' in the C onceptual Land Use Diagram Figure 4.2 on Rockport’s property east of future J ohnny C ake Ridge Road.'” Further explanation of how each of these requests affects the 2040 C omprehensive Plan is within the background of this report. B AC K G RO UND: Comprehensiv e Guiding T he predominant guiding for the area is "MBC " Mixed Business C ampus, as shown on the official guide map attached to this report. On the west side of the site are select areas that also include "C " Commercial, "HD" High Density Residential, and "LD " Low Density Residential. Zoning T he site is predominately zoned "S G" sand and gravel and is an active mining area. On the west side of the site an approximately 15-acre site is zoned "RB" Retail Business from a prior application from Menards, which did not materialize. Since the adoption of the 2040 C omprehensive Plan, staff has been working on a Mixed Use Business C ampus (MUBC ) ordinance. T his ordinance must be consistent with the adopted Comprehensive Plan. T he ordinance is nearly complete and is consistent with current guidance. T he applicant and staff have met to discuss the proposed ordinance and the applicant's proposed amendments. T heir proposal largely stems from a market study they commissioned after 2020, which highlighted the change to the office market in particular. T he percentages of uses outlined within the C omprehensive plan called for up to 65% of the land to be office. If the Planning C ommission recommends, and the C ouncil adopts the proposed Comprehensive Plan amendments, an adapted ordinance will be brought forward. Applicant's Requested Amendments As noted, the applicant has three primary requests. Each of these will be outlined with additional context and the effects these changes would have on the Comprehensive Plan. 1. “Revise the guidance stating that commercial retail uses are 'preferred to be located along County Road 42.'” T he comprehensive plan states that supportive uses should be adjacent to C ounty Road 42, the direct quote from the Comprehensive Plan is below. "Some examples of supportive uses include lodging, restaurants, daycare, banking, and other retail uses 2040 C omprehensive Plan update that may support the campus directly as well as adjacent neighborhoods. S uch uses should generally be located along County Road 42." Staff does not have a concern about the proposed language amendment as both are guidance rather than prescriptive. T he applicant's narrative refers to the draft MUBC ordinance. T his draft currently states that supportive uses not adjacent to C ounty Road 42 would be a conditional use. T he applicant's narrative states they are not in support of this proposal. T his application is for a C omprehensive Plan amendment. T he ordinance will be reviewed at a future date. 2. “Remove references from the C omprehensive Guide Plan to Figure 4.2 for the Mixed-Use Business C ampus on Rockport’s property west of the future J ohnny Cake Ridge Road.” T his request essentially seeks to remove Figure 4.2 for all MBC land west of J ohnny Cake. T he effect of this change would be that all land use types within the MBC would be permitted in this area in any location. T his action essentially results in reverting to the adopted 2040 C omprehensive Plan map for the MBC . A list of all uses in the MBC is below: Office with biomedical manufacturing Warehouse Light industrial Health care facilities General office Hotel Commercial retail T he primary difficulty with this wide range of uses is planning for infrastructure needs. T he large landmass of this area has significant implications if the site were to be 100% retail vs. 100% office vs 100% light industrial. While development is unlikely to be 100% of any single use, the C ity Engineer must model for the most intensive uses, such as industrial, to ensure C ity infrastructure can meet the demands. T he C ity Engineer memo attached to this report provides additional information on this modeling. 3. “Add the land use 'Industrial,' to A rea 'C ' in the C onceptual Land Use Diagram Figure 4.2 on Rockport’s property east of future J ohnny C ake Ridge Road.” Area "C " on Figure 4.2 is designated for office, hotel, and medical uses. A rea "C " is at the intersection of C ounty Road 42 and Pilot Knob Road and runs adjacent to both. T he applicant is seeking to add "industrial" as a land use category to this area. Area "G," which is immediately adjacent to area "C " but is more interior to the site, allows for industrial uses but would be significantly less visible from the primary roadways. Staff Response Requests two and three from the applicant are similar in nature and result in additional land uses being added to most of the MBC . Removal of Figure 4.2 for half of the MBC and utilizing Figure 4.2 for the other half is challenging. If the Planning C ommission is supportive of the applicant's request, staff suggests removal of Figure 4.2 entirely. T his would revert the entirety of the MBC to the adopted 2040 Comprehensive Plan map, allowing all uses within the MBC anywhere within the MBC. T his is not a staff recommendation but a clearer path to achieve the same outcome. As noted, this could result in a retail-heavy or industrial-heavy development pattern driven by market forces. Removal of Figure 4.2 has larger implications than simply allowing all the land uses listed above. T he adopted 2040 C omprehensive Plan includes several pages of text directly referring to or affected by Figure 4.2. Staff has identified all of these sections and included them as an attachment to this report. P ublic Comments All properties within 350 feet of this development were notified of the Comprehensive Plan Amendment. Public hearing signs were also placed on the corner of the property at prominent intersections. To date, staff has received two public comments, which are attached to this report for the Planning Commission to review. B UD G E T I M PAC T: N/A AT TAC HM E NT S : Area Map Comp Plan Map Z oning Map Applicant L etter Exhibit Exhibit Correspondence Correspondence Memo Memo Memo 150TH ST W 157TH ST W 160TH ST W PILOT KNOB RD FLAGSTAFF AVE 1 4 7 T H S T W EMBRY PATH 155TH ST W FIN C H A V E FJORD AVE 158TH ST W F E R N A N D O AV E ENGLISH AVE ENERGY WAY FAIRFIELD DR156TH ST W FLIG H T LN 148TH ST W 152ND ST W 151ST ST W EMORY AVE EVERGLADE AVE E N D I C O T T WAY FLEET TRL FLIGHT WAY E V E R E S T A V E 154TH ST W FAIRCHILD WAY 153RD ST W EMPEROR AVE ELYSIUM AVE FLORIST CIR FLAN CT FLACK W O OD AVE 149TH ST W FINCH LN E M B L E M W A Y ELMHURST LN 158TH CT W FLANDERS PATH 154TH ST W 1 5 8 T H S T W ENGLISH AVE 150TH ST W PILOT KNOB RD EMBRY PATHSITE Rockport, LLCComprehensive Plan AmendmentZoned "SG" Sand and GravelGuided "MBC"Mixed Business Campus ¯ ^ 0 0.25 0.50.125 Miles 150TH ST W 157TH ST W 160TH ST W PILOT KNOB RD FLAGSTAFF AVE 1 4 7 T H S T W EMBRY PATH 155TH ST W FIN C H A V E FJORD AVE 158TH ST W F E R N A N D O AV E ENGLISH AVE ENERGY WAY FAIRFIELD DR156TH ST W FLIG H T LN 148TH ST W 152ND ST W 151ST ST W EMORY AVE EVERGLADE AVE E N D I C O T T WAY FLEET TRL FLIGHT WAY E V E R E S T A V E 154TH ST W FAIRCHILD WAY 153RD ST W EMPEROR AVE ELYSIUM AVE FLORIST CIR FLAN CT FLACK W O OD AVE 149TH ST W FINCH LN E M B L E M W A Y ELMHURST LN 158TH CT W FLANDERS PATH 154TH ST W 1 5 8 T H S T W ENGLISH AVE 150TH ST W PILOT KNOB RD EMBRY PATHSITE Rockport, LLCComprehensive Plan AmendmentZoned "SG" Sand and GravelGuided "MBC"Mixed Business Campus ¯ ^ 0 0.25 0.50.125 Miles 150TH ST W 157TH ST W 160TH ST W PILOT KNOB RD FLAGSTAFF AVE 1 4 7 T H S T W EMBRY PATH 155TH ST W FIN C H A V E FJORD AVE 158TH ST W F E R N A N D O AV E ENGLISH AVE ENERGY WAY FAIRFIELD DR156TH ST W FLIG H T LN 148TH ST W 152ND ST W 151ST ST W EMORY AVE EVERGLADE AVE E N D I C O T T WAY FLEET TRL FLIGHT WAY E V E R E S T A V E 154TH ST W FAIRCHILD WAY 153RD ST W EMPEROR AVE ELYSIUM AVE FLORIST CIR FLAN CT FLACK W O OD AVE 149TH ST W FINCH LN E M B L E M W A Y ELMHURST LN 158TH CT W FLANDERS PATH 154TH ST W 1 5 8 T H S T W ENGLISH AVE 150TH ST W PILOT KNOB RD EMBRY PATHSITE Rockport, LLCComprehensive Plan AmendmentZoned "SG" Sand and GravelGuided "MBC"Mixed Business Campus ¯ ^ 0 0.25 0.50.125 Miles Rockport– Comprehensive Guide Plan Amendments 1. Revise the guidance stating that commercial retail uses are “preferred to be located along County Road 42.”  The City’s draft Mixed-Use Business Campus Ordinance (“MU-BC”) states, “[c]ommercial retail uses shall be located upon a parcel adjacent and oriented to [CSAH] 42, unless the City Council approves upon a showing of good cause.” See MU-BC 155.---(B), p. 5 of the October 2024 draft.  It was represented to Rockport that this directive comes from the Comprehensive Guide Plan Update, which states in relevant part, “[s]uch uses should generally be located along County Road 42.” See Comprehensive Guide Plan, Section 4, p. 29. This language in the Comprehensive Guide Plan is permissive in nature stating a preference. Therefore, the MU-BC Ordinance should properly reflect the “preference” for that location.  Rockport is also requesting that the “mix of uses in the MBC district” references be removed including removing the following percentages associated with the MBC district (also Section 4, p. 29 and references to these percentages in Economic Development Chapter (6)):  55-60% office  10-20% light industrial/manufacturing  10% office warehouse/showroom  5% commercial and retail uses  Rockport is requesting that the Guidance be updated to state the City’s “preference” for locating commercial retail uses along CSAH 42, rather than stating those uses “shall” be located along CSAH 42, without City Council approval “upon a showing of good cause.” And removing the percentages associated with the MBC district. 2. Remove references from the Comprehensive Guide Plan to Figure 4.2 for the Mixed-Use Business Campus on Rockport’s property west of the future Johnny Cake Ridge Road. Specifically:  Rockport’s request is for Rockport property west of future Johnny Cake Ridge Road, north of future 153rd Street and existing 155th Parkway, and excluding property currently zoned for commercial (identified as Area “D” in Fig. 4.2) and high-density residential (identified as Area “E” in Fig. 4.2) east of Flagstaff Avenue and south of County State Aid Highway 42, described as Areas A and F on Figure 4.2. In the Comprehensive Guide Plan, the City did not differentiate between those parcels east and west of future Johnny Cake Ridge Road. Rockport believes these properties will develop differently and is requesting that the City differentiate between those large parcels for purposes of the Comprehensive Guide Plan and specifically the City’s use of Figure 4.2 to describe uses on those parcels.  Simply put, Figure 4.2 is out of date, having been completed in August 2017. With Covid-19 pandemic in 2020, the uses, particularly the “Corporate Campus” and “Office” markets have been detrimentally impacted. As it relates to the Rockport parcels west of future Johnny Cake Ridge Road, Rockport believes that the “Office” use, among other described uses, and the City’s suggested “Density” or F.A.R. Range Goals” are not consistent with current use trends or market data. Accordingly, Rockport is requesting that references related to Figure 4.2 be removed from and not apply to Rockport’s property west of future Johnny Cake Ridge Road, north of future 153rd Street and existing155th Parkway, and excluding property currently zoned for commercial (identified as Area “D” in Fig. 4.2) and high-density residential (identified as Area “E” in Fig. 4.2) east of Flagstaff Avenue and south of County State Aid Highway 42, described as Areas A and F on Figure 4.2. Instead, Rockport intends to market its property consistent with Rockport proposed revisions to the MU-BC draft ordinance currently being reviewed by the City.  Further, Rockport never intended to use this blob plan to develop the site. Additionally, this blob plan was reviewed by industry experts who determined that other uses and more flexibility when developing the site is recommended.  Finally, this blob plan was compiled as a discussion tool with a national developer, who eventually rejected it, after determining it was not economically viable. This developer walked away from further discussions with Rockport and this plan was scrapped. Providing further evidence that the City’s reliance on Figure 4.2, particularly for those parcels west of future Johnny Cake Ridge Road, north of future 153rd Street and existing 155th Parkway, and excluding property currently zoned for commercial (identified as Area “D” in Fig. 4.2) and high-density residential (identified as Area “E” in Fig. 4.2) East of Flagstaff Avenue and south of County State Aid Highway 42, described as Areas A and F on Figure 4.2, is not reasonable and is likely arbitrary and capricious. 3. Add the land use “Industrial,” to Area “C” in the Conceptual Land Use Diagram Figure 4.2 on Rockport’s property east of future Johnny Cake Ridge Road. Specifically:  Rockport’s request is for Rockport property south of County State Aid Highway 42, east of future Johnny Cake Ridge Road, north of 155th Parkway, west of English Avenue, north of 152nd Street and west of County State Aid Highway 31 (Pilot Knob Road), described as Area “C” on Figure 4.2.  Figure 4.2 should be updated to include “Industrial” in area “C.” CITY OF APPLE VALLEY | 2040 Comprehensive Plan Update Land Use 4-5 Focus Areas In the 2040 Comprehensive Plan, two locations receive significant attention. These areas include the Fischer Mine Area, which will become Orchard Place, and Downtown. Figure 4.1 depicts these areas, which are adjacent to each other. Down- town is and will remain Apple Valley’s commercial center, while the focus of Orchard place is on high-quality employment. While these areas have different opportunities and constraints for rede- velopment, development should integrate a mix- ture of compatible land uses, a connected grid of “great streets”, and a transit-supportive density. A preliminary step to facilitate this transition is to extend the existing Ring Route east through Or- chard Place, as depicted in Figure 4.1. The fol- lowing sections describe Orchard Place, Down- town, the Ring Route, and other aspects of Apple Valley’s focus areas in more detail. In 2040, Downtown and Orchard Place will feature a mixture of residential, commercial, and employment uses; a connected grid of “great streets”; and suburban-intensive trans- it-supportive density. Fischer Sand and Aggregate Mining Area and Adjacent Infill Figure 4.2 shows the concept plan for the Fischer Sand and Gravel Mining Area. The master plan, called Orchard Place, designates 262 acres for nonresidential, employment-based use. The 2030 Land Use Plan guided most of this acreage as Mixed Business Campus. The area is intended to be a high quality setting for general office, corpo- rate office, research and development, light man- ufacturing, and office showroom. The City also has a strong desire to attract health facilities with related offices and clinics to this location given market support for this use. The Mixed-Business Campus District provides flexibility for a variety of business/industry clus- ters. As of 2017, the Orchard Place site plan il- lustrates the location of each cluster, and iden- tifies a specific set of land use envisioned for each cluster. The plan sets clear goals for den- sity and floor area ratios (FAR), which establish general parameters to achieve the desired de- velopment. FAR requirements encourage a denser development pattern. In addition to the Fischer Sand and Aggregate reclamation project, infill development will contin- ue in the adjacent Cobblestone Lake area, locat- ed east of Pilot Knob Road. This Planned Devel- opment area is nearing buildout, with construction continuing in 2017. Remaining vacant parcels are planned for multifamily residential development. CITY OF APPLE VALLEY | 2040 Comprehensive Plan Update 4-6Land Use Figure 4.2 – Orchard Place Concept CITY OF APPLE VALLEY | 2040 Comprehensive Plan Update Land Use 4-7 Economic Development Potential The Metropolitan Council projects that Apple Valley will support 17,100 jobs by 2040, an in- crease of 2,821 from the 2010 Census figure. However, the Economic Development Authority has set a goal of reaching 19,000 jobs. The City recognizes a significant opportunity to cre- ate high-quality jobs and retain local labor, giv- en that most residents currently work in other jurisdictions. With its emphasis on employ- ment-based uses, Orchard Place will substan- tially contribute toward this goal. Consistent with the keys identified as part of Apple Valley’s vision, this employment-focused area will help provide a diversity of living-wage jobs and cre- ate opportunities for the City’s residents to work closer to home. The Mixed Business Cam- pus land use category is intended to accom- modate a mix of approximately 55% to 65% of- fice (⅓ of which would be targeted for health and medical related facilities), 10% to 20% light industry/manufacturing, and 10% office show- room or office warehouse. Because the area also includes other mixed uses, high-density housing and incidental retail and service, uses could also be considered to a limited extent. Transportation Network The Orchard Place plan is centered around two internal collector roads, Johnny Cake Ridge Road and 153rd Street W est/155th Parkway. Johnny Cake Ridge Road bisects the site from north to south, intersecting with 153rd Street West/155th Parkway at a roundabout. These two streets provide the four primary access points to Or- chard Place. They are each spaced approximately ½ mile from other signalized intersections. As the City looks to develop its east-west transit connection along County Road 42, a future transit station is en- visioned at the intersection of County Road 42 and Johnny Cake Ridge Road, at the north entrance to the Orchard Place site. The City will engage the MTVA to develop future transit services. Additional minor accesses are spaced at intervals of ⅛ mile to ¼ mile around the perimeter of the site. The 153rd Street West/155th Parkway route is a vital east-west connection to Downtown. This road is a planned extension of the Ring Route. A gasline easement parallels the road to the south. An internal circulator route complements the primary north/south and east/west routes. Environmental and Recreational Amenities Three large ponds provide on-site storm water man- agement and recreational amenities. The ponds are a practical use for the site, acting to counteract the effects of impervious surface runoff and reducing the amount of fill that is needed for development. Apple Valley’s bedrock geology provides natural storm wa- ter filtration. The ponds are connected through an internal trail system, three bridges, and two plaza/greenspace areas. One grade-separated trail connection is illus- trated across 153rd Street, in the northwest quad- rant of the site. Other midblock trail crossings should be explored. Downtown Downtown Apple Valley is located at the commercial crossroads of Cedar Avenue (CSAH 23/TH 77) and County Road 42. It contains a cluster of large retail uses and some smaller offices and services, as well as key institutions (City Municipal Center), high- density apartments, and some newer mixed-use de- velopment. Having developed largely during the 1970s and 1980s, Downtown was and continues to be primarily auto-oriented. The quadrants surround- ing Cedar Avenue and County Road 42 consist of super-blocks containing big-box stores and large ar- eas of surface parking. The scope of Downtown con- tinues to evolve in form, use, and density. With the development of Central Village and the Fischer Mar- ketplace, Downtown has expanded to the east. The highlighted Downtown Core on Figure 4.1 contains approximately 600 acres. One of the keys of this plan is a successful down- town. Apple Valley envisions a unique, identifiable, and thriving downtown. The building blocks are in place. Downtown is located adjacent to one of the busiest at-grade intersections in the state. It is served by the METRO Red Line Bus Rapid Transit (BRT) service, which connects riders to the central metropolitan region and other destinations. In 1990, the City invested in a series of road, sidewalk, and landscape improvements called the Ring Route; helping to further establish Downtown’s identity and improve access to the area. There are large areas of CITY OF APPLE VALLEY | 2040 Comprehensive Plan Update Land Use 4-28 29 •Lighting is limited to parking lot and building illumination designed for customer and em- ployee safety. Building and parking area light- ing shall not be allowed during the time the businesses are closed, except as necessary for safety and security. •Given its proximity to residential areas, hours of operation of the use(s) shall be limited. Industrial and Mixed Business Employment Areas As explained in the Community Context chapter (3), Apple Valley has a relative lack of high wage (above the hourly metro average) job opportuni- ties. Therefore, it is important to designate prop- erty for the creation of jobs and to expand oppor- tunities for people to live and work in Apple Valley. An overarching vision for the land use plan is to provide opportunities for higher-wage businesses and workers to thrive in the City. The land use plan does this by identifying ample areas that could be developed or redeveloped for business and em- ployment purposes, including manufacturing facili- ties, office space, research and development sites, and medical and healthcare facilities. The Indus - trial (IND) and Mixed Business Campus (MBC) districts accommodate many of these uses, and help solidify the City’s economic base. Industrial (IND) Use type examples: Goods manufacturing, processing, and warehousing Industrial (IND) allows offices, assembly, ware- house, manufacturing, and other similar activities within an enclosed building to limit the amount of dust, noise, odor, and other adverse impacts. The current zoning district categories that regulate in- dustrial uses include I-1, I-2, BP and PD. Perfor- mance standards in the Industrial district include the following: •High-quality site design and building materials are expected to be used to promote pleasing off-site views of the development •This land use designation shall not be locat- ed adjacent to residential land uses without a significant buffer, which consists of distance- berming, heavy landscaping, decorative fences/walls, or a combination thereof as de- termined by the area characteristics deemed adequate by the City. Loading and delivery areas shall be screened from off-site views. •Landscaping shall consist of aesthetic treat- ment to provide interruption of long building walls and to soften parking lot areas. •Exterior storage of materials and equipment shall be completely enclosed, or screened from all property lines by a fence or wall. •Heavy freight vehicles are characteristic of uses in this land use category. Space for truck and vehicle maneuvering needs to be planned for these uses. Weekend trip attraction to in- dustrial sites should be minimal. •Driveway access to the development shall be from non-local streets or those designed for primarily non-residential traffic. No direct ac- cess to County Road 42 shall be allowed. •Lighting is limited to parking lot and building illumination designed for employee safety. Mixed Business Campus (MBC) Use type examples: Research and development, office park, and hospital Mixed Business Campus (MBC) areas are in - tended to be high-quality settings for office cam- pus, office with light industrial, office with biomed- ical manufacturing, health care facilities, health care training, general office, corporate office, and other higher-intensity employment uses. Mixed retail and commercial service uses that serve the campus and adjacent neighborhoods will be limited in area and to activities that support the employment objectives of the MBC. Some examples of supportive uses include lodging, res- taurants, daycare, banking, and other retail uses CITY OF APPLE VALLEY | 2040 Comprehensive Plan Update Land Use 4-29 30 that may support the campus directly as well as adjacent neighborhoods. Such uses should gen- erally be located along County Road 42. The mix of uses in the MBC district includes the following: •55 – 65% office •10 – 20% light industry/manufacturing •10% office warehouse/showroom •5% commercial and retail uses This modeling is further discussed in the Economic Development Chapter (6), which references land use percentages, FAR ratios, and job-creation goals. The Mixed Business Campus is distinguished from Mixed Use by its economic development focus, higher intensity uses, and lower residential yield. The MBC area at Orchard Place will be developed through a site master plan and PUD process. Parks, Institutions, and Open Space Institutions (INST) Use type examples: Schools, religious institu- tions, libraries, and civic buildings. Institutional (INST) districts are public or quasi- public amenities, excluding parks that greatly im- pact the character of the community. Although public uses require public investment or donations and do not generate taxes of their own, the value of these amenities is reflected by increasing the value of surrounding properties. Schools, hospitals, and places of worship give neighborhoods definition. These uses are a source of community pride. They drive residen- tial property values and neighborhood reinvest- ment. Apple Valley citizens are proud of their strong public school system. The largest institu- tion is the Minnesota Zoo, which is an asset for the entire Twin Cities region. Government facili- ties are a prime example of institutional uses. The City Municipal Center, the Dakota County li- brary, the Dakota County Western Services Cen- ter (WSC), and the US post office, etc., should be all concentrated in Downtown Apple Valley to best serve the community. The City seeks to maximize the local benefits of r e- gional park and institutional uses while avoiding ex- pansion or changes in use that have a significant negative impact on adjacent residential properties. Undesirable impacts include traffic, light, and noise. Buffering techniques should be incorporated into the designs of planned institutional and similar land us- es that are located adjacent to residential uses. The implementing zoning districts for institutional properties are the P-Institutional District and the Planned Development (PD) district. CITY OF APPLE VALLEY | 2040 Comprehensive Plan Update Economic Development 6-10 Figure 6.6 – Dakota County Wage and Employment Comparisons hensive housing policy and transportation plan- ning, as well as economic policy. The Metropolitan Council projects 17,100 jobs and 24,900 households in 2040, for a jobs/household ratio of 0.69. This projection would be a reversal of current trends, which show improving jobs/hous- ing balance. With the addition of a job center in the mixed business campus area, Apple Valley is tar- geting a higher jobs goal – 19,000 jobs – for 2040. This goal reflects the Vision for Apple Valley that seeks to create more local jobs and more jobs with wages capable of sustaining a family and fostering greater economic resilience. Jobs/Housing Balance A key consideration in the planning process is seeking a balance of jobs and housing in Apple Valley. This balance is both in terms of the number of jobs relative to the number of households, as well as the type of jobs relative to the education and interests of Apple Valley residents. Locating a wide range of housing close to employment may shorten commuting distances. High vehicle-miles traveled produces highway congestion and air pol- lution, reduces pavement life, and diminishes lei- sure time. A standard measure of jobs-housing balance is the ratio of jobs to housing units. (This measure is similar as the ratio of jobs to households.) The American Planning Association recommends a ra- tio of 1.3 to 1.7. However, in metropolitan areas where jobs are more regionally allocated, cities demonstrate a range of jobs-housing ratios (See Figure 6.6). From a regional perspective, the high degree of variance indicates that some communi- ties have less than the ideal number of jobs given their number of households, while others have higher employment. This is more a region- al issue than a local one – many communities have an im- balanced supply of housing and jobs. These im- balances should be addressed through compre- Apple Valley seeks to expand job opportuni- ties, prioritizing jobs which pay wages capable of sustaining a family. Commuting Costs The jobs/housing relationship directly impacts quality-of-life. After housing, transportation is the largest cost for most households. The Housing and Transportation (H + T) Index provides a snap- shot of these effects for Apple Valley (Figure 6.7). On average, Apple Valley house- holds spend 27 percent of their income on housing and 20 percent of their income on transportation (for a total of 47 percent). For comparison, Lakeville households spend 53 percent of their income on housing and transportation, while Burnsville households spend only 43 percent of their income 2,500 2.50 2,073 2,000 1,913 2.00 1,500 1.50 $1,197 1,000 899 1,069 $850 $963 1.00 $762 500 0.50 0 0.00 Apple Valley Lakeville Rosemount Burnsville Eagan Establishments 388 $1,1 51 Av e r a g e W e e k l y W a g e / N u m b e r o f E s t a b l i s h m en t s Jo b s p e r H o u s e h o l d CITY OF APPLE VALLEY | 2040 Comprehensive Plan Update Economic Development 6-14 with shared interest in economic development and redevelopment. • Work with property owners to address unique development challenges including the mainte- nance, revitalization, and redevelopment of existing buildings and parking lots. • Take advantage of opportunities to use public improvements and private development to en- hance the image and identity of Apple Valley. • Foster private investment and economic activ- ity that supports sustainability and resiliency objectives. • Attract development of regional industr y clus- ters to Apple Valley. • Develop the mixed business campus, Orchard Place, to improve the jobs/housing balance. • Encourage Orchard Place to demonstrate en- ergy efficiency objectives by incorporating re- newable/local energy sources, such as solar, wind biomass on-site or in partnership with Dakota Electric. Economic Development Policies The City seeks to achieve its economic develop- ment goals through application of the following policies: • Actively investigate and pursue opportunities to attract a medical center/campus district and other medical and health care businesses to Apple Valley. • Engage with businesses that create jobs with incomes that can sustain a family. • Develop business partners that share the ob- jective of high-quality, sustainable, efficient development, expansion of the property tax base, match market desires and land use plans of Apple Valley. • Periodically review and amend if necessary the Comprehensive Plan to ensure land re- sources leverage value and employment-pro- ducing. • Encourage and facilitate infill commercial, in- dustrial, and retail development on remaining vacant parcels to ensure the resource is fully utilized. • Encourage and facilitate redevelopment of un- derutilized or distressed properties into viable commercial, industrial, or retail and horizontal and vertical mixed use developments by work- ing with property owners and developers. • Create a medical campus district to encourage and facilitate development of medically related uses such as health services, bioengineering and manufacturing, and transportation or ship- ping supportive facilities. • Work with local businesses and industries in support of expansion strategies where the land resource is fully utilized. • Work with local businesses, Dakota County, and the Minnesota Valley Transit Authority (MVTA) to provide transit services that sup- port the economic development goals of Ap- ple Valley. • Encourage and promote the development of advanced, state-of-the-art telecommunication technology to and within Apple Valley. • Work with service providers to ensure ade- quate supplies and reliable distribution sys- tems for electricity and natural gas and in- creasingly emphasize renewables. • Pursue ways to streamline the development approval process, while still maintaining high quality development standards. • Review new and innovative economic devel- opment incentives for application in Apple Val- ley. CITY OF APPLE VALLEY | 2040 Comprehensive Plan Update Economic Development 6-15 Implementation Figure 6.8 shows the overall structure of the Eco- nomic Development Strategy. The top of the pyra- mid represents the highest achievements sought. The base of the pyramid represents the founda- tional work that is needed to succeed. The highest goal is to attract new business and industry to Or- chard Place and Downtown. Apple Valley recog- nizes that the framework for sustainable growth emerges from within, often referred to as organic growth over time. Retaining existing businesses and workforce talent is vital to demonstrate local po- tential to prospective employers. Developing within established and emerging clusters will help solidify the economic base and leverage the strengths of the region. Extending the Strategic Plan This chapter introduced six core pillars for eco- nomic development to 2040. To summarize, they are: • Attract large employers • Unify the Downtown • Reinvest in Downtown • Develop connections within the Twin Cities Figure 6.8: Economic Development Strategy Metro and beyond • Support STEM-related businesses and work- force development • Develop economic resilience The following material expands on these themes. 1.Attract large employers primarily in the designated Mixed Business Campus area The biggest economic challenge for Apple Valley is to increase the number of local jobs – specifically, to improve the jobs/household ratio. It is not un- common for a metropolitan economy to produce clusters of employment that benefit some com- munities more than others, especially in suburban areas, resulting in a regional jobs/housing imbal- ance and complex commuting patterns. Because there are regional forces at work, Apple Valley will benefit through intergovernmental collaboration as much as through competition with other com - mu- nities. CITY OF APPLE VALLEY | 2040 Comprehensive Plan Update Economic Development 6-16 The economic potential of development pro- posals must be evaluated based on the num- ber of jobs that businesses create and the wages they provide. Potential economic development opportunities must be evaluated based on the number of jobs they create – both directly and indirectly – and the wages they provide. The amount of public incen- tives, if they are used to attract new employers or retain existing employers, should reflect these fac- tors. The City will target employers which pay above area median income, especially businesses that are compatible with existing industry clusters or which represent emerging technologies. In the near-term, the City will work to develop re- lationships with commercial, office, and industry partners in the community. Conducting periodic meetings with the largest employers will help the City identify opportunities and threats to its exist- ing jobs base and develop local partnerships. This will help the City improve career development path- ways, such as that used by Uponor, to meet indus- try needs. Another strategy is to expand local em- ployment data, and the application of data, to mon- itor and communicate characteristics of the munic- ipal workforce and local employers. The QCEW provides detailed data regarding the types of jobs that are located within a geography, but not the jobs which are held by the population of that geography. A survey of residents would give the City a clear- er picture of local job resilience and workforce skills. It could also be used to demonstrate local demand for certain industries and cultivate jobs training programs. Orchard Place The long-term goal is to redevelop Orchard Place as a mixed-business employment center. The re- development of this 400-acre sand and gravel mining area will take several years. Strong sys- tems of trails, transit, and parks offer amenity en- hanced environment. The Orchard Place master plan captures this strategy by guiding acreage for open space, water features, pedestrian connec- tions, and the supported network of great streets. Careful attention to preliminary design and promo- tion of the plan will attract larger specialty busi- nesses to the site. The Orchard Place concept plan guides approxi- mately 400 acres for the Mixed Business Campus, supportive commercial rights-of-way, open space, and ponds. Based on historical development with- in the Metropolitan area, it is suggested that at least 40 acres of the Mixed Business Campus be considered for the medical center campus. The Orchard Place concept plan guides approximately 50 acres for the most iconic development to be lo- cated in the northeast corner of the site. Adjacent tracts are illustrated for potential medical-related uses; office, hotel, and commercial/industrial uses. Utilizing FAR to guide development and model development intensity One guiding principle for development intensity is floor area ratio (FAR). Floor-area ratio guides in- tensity by maximizing the amount of total floor space in all buildings on a given site. Within these parameters, developers maintain some flexibility to adjust building height and bulk and fully utilize available land. (Figure 6.9). Intensity increases with more building space and higher FAR. Figure 6.9: FAR Graphic FAR standards regulate density while giving developers greater de- sign flexibility. The City’s FAR guidelines help it project employment density, assess site impacts, and address traffic needs for future development. Employment potential can also be correlated to FAR, since jobs are traditionally measured as the number of employees within a building area. The conceptual plan for Orchard Place includes a range of FAR goals for each land use. Table 6.2 summarizes these goals. CITY OF APPLE VALLEY | 2040 Comprehensive Plan Update Economic Development 6-17 Table 6.2: FAR Goals for Orchard Place Use FAR Range Corporate Campus 0.25 to 0.35 Medical 0.25 to 0.40 Office 0.25 to 0.35 Industrial 0.30 to 0.45 Commercial Retail 0.18 to 0.30 Hotel 0.35 to 0.50 As of March 2017, the concept plan for Orchard Place retains flexibility for further refinement. The precise acreage for each use and the intensity of development will be further evaluated in coopera- tion with the land owner and the project developer. In the meantime, these numbers are useful for conceptualizing a range of intensity scenarios, re- fining economic development objectives, and de- veloping an understanding of likely traffic impacts and utility needs. If, for example, a 50- acre corpo- rate campus were constructed to 0.35 FAR, there would be 17.5 acres of floor space, or approxi- mately 762,300 square feet. A typical hospital might staff 2.6 employees per 1,000 square feet. Thus, a 50-acre hospital site might support a staff of roughly 1,980 employees. As actual develop- ment potential is determined, Apple Valley can ad- just its FAR and/or acreage assumptions accord- ingly to promote the most efficient use of the Fischer site. The Metropolitan Council projects 17,100 jobs in 2040, with only 1,300 additional jobs from 2020 to 2040. This forecast may prove to be an under- es- timate of both need and opportunity. Instead, Apple Valley would like to increase employment to 19,000 jobs by 2040. It is estimated that the Mixed Business Campus yields about 75 per- cent of the growth in jobs. Upon completion of the Mixed Busi- ness Campus, about 25 percent of all jobs in the City would be located there. Implementing the FAR framework will help the City achieve the desired development intensity – and associated employ- ment growth – for Orchard Place and other sites. If a portion of the site is developed at lower-than- average FAR, then the City knows that the remain- ing space must be developed at a higher intensity to produce the desired jobs outcome. The present marketplace readily builds at .25 to .30 FAR. Building at higher intensities may require the application of financial incentives and/or mod- ifications to City code. 2.Unify Downtown by taking advantage of fu- ture redevelopment opportunities, using Ce- dar Avenue and County Road 42 and transit system improvements as catalysts Downtown is the engine of Apple Valley’s econ- omy. Improvements that unify Downtown, support greater development intensity, and enhance con- nectivity will improve economic potential. Future redevelopment opportunities can be supported by transit and other transportation improvements in the Cedar Avenue corridor and the County Road 42 corridor. The Cedar Avenue Transitway Imple- mentation Plan guides improvements to the Red Line from 2010 to 2040, with five stages for devel- vopment. Stage 1 was completed in 2013 when BRT service was launched, connecting Apple Val- ley to the Mall of America transit station hub. Stage 2 is programmed for 2015-2020 and calls for ex- pansion of the Apple Valley transit station and bi- cycle and pedestrian improvements. Stage 3 is programmed for 2020-2025, and calls for a new station at Palomino Drive with potential Park and Ride expansion. Stages 4 and 5 are scheduled for completion by 2040, with extension to Lakeville. The City is targeting land use and transportation improvements that unify the Downtown and miti- gate the physical barriers presented by traffic vol- ume and multiple lanes of traffic on Cedar Avenue and County Road 42. Enhanced pedestrian con- nections across these thorough- fares, coupled with stronger connections to transit, are sought. The addition of bus rapid transit to the transporta- tion network has already supported several devel- opment projects in the Cedar Avenue transitway. However, significant opportunities remain, espe- cially in the four major quadrants surrounding the intersection of Cedar Avenue and County Road 42 and the expansion of east/west transit services to the mixed business campus in cooperation with Dakota County. Momentum from transit-supportive development and the extension of the Red Line south to Lakeville will eventually influence these superblocks as well. Lid Concept A 2008 study of transit-oriented development in- 1 Alex Sharpe From:Community Development Sent:Thursday, January 9, 2025 1:35 PM To:Tim Benetti; Alex Sharpe; Sydnee Stroeing Subject:FW: Comment on proposed amendments to The Rockport LLC sand and gravel mining area See below. Breanna Vincent | Planning Department Assistant (952) 953-2575 breanna.vincent@applevalleymn.gov www.applevalleymn.gov 7100 147th Street W. | Apple Valley, MN 55124 From: Sent: Thursday, January 9, 2025 1:21 PM To: Community Development <commdev@AppleValleyMN.gov> Subject: Comment on proposed amendments to The Rockport LLC sand and gravel mining area CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. City of Apple Valley Community Development Department Good afternoon and thank you for the opportunity to provide comment on the proposed amendments to The Rockport LLC sand and gravel mining area and Mixed Business Campus in advance of the hearing scheduled for January 15, 2025. We are homeowners adjacent to the parcel for which the amendment to the land use is proposed, as owners of 15233 Florist Circle, Apple Valley, MN 55124. As homeowners next to the proposed land use change, we would like to provide our comments and discontent with the proposed changes. Our neighborhood is residential and very family oriented. There are many elementary and secondary school children living in the neighborhood and who walk to bus stops and to the pool within our community. When we purchased this property, that family, residential feel was a major reason we selected this neighborhood. This amendment to the land use of the adjacent property concerns us, in that an increase from a majority office use to industrial use would impact the quality of life in our neighborhood. You don't often get email from Learn why this is important 2 The increase of industrial development would likely bring more noise, pollutants, and large truck traffic to our community. We purchased this home with the understanding that the adjacent property was zoned for mostly office space. I understand the notice mentions that after COVID the demand for office space decreased, however more and more employers are requiring staff to come back into the office, and the pendulum appears to be swinging back toward in office work for many businesses. Please consider the community and adjacent homeowners and do not amend the land use to allow for an increase in industrial use of this property. The neighborhood is more appropriate for office, retail or residential use. We previously lived in Rosemount, MN and are very familiar with the community concerns surrounding the refinery and industrial areas by homeowners there. We are very disappointed to be faced with a potential increase in industrial land use to be permitted next door to our property in Apple Valley. This proposed amendment in land use would negatively impact the nature of our neighborhood and our property values. Thank you, Rebecca Arsenault Herize Luis Herize Lopez CITY OF MEMO Public Works TO: Alex Sharpe, AICP, City Planner FROM: Evan Acosta, Assistant City Engineer DATE: January 10, 2025 SUBJECT: Orchard Place Comprehensive Plan Amendment Alex, The following are comments regarding the Orchard Place Comprehensive Plan Amendment. The requested land use changes in the comprehensive plan amendment require additional watermain and sanitary sewer modeling to understand the potential impacts to water distribution and sanitary sewer flow with the applicant’s request. City of MEMO Building Inspections TO: Alex Sharp (AICP) City Planner FROM: George Dorn, Building Official DATE: January 2, 2025 SUBJECT: Apple Valley Technology Park east of the future Johnny Cake Ridge Road, north of 155th St. W South of CSAH 42 and East of Pilot Knob Road. • SAC determination is required from Met Council prior to permit issuance from the city. • Geotechnical Report, Boring Log and Special Inspector Agreement are required prior to permit and soil corrections on site. • Indicate Trash and recycling area calculations, Per MSBC 2020 1303.1500 Subpart 1, recycling space is required in accordance with Table 1-A on plans issued for permit. Please designate this recycling space at the time of permit submittal. • Per MSAC 1104.4.1 at least one accessible route shall connect each accessible story, mezzanine, in multilevel buildings. • Submit plans to Minnesota Department of Labor, Plumbing Division for review of proposed plumbing, sanitary and storm design. • Platting the property lines must be completed prior to permit issuance. • Architectural, Structural and Civil plans are required to be signed with the permit application. • The domestic and fire suppression water supply is required to be split outside the building with separate shut off valves. Contact our City Engineer for acceptable connections. • The allowable area and building heights will be determined once the code analysis has been completed. • Mechanical equipment and appliances on roofs or elevated structures shall be accessed in accordance with the 2020 Minnesota Mechanical Code 306.5. Depict on your plans how you intend to access mechanical equipment if it is to be elevated. • Include roof top screening drawings with the plan submittal. • The City of Apple Valley has adopted the 2020 MSBC 1306, subpart 3 Special Fire Protection systems. This section would require the buildings to have an automatic sprinkler system installed based on occupancy type and square footage. • Separate sign permits are required. Signed structural drawings will be required for review with the Building Permit application. • Per MSAC 502.4.4, the access aisles for the accessible areas shall be marked with a designation sign that says “no parking. Review areas under consideration for accessible parking areas. • Accessible parking required will be required per the Minnesota State Accessibility Code Table 1106.1. • Provide energy and lighting compliance calculations at the time of permit submittal. MAXFIELD RESEARCH AND CONSULTING, LLC January 27, 2023 MEMORANDUM (EXECUTIVE SUMMARY) TO: Rockport, LLC FROM: Ms. Mary C. Bujold Maxfield Research and Consulting, LLC RE: Update of Market Conditions for Office and Industrial Space and Land Use Allocations for Mixed-Use/Business Campus Property in Apple Valley, MN Introduction This Executive Summary presents an overview and update of current and long-term market conditions for development and acceptance and absorption of various uses, including those articulated in the City of Apple Valley’s proposed Mixed Use-Business Campus (MU-BC) ordinance for Apple Valley and a broader review of the surrounding communities in the Market Area including Burnsville, Eagan, Lakeville and Rosemount. Based on current and projected market conditions in the Market Area submarket, we comment on the proposed land uses for the Mixed-Use/Business Campus zoning on the Rockport property immediately south of County Road 42 and the proposed land use allocation. Maxfield’s review of the City’s proposed MU-BC Ordinance concludes that the proposed allocations do not coincide with current and/or projected market conditions for office, industrial and commercial uses in Apple Valley or the surrounding northern Dakota County area. Further, based on current and projected future market conditions, the proposed allocations contained in the MU-BC Ordinance for office and industrial uses are not realistic over the next ten years on Rockport’s Property or even the broader Market Study area. In sum, Maxfield concludes that the MU-BC Ordinance as drafted will have a negative development impact on Rockport’s Property, including reducing market interest in the Property, decreasing potential development on the Property, and ultimately reduce Rockport’s expected development opportunities and income. Overall, the MU-BC’s proposed use percentages do not reflect market conditions for development in the area and should be rejected in favor of market uses and trends that are present in Apple Valley and surrounding Market Study Area. Based upon Maxfield’s review of the Market Study Area, the proposed MU-BC Ordinance percentage allocations should be rejected entirely or revised significantly to reflect current and projected market trends. (612) 338-0012 fax (612) 904-7979 2823 Hamline Avenue North, Roseville, MN 55113 www.maxfieldresearch.com MAXFIELD RESEARCH AND CONSULTING, LLC Rockport, LLC January 27, 2023 Page 2 Office Market Metro Area Summary In 4th Quarter 2022, the direct office vacancy rate rose by 8.7%, accounting for most of the newly vacant space. Sublet space however, rose by a dramatic 33%. Almost all office tenants with leases coming up in 2023 will elect to downsize their footprint. The 4th Quarter 2022 posted a negative absorption of just over 1.5M square feet of space. In 4th Quarter 2022, despite a decline in asking rents, there was still year-over-year rent growth. Class A office vacancy however, particularly in suburban locations rose above Class B and C space. The overall Class A vacancy rate was 15.8% as compared to 12.4% for Class B space and 7.5% for Class C space. There is a concern that declining office building values may lead to a drop in property taxes which loss may then be transferred onto homeowners in Minnesota. Vacancies have spiked upward in response to large users downsizing. Many have chosen to vacate and sublease. No new buildings were delivered and office construction continues to decline. More buildings are up for sale or are having loans debt restructured considering current market conditions. Class A office proposals are down significantly, companies have vacated or not even occupied new space and notices have been placed that some corporate campuses will be downsized and/or redeveloped. Lease transactions in 2022 were down 50% from 2021’s transaction activity which was about 1,200 transactions Metro-wide. The Twin Cities medical office market however, has remained strong throughout the pandemic. The overall market remains very stable with an on-campus vacancy rate of 8.6% and an off- campus rate of 10.6%. There is strong demand for off-campus locations for non-acute care for location access and cost savings. Rents have increased due to continued demand and higher costs for new construction. Providers are focused on expanding close to their customer base, providing full-service medical hubs offering outpatient surgery and specialty services to communities while offering low-cost care away from a hospital campus. Rockport, LLC January 27, 2023 Page 3 According to a recent medical office report, outpatient volumes in Minneapolis are expected to grow by nearly 33% in Minneapolis making it one of the most promising medical office markets in the US. According to conversations with commercial office brokers, some tenants are taking an opportunity to “move-up” in the market to obtain higher quality space at a concession price. While this creates turnover in the market, it is not expected to lead to an increase in new construction of office space for some time. Office users are continuing to sort out their space needs considering the “new workplace.” Although owners are hopeful that the recession will be shallow and that rising unemployment rates will draw works and subsequently, demand back to office buildings, the current return-to- work landscape has not occurred as rapidly as was expected. Tenants are likely to continue to downsize when given the opportunity. Dakota Co Submarket Summary Office vacancy increased substantially in 2022 as more companies downsized or vacated space in the submarket. Class A office vacancy rose to 40% as several large spaces became available and new deliveries went unleased or unoccupied. Companies are placing vacant space on the market to sublet, but with a greater number of smaller users than larger ones, it will take a longer time to absorb vacant space. As mentioned previously, vacancy increased in 2022 in the submarket and negative absorption ranked third among the Twin Cities submarkets behind Minneapolis CBD and the I-494 Corridor. In terms of leasing activity and overall vacancy rates, suburban submarkets are faring better than the central business districts. Some owners are renovating Class C and Class B spaces trying to attract tenants to better quality. This is a difficult balance to achieve given the costs of upgrading and higher interest rates. Between 2021 and now, absorption has consisted primarily of smaller spaces in smaller buildings (less than 60,000 square feet). Many larger buildings remain substantially vacant or entirely vacant. Health care vacancies are much lower than for traditional office space and there has been continued leasing activity in the medical space sector. New medical space is under construction and it is anticipated that new clinics are likely to attract smaller health care tenants that will tap into the traffic generated by the larger clinic. Small health care tenants however are likely to occupancy in-line spaces in retail commercial rather than office space in traditional format buildings. MAXFIELD RESEARCH AND CONSULTING, LLC Rockport, LLC January 27, 2023 Page 4 Prime Therapeutics, a health care benefits company, which was to have moved into its two new buildings in Eagan, decided it no longer needed the new headquarters considering employees working remote and have decided to place the buildings on the market for sublease. Thompson-Reuters, the largest employer in Eagan, recently announced it is downsizing its corporate office space and will carve up its existing campus to make way for incorporating other uses on the site including residential, industrial and retail space. This will enhance the ability of Eagan to accommodate more space in the city. MAXFIELD RESEARCH AND CONSULTING, LLC $18 $16 $14 $12 $10 $8 $6 $4 $2 $0 Dollars/SF Dakota Co-Office Market vs. Asking Rent Market Rent Asking Rent 40.0 35.0 30.0 25.0 20.0 15.0 10.0 5.0 0.0 In Percent Dakota Co-Office Space Availability and Vacancy Availability Vacancy Rockport, LLC January 27, 2023 Page 5 Industrial Twin Cities Metro The Industrial real estate market in the Twin Cities is moving toward a buyer’s and tenant’s market. Tenant demand for small to mid-size warehouse-distribution spaces continues to exceed supply, but other market challenges such as labor stagnation, rising interest rates and reduced demand from larger users are placing pressure on the constant growth over the last two years. This is placing tenants in a stronger position to negotiate lease terms. Office-showroom space is bearing the brunt of these forces. Vacancies in this segment of the market are struggling to fill as owners and users of flex space experience a wide gap in expectations regarding acceptable lease terms. Much of the office-showroom inventory in the metro was built over 40 years ago. These older properties need improvement to attract tenants away from the competition, but with increased challenges in lending, the proportion of office and warehouse space in these buildings determine their potential upside in the market. Much of the office showroom space in the market has more office finish than what tenants want, therefore placing landlords in a tough position to reduce office space and increase warehouse space while maintaining operational viability. Without improvements, flex space cannot command market rents and rental rates on office showroom space have fallen from the previous quarter. The ongoing demands of more warehouse, less office space and tenant improvements are making economics difficult on both the landlord and tenant sides. MAXFIELD RESEARCH AND CONSULTING, LLC Net Square Feet -100,000 -200,000 -300,000 -400,000 -500,000 400,000 300,000 200,000 100,000 0 Dakota Co-Office Space - Net Absorption Rockport, LLC January 27, 2023 Page 6 Construction of new industrial space continues to push forward in the Metro Area, as opposed to little to no new construction of office space. Seven million square feet of warehouse distribution space is scheduled to deliver in 2023. As a potential recession nears, vacancy rates are expected to rise across the board, and new developments are likely to have competition in vacated older warehouses. Although the Twin Cities Metro Area currently has one of the lowest unemployment rates in the US and the lowest of other larger Midwestern cities such as Chicago, Milwaukee and Des Moines, concern is increasing about the long-term growth of Minnesota’s labor pool. Land prices are falling and, in some cases, by as much as half the value. Despite the drop, land deals are stopping across the market because of the inability to make the economics work. Outdoor storage is still a tight market with high demand, but this use faces significant zoning challenges outside of locations along Highway 13. Rental rate expectations are changing as the market dips and asking rents are increasingly negotiable for landlords to lease up space. Asking rates in office-showroom buildings have dropped by one dollar in the last three quarters of 2022. Office-showroom space was asking for more than $10 per square foot, which rate has now dropped to $9 per square foot. By contrast, Manufacturing and Warehouse/Distribution rental rates rose. The bulk of new construction is warehouse/distribution space still demands a premium as the market for small and mid-sized warehouses continues to tighten. Absorption for warehouse and distribution buildings in 2022 was down 58% and there are fewer larger users looking for space of more than 100,000 square feet. There is concern about the demand for larger warehouse spaces over the next two to three years. Financing new construction is increasingly difficult as supply chain shortages have created extended delays in obtaining the necessary materials and equipment. Although there has been some let up in these shortages, it is not enough to push additional supply into the market. South Central Submarket A survey of market conditions as of the 4th Quarter 2022 for the South Central submarket identified that the industrial/flex space segment of the market remains relatively strong with generally low vacancy rates, although the vacancy rate for office/showroom space has increased to 6.4% from 5.7% back in late 2021. In addition, this segment experienced negative absorption year-to-date. The only industrial space segment to have experienced deliveries in 2022 was the warehouse/distribution segment, which had 462,500 square feet of space open during the period. There is an additional 1,255,416 square feet of warehouse/distribution space under MAXFIELD RESEARCH AND CONSULTING, LLC Rockport, LLC January 27, 2023 Page 7 construction. There is no pending development of office/showroom or manufacturing space in the submarket and no deliveries in either of these two segments in 2022. Lease rates by industrial segment as of 4th Quarter 2022 were as follows: $9.63 psf – Manufacturing $7.47 psf – Office Showroom $7.44 psf – Warehouse/Distribution Market Rent vs. Asking Rent Asking rents increased over market rents in mid to late 2021 as demand increased. Asking rents dropped off in 2022 as demand slacked off, primarily in the office showroom category, although demand in all segments have dropped. MAXFIELD RESEARCH AND CONSULTING, LLC Rockport, LLC January 27, 2023 Page 8 As shown below, availability and vacancy climbed in 2022 with availability surging above vacancy. Net Absorption has been mixed but as new deliveries came on board in 2021 and 2022 and economic conditions have faltered, rents have dropped and vacancies have increased. MAXFIELD RESEARCH AND CONSULTING, LLC 200,000 25 150,000 100,000 20 50,000 0 15 (50,000) (100,000) 10 (150,000) (200,000) 5 (250,000) (300,000) 0 Square Feet Vacancy - Percent Dakota Co-Net Absorption, Deliveries, Vacancy Net Absorption Net Deliveries Vacancy Rockport, LLC January 27, 2023 Page 9 Proposed Land Uses and Allocations in the City’s Proposed Ordinance Based on Maxfield’s review of the City’s proposed uses contained in the Mixed Use-Business Campus (MU-BC) Ordinance, the proposed allocations do not coincide with current and/or projected market conditions for office, industrial and commercial uses in Apple Valley or the surrounding northern Dakota County area. Further, based on current and projected future market conditions, the proposed allocations for office and industrial uses are not realistic for the foreseeable future at the designated location and will detrimentally impact development on Rockport’s Property for the foreseeable future. Maxfield specifically reviews the following proposed uses within the context of acceptance and absorption in the Market Study Area:  Corporate offices or headquarters  Research or testing laboratories conducted in a building  Professional offices and offices of a general nature where the operations do not include over-the counter retail sales or warehousing  Marketing and research buildings  Clinics for human care  Hospital  Comprehensive, intensive or full care facility  Hotel  Restaurants, Class I and Class III only  On-sale Wine and/or 3.2% liquor in conjunction with a restaurant facility;  Fitness centers, gyms or athletic clubs when contained within a hotel or office building  Banks and savings and loan  Day care centers  Municipal buildings MAXFIELD RESEARCH AND CONSULTING, LLC Rockport, LLC January 27, 2023 Page 10  Institutional uses such as a library, swimming pool, church, public school, religious center and community building Regarding current market conditions for these types of uses, many of these uses should be allocated to other commercial districts such as restaurants, banks, day care centers, hotel and health care facilities. Although medical office is expanding in Apple Valley, as reflected by recent development activity, including HealthPartner’s proposed building on a portion of Rockport’s property, these uses are locating in areas adjacent to other commercial retail areas. Generally, these medical office uses prefer areas with high commercial traffic. Clusters are likely, but a large-scale hospital is unlikely to be attracted to Apple Valley as other health care facilities are already in place or will be in place soon. Also, area hospitals are expanding, renovating, and remodeling existing area facilities, which makes it even less likely that a hospital user would be attracted to the area for development of a new hospital building. Based on our recent discussions with real estate professionals in the market, and specific to the Market Study Area, many corporate campuses are downsizing and corporate offices will have a different style and design moving forward. All the market indicator numbers are consistent, with high vacancy rates and negative net absorption, and that is even more acute in the Market Study Area. A number of markets are seeing existing corporate office buildings being converted to or proposed plans to construct corporate office buildings that are shifting to residential, hospitality or commercial uses. Further, the cost to support new corporate headquarters buildings in today’s market is precipitously high, generally requiring significant tax incentives, abatement, or other public money tools to entice developers to consider development in particular areas. Without this public/private partnership, it is extremely unlikely that development of corporate campuses will locate within the Market Study Area, including Apple Valley. Making it even less likely for development of corporate campuses, is the continuing infrastructure considerations, difficulty with access to highways/interstates and traffic concerns in and around the Apple Valley area. Markets fluctuate regularly and City land use considerations should be compatible with adjacent and surrounding land uses and reflect current market trends, market absorption, and development expectations. Specifically in Apple Valley, buildings are anticipated to be filled with small to mid-size users with smaller footprints with compatible and complimentary uses such as commercial, retail, and service type uses that attract people to the area. This is also true of warehouse/distribution space which is seeing an increase in the number of small to midsize users, while office/showroom space (flex) is exhibiting lower demand, unless specific users are identified and the buildings are built to user specifications. MAXFIELD RESEARCH AND CONSULTING, LLC Rockport, LLC January 27, 2023 Page 11 Compatible land use planning should be considered in conjunction with current uses rather than relying on arbitrary proportional allocation by percentage with no consideration for market trends, demands, or development potential. Using arbitrary percentages will likely be rejected by the market and dissuade developers or users from considering Rockport’s Property because of the prospect of increased costs to change zoning or guidance to better reflect expected or anticipated uses on the Rockport Property. Further, market trends and development potential demonstrate that flexible zoning and land use designations will enable the property owner and developers to work together to provide compatible development with surrounding land uses, including on Rockport’s Property. In conclusion, the MU-BC Ordinance must be rejected as drafted and likely revised significantly to properly track with market trends and development potential in Apple Valley, including removing percent allocations and expanding potential permitted uses, and more broadly the Market Study Area. If not, the MU- BC Ordinance will have a detrimental impact on development in Apple Valley and, more specifically, on Rockport’s Property. Maxfield recommends that the City remove from MU-BC Ordinance the percent use allocations entirely and focus on expanding permitted uses to reflect current market trends, absorption, and development expectations. Expanding permitted uses will provide the necessary market flexibility to capture market trends and development Rockport’s Property at the highest and best use for Apple Valley and the Market Study Area. MAXFIELD RESEARCH AND CONSULTING, LLC I T E M: 6.A. P L A NNI NG C O MMI S S I O N ME E T I NG D AT E:J anuary 15, 2025 S E C T I O N:Other Business Description: Review of Upcoming S chedule and Other Updates S taff Contact: B reanna Vincent, Department Assistant Department / Division: Community Development Department AC T I O N RE Q UE S T E D: N/A S UM M ARY: Next P lanning Commission Meetings: Wednesday, February 5, 2025- 7:00 p.m. Applications due by 9:00 a.m. on Wednesday, J anuary 8, 2025. Wednesday, February 19, 2025 - 7:00 p.m. Applications due by 9:00 a.m. on Wednesday, J anuary 22, 2025. Next City Council Meetings: T hursday, J anuary 23, 2025 - 7:00 p.m. T hursday, February 13, 2025 - 7:00 p.m. B AC K G RO UND: N/A B UD G E T I M PAC T: N/A