HomeMy WebLinkAbout02-19-25 Agenda Packet *Cancelled*
M eeting L ocation: M unicipal Center
7100 147th Street West
Apple Valley, M innesota 55124
F ebruary 19, 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 February 5, 2025 Regular Meeting
4.Public Hearings
5.Land Use / Action Items
A.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
6.Other Business
A.Review of Upcoming Schedule and Other Updates
Planning Commission - Wednesday, March 5, 2025 - 7:00 p.m.
Planning Commission - Wednesday, March 19, 2025 - 7:00 p.m.
C ity Council - T hursday, February 27, 2025 - 7:00 p.m.
C ity Council - T hursday, March 5, 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:F ebruary 19, 2025
S E C T I O N:Consent A genda
Description:
A pprove Minutes of F ebruary 5, 2025 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 February 5, 2025.
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
February 5, 2025
1. CALL TO ORDER
The City of Apple Valley Planning Commission Meeting was called to order by Chair Kurtz
at 7:00 p.m.
Members Present: Jodi Kurtz, Paul Scanlan, Phil Mahowald, Becky Sandahl, Jeff
Prewitt, and Douglas Hlas
Member(s) Absent: Dave Schindler
City staff members attending: Community Development Director Tim Benetti, City Planner
Alex Sharpe, City Engineer Evan Acosta, City Attorney Sharon
Hills, and Department Assistant Breanna Vincent.
2. APPROVAL OF AGENDA
Chair Kurtz asked if there were any changes to the agenda.
CD Director Benetti stated that item 5. A. Rockport, LLC Mixed Business Campus
Comprehensive Plan Amendment was being pulled from tonight’s agenda per the
applicant’s request. This item will be discussed at a future meeting.
Chair Kurtz noted that an item regarding an Urban Air On-Sale Liquor Text Amendment
that was previously scheduled for a public hearing this evening had been cancelled.
MOTION: Commissioner Schindler moved, seconded by Commissioner Scanlan,
approving the agenda. Roll call vote: Ayes - 6 – Nays – 0.
3. CONSENT ITEMS
A. Approval of Minutes of January 15, 2025
MOTION: Commissioner Scanlan moved, seconded by Commissioner Hlas,
approving the minutes of January 15, 2025. call vote: Ayes - 6 – Nays – 0.
4. PUBLIC HEARING
A. MUBC – Mixed Use Business Campus Zoning District Ordinance
Chair Kurtz opened the public hearing.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
February 5, 2025
Page 2 of 7
CD Director Benetti provided a brief presentation.
Commissioner Scanlan clarified that this action would not be specifically for the Rockport
site.
CD Director Benetti stated that is correct. The district being created with this action is still
consistent with the current guiding for the area.
Commissioner Mahowald asked if essentially the action is to create a new land use
designation which would come into effect if land became available that could be designated
as Mixed Use Business Campus. In the context of the next agenda item in the gravel pit, the
land could be opened up for the potential development of all the uses identified in the statute.
CD Director Benetti stated that the current guiding for the gravel pit area is MBC (Mixed
Business Campus) and that is the underlying land use established. Currently, the property is
SG (Sand and Gravel), and the intent is to turn that into a new Mixed Use Business Campus
if it is applied for a rezoning.
City Attorney Hills clarified that this item is not to rezone the Sand and Gravel area. It is
merely creating a new zoning designation which is consistent with the Comprehensive Plan.
The applicant’s attorney, Matt Duffy (Monroe Moxness Berg), stated that Rockport, LLC’s
property is the only large enough property that would be affected. He also stated that
Rockport, LLC, is not in favor of the MUBC ordinance as it is drafted currently and that is
the reason for its amendment to the Comprehensive Guide Plan. The blob plan included in
the Comprehensive Guide Plan was made in 2017 and since then there have been many
changes to the real estate market especially post-Covid. Rockport, LLC, is not in favor of the
draft ordinance without the amendments requested.
Two members of the public stood to speak but were advised by the Chair that their comments
and concerns pertained to the next item on the agenda and that they should wait until that
discussion.
Commissioner Scanlan asked if the Commission should hold off on taking action on this item
until the Rockport, LLC Mixed Business Campus Comprehensive Plan Amendment item is
brought back.
City Attorney Hills stated that the two applications are independent of each other.
With no further comments, Chair Kurtz closed the public hearing.
It is the policy of the Planning Commission not to act on an item the same night as its public
hearing, however, Commissioners can make a motion if they choose.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
February 5, 2025
Page 3 of 7
MOTION: Commissioner Scanlan moved, seconded by Commissioner Hlas, to recommend
approval of the proposed Ordinance Amending Chapter 155 by Adding New
Section 155.310 entitled MIXED USE BUSINESS CAMPUS DISTRICT
(MUBC) and adding Definitions in Section 155.003. Roll call vote: Ayes – 6 –
Nays –0.
B. Apple Valley Technology Park
Chair Kurtz opened the public hearing.
City Planner Sharpe provided a presentation.
Assistant City Engineer Acosta gave a presentation regarding water usage.
Comments and concerns will be made from Commissioners and the public to be answered at
the next meeting.
Chair Kurtz commented that this area was intended to create employment opportunities and a
stronger economy and wondered why medical clinics are not coming instead. Her largest
concern was regarding water usage and filtration and how that may impact our future water
supply. Some concerns over power outages were also expressed.
Commissioner Hlas commented that Rosemount and Farmington are also in the process of
having new data centers built and wondered if the City is coordinating with them especially
if drawing from the same aquifers. Will there be issues in the future with several facilities
operating off the same water supplies? How much can be maintained?
Commissioner Scanlan asked if the west property line will have a sidewalk with trail
connections? Commissioner Scanlan also shared that the right turn from 152nd St. W. seems
too sharp and may need some revisions for truck traffic. He asked how accessibility for
emergency services will occur with the site being gated and the turning radiuses within the
site. Commissioner Scanlan asked for more information regarding the start date and
estimated completion date for the project. He asked for clarification on where the trash
enclosures, any loading docks, and if overnight truck parking would be occurring.
Commissioner Scanlan also asked for information about the hours of operation for the
facility. His main concerns were regarding water usage, power usage, and diesel usage with
the generators.
Commissioner Mahowald asked if the generators are intended for back-up purposes.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
February 5, 2025
Page 4 of 7
City Planner Sharpe stated that these would be back-up in the event of power outages. He
deferred to the applicant for further clarification.
Commissioner Mahowald asked how many people are employed at other businesses located
nearby and what types of jobs are created and how does this proposed development compare.
He asked for a tax analysis for this property to get clarification on the benefits. Commissioner
Mahowald asked for more information regarding energy usage and the possible substation
being added by Great River Energy. Commissioner Mahowald asked if the berms currently
located along the site will have any landscaping added.
Commissioner Prewitt echoed concerns regarding water usage and waste. He also asked for
information regarding the longevity of data storage centers as well as their equipment.
The applicant, Drew Johnson (Oppidan), provided a presentation and addressed some of the
concerns regarding water, sound, and employment.
Jon Beyer (Dakota Electric) gave some background on the electrical and energy usage for the
proposed site.
Chair Kurtz asked if there were any comments or questions from the public.
Resident Len Bierlein (12450 Drayton Trl.), shared concerns regarding the water usage with
the other data centers that are being proposed in neighboring cities. Mr. Bierlein asked if this
would be a closed-circuit facility. He also expressed concerns over the long-term
implications of allowing the site. Mr. Bierlein stated that it seems that there are no state
government entities overseeing water usage and that it is necessary.
Resident Cindi Dayus (169 Strese Ln.), stated that she did not believe the project meets what
the City intended in terms of job creation. The project seems to be a big compromise should
this approval move forward. Ms. Dayus wondered how much ambient waste heat is
generated from this operation and had concerns over heat island effect. Ms. Dayus raised
concerns regarding the site being in the drinking water supply management area and the soil
is categorized as high vulnerability and extra caution should be taken. Will residents be asked
to conserve water in the event of a drought? Can the power grid sustain the multiple data
centers anticipated in the surrounding areas? Ms. Dayus stated that it is possible for data
centers to operate at lower energy consumption as seen with DeepSeek.
Resident Dave McKenzie (6403 131st St. Ct.) expressed concerns over the lower job creation
with this proposal. He stated that commercial/retail businesses should be kept along County
Road 42. Mr. McKenzie shared that the size of this proposal is comparable to five Menards
buildings. Mr. McKenzie asked for clarification on the gravel areas with generators in
between the buildings and how they are screened. With only two small entrances, how will
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
February 5, 2025
Page 5 of 7
the site be evacuated? How many trucks will be arriving each day? Mr. McKenzie asked
what the purpose of a “crash-rated fence” is. Will this be a 24/7 facility? He opined that City
staff may need to extend the application timeline as the plans appear to only be about 50%
done.
Resident Rachel Merchant (13015 Emmer Pl.) shared concerns for the fire department to
have proper training and knowledge for mitigation at this type of facility. She also wondered
if there would be issues with getting other businesses to move into the surrounding area due
to the noise generated at the site as well as the aesthetic of the buildings. Ms. Merchant stated
that rainwater runoff should be taken into consideration as well as the possibility of using the
stormwater pond for irrigation as opposed to potable water. Ms. Merchant stated that she was
dissatisfied with the site design.
Resident Brad Blackett (457 Reflection Rd.) expressed concerns over fire suppression and
what types of chemicals may be needed in the event of an electrical fire and where the
chemical run-off may go to. Mr. Blackett wondered how the water used is cooled down as
this is a closed-circuit system. Mr. Blackett asked for clarification on how the sound was
measured and how far the sound will travel over the berms, as the building is yet to be
constructed. He asked for more information on how stormwater will be treated and if the
pond will be large enough to accommodate. Mr. Blackett also asked that staff work with the
applicant and the Vermillion Watershed District and the Soil & Water Conservation Districts
to ensure adequate ponding and landscaping.
Former Apple Valley resident Mo Feshami (2528 220th St. W. Farmington) shared concerns
regarding water usage and stated that the new Meta facility in Rosemount is able to use a
lower amount of water for their cooling system and could be beneficial for the applicant to
look into. He stated that he has spoken with a representative with the DNR who has concerns
over the number of data center facilities in Dakota County. Depending on the standard
operating process of the center, there could be a lot of diesel fuel stored on site. The
cumulative noise could be significant. Mr. Feshami stated that he did not believe the power
grid could sustain all of the proposed data centers. He expressed concerns that the proposed
building height of 70 feet could cause security lighting to impact nearby neighborhoods.
Resident Eduardo Torrens-Bonano (15603 Fairfield Dr.) asked why the applicant is
interested in that specific location and that there would not be a benefit to the residents. He
stated that he is not in opposition of the project but believes there are better locations.
Farmington resident Cathy Johnson (22280 Berring Ave. Farmington) is the President of the
Coalition for Responsible Data Center Development and stated that the group has spoken
with many cities and states that have dealt with data centers and urged City staff and
residents to do their research about the problems that can occur in these communities. Ms.
Johnson said that there is very little regulation regarding data centers in Minnesota. She
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
February 5, 2025
Page 6 of 7
shared that her group has made a documentary regarding data centers and provided contact
information, if the Commission would like more information on it.
Resident Martin Mitrenga (4760 138th St. W.) asked for City staff to consider the low
frequencies and any electromagnetic frequencies that could interfere with aircraft traffic.
Resident Julie Murray (4684 138th St. W.) implored that the Commission and City staff do
more research on other communities and their experience with data centers.
Resident Will Griesbach (6411 157th St. W.) asked for clarity on the amount of water usage
expected as the numbers did not appear to line up (peak time vs. annual usage).
Chair Kurtz kept the public hearing open so that further comments from the public could be
obtained if needed.
5. LAND USE
A. Rockport, LLC Mixed Business Campus Comprehensive Plan Amendment
This item was pulled from the agenda and will be discussed at a later date.
6. OTHER BUSINESS
A. Review of Upcoming Schedule and Other Updates
The next Planning Commission meeting is scheduled for Wednesday, February 19, 2025,
7:00 p.m. The next City Council meeting is Thursday, February 13, 2025, 7:00 p.m.
CD Director Benetti shared that City Planner Alex Sharpe has accepted a new position at
the City of Wayzata as their Community Development Director and will be resigning
effective February 14, 2025.
7. ADJOURNMENT
Chair Kurtz asked for a motion to adjourn.
MOTION: Commissioner Scanlan moved, seconded by Commissioner Mahowald, to adjourn
the meeting at 10:36 p.m. Roll call vote: Ayes – 6 – Nays – 0.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
February 5, 2025
Page 7 of 7
Respectfully submitted,
______________________________________
Breanna Vincent, Planning Department Assistant
Approved by the Apple Valley Planning Commission
on 02/19/2025 . Jodi Kurtz, Chair
I T E M: 5.A.
P L A NNI NG C O MMI S S I O N ME E T I NG D AT E:F ebruary 19, 2025
S E C T I O N:L and Use / Action I tems
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:
Recommend approval of a C omprehensive Plan Amendment removing Figure 4.2 from the
2040 C omprehensive Plan and removing all related text. Additionally, restate text to state
that retail uses are "preferred" adjacent to arterial roadways.
S UM M ARY:
T his item was pulled from the Planning C ommission agenda on February 5, 2025. T he
following memo is consistent with the materials available at this meeting.
Rockport, LLC has submitted an application for a C omprehensive Plan Amendment to the
Mixed Business Campus (MBC ).
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, provides 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 Comprehensive G uide 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.”
T he Planning C ommission held the public hearing on this item on J anuary 15, 2025. T he
Commission had a number of questions, and a resident provided public testimony. A
summary of these comments and staff responses in contained within the background section
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 "SG" 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 has been updated since the time of the public hearing and provides a more detailed
response.
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 Recommendation and Comments
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.
At the public hearing, the applicant's representative expressed support for the removal of
Figure 4.2 from the C omprehensive Plan as a way to achieve their stated application intent.
Staff is also comfortable with this removal as this reverts to the official Comprehensive
Guide map already adopted.
T he C ity has designed utilities to meet the current land use allocations from the
Comprehensive Plan and is ensuring that there is remaining capacity for the development
west of future J onny Cake Ridge Road. However, if the property owner were to propose a
land use that has a significantly higher demand for water or sewer capacity than the current
allocations, the user may not be able to develop. T he C ity's capacity to provide water and
sewer is limited to the infrastructure that is built, and the City bases the capacity of this
infrastructure on the projected demand.
P ublic and Commission Comments and Staff Responses
Resident C omment: Resident expressed the desire to consider environmental best practices
when developing the site.
Staff Response: T he C omprehensive Plan is a high-level guide for how the C ity plans to
develop. Within the 2040 Comprehensive Plan are over 200 "Leaf N otes" that highlight
environmental best practices sought by the C ity. T he City encourages developers to develop
with these best practices in mind and when State Statute or law allows, City Ordinance
includes them as a requirement. T he City places a high priority on environmental and
sustainable features when developing our own buildings, but the City's authority to require
some of these items is limited. T he C ity's past practice has been to incentivize development
by allowing things such as greater density, or high building coverage on a site if
environmental features are installed with the building. T he C ity has also encouraged
developments to include these features by allowing the required landscape budget to be used
toward environmental items. T his has been received well by the development community and
staff will continue to seek best practices and features with future development projects.
Commissioner C omment: C ould staff and the applicant work together to change the
percentages of uses and bring this back to the next meeting.
Staff Response: T he C ity A ttorney responded at the meeting that the City must act on the
application as presented.
Further, staff would add that the percentages of uses are not a common feature within a
Comprehensive Plan. Typically, the desired uses are not allocated to that level of detail in
the C omprehensive Plan. For example, when land is guided "C " C ommercial, the type of
commercial is not listed. T his level of detail is typically done with how a property is zoned.
Continuing the "C " Commercial example, the C ity has over seven zoning districts for
different uses that are commercial in nature. T he two most prominent are "RB" Retail
Business, the most general commercial zone, and "N C C " Neighborhood C onvenience Center,
which limits the commercial uses to those neighborhood-oriented and excludes big box stores
and fast food restaurants.
Additionally, listing a percentage on uses is likely to cause difficulty with enforcement in the
future. For example, a property may develop with more office use and then over time
transition into a warehouse or other generally permitted use within the zone. When building
permit is submitted, City staff would be required to evaluate the entirety of the Mixed Use
Business C ampus to ensure the same percentage allocations. T his can be done in smaller
planned developments, but becomes prohibitively difficult on a 290-acre site. Staff's
recommendation is that the C ommission carefully review the proposed zoning ordinance as
that is the more appropriate mechanism for citing specific uses than the C omprehensive Plan.
B UD G E T I M PAC T:
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Applicant L etter
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EMBRY PATHSITE
Rockport, LLCComprehensive Plan AmendmentZoned "SG" Sand and GravelGuided "MBC"Mixed Business Campus
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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
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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
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.
CITY OF
MEMO
Public Works
TO: Alex Sharpe, AICP, City Planner
FROM: Evan Acosta, Assistant City Engineer
DATE: January 31, 2025
SUBJECT: Rockport Mixed Use Business Campus Comprehensive Plan Amendment
Alex,
The following are comments regarding the Rockport Mixed Use Business Campus Comprehensive Plan
Amendment.
The requested land use changes in the comprehensive plan amendment are directly related to the
Technology Park application. The mitigation efforts of the Technology Park project may change the utility
demands in the area and will need to be reevaluated prior to development west of Future Johnny Cake Ridge
Road, if the land use allocations are more intensive utility users than currently planned.
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:F ebruary 19, 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, March 5, 2025 - 7:00 p.m. *Annual B usiness Meeting*
Applications due by 9:00 a.m. on Wednesday, February 5, 2025.
Wednesday, March 19, 2025 - 7:00 p.m.
Applications due by 9:00 a.m. on Wednesday, February 19, 2025.
Next City Council Meetings:
T hursday, February 13, 2025 - 7:00 p.m.
T hursday, March 5, 2025 - 7:00 p.m.
B AC K G RO UND:
N/A
B UD G E T I M PAC T:
N/A