HomeMy WebLinkAbout06/17/2015
Meeting Location: Municipal Center
City of
7100 147th Street West
Apple Valley, Minnesota 55124
JUNE 17, 2015
PLANNING COMMISSION TENTATIVE AGENDA
7:00 P.M.
This agenda is subject to change by deletion or addition to items until approved by the Planning
Commission on the date of the meeting.
1. CALL TO ORDER
2. APPROVAL OF AGENDA
3. APPROVAL OF MINUTES OF JUNE 3, 2015
4. CONSENT ITEMS
--NONE--
5. PUBLIC HEARINGS
A. Central Village West
- Public hearing to consider zoning amendments to PD-739, Zone 4 to
allow for publicly owned parking facilities; and rezoning of City-owned property located in the
Central Village West area from PD-739, Zones 1 and 2 to PD-739, Zone 4.
LOCATION: Generally northeast of Garrett Avenue and 153rd Street W.
PETITIONER: City of Apple Valley
B. ISD 196 Transportation Hub Facility
Continue public hearing to consider subdivision by
preliminary plat to create 10.22-acre parcel, conditional use permit for operation of bus storage and
maintenance facility with screened outdoor storage area for no more than six (6) buses, and site
plan review/building permit authorization to construct a transportation hub facility for 84 buses.
(PC15-20-SCBG)
LOCATION: Northeast corner of Johnny Cake Ridge Road and Upper 147th Street West
PETITIONER: ISD 196
6. LAND USE/ACTION ITEMS
--NONE--
7. OTHER BUSINESS
A. Review of upcoming schedule and other updates.
8. ADJOURNMENT
NEXT PLANNING COMMISSION MEETINGS
Wednesday, July 15, 2015
Regular Scheduled Meeting 7:00 P.M.
-Public hearing applications due by 9:00 a.m. on Wednesday, June 17, 2015
-Site plan, variance applications due by 9:00 a.m. on Monday, July 6, 2015
Wednesday, August 5, 2015
Regular Scheduled Meeting 7:00 P.M.
-Public hearing applications due by 9:00 a.m. on Wednesday, July 8, 2015
-Site plan, variance applications due by 9:00 a.m. on Monday, July 27, 2015
NEXT CITY COUNCIL MEETINGS
Thursday, July 9, 2015
Informal 5:30 P.M.
Regular Scheduled Meeting 7:00 P.M.
Thursday, July 23, 2015
Regular Scheduled Meeting 7:00 P.M.
Regular meetings are broadcast live on Charter Communications Cable, Channel 180. Agendas are
also available on the City's Internet Web Site http://www.cityofapplevalley.org.
1. CALL TO ORDER
CITY OF APPLE VALLEY
PLANNING COMMISSION MINUTES
JUNE 3, 2015
The City of Apple Valley Planning Commission meeting was called to order by Chair Melander at
7:00 p.m.
Members Present: Tom Melander, Ken Alwin, Tim Burke, Keith Diekmann, Angela Polozun, Paul
Scanlan and David Schindler.
Members Absent: None
Staff Present: City Attorney Sharon Hills, Community Development Director Bruce Nordquist,
City Planner Tom Lovelace, Planner Kathy Bodmer, Planner Margaret Dykes, Assistant City
Engineer Brandon Anderson and Department Assistant Joan Murphy.
2. APPROVAL OF AGENDA
Chair Melander asked if there were any changes to the agenda. Hearing none he called for a
motion.
MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan, approving the
agenda. Ayes - 7 - Nays - 0.
3. APPROVAL OF MINUTES MAY 20, 2015
Chair Melander asked if there were any changes to the minutes. Hearing none he called for a
motion.
MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan, approving the
minutes of the meeting of May 20, 2015. Ayes - 6 - Nays — 0. Abstained — 1 —
Schindler.
4. CONSENT ITEMS
A. ISD 196 Transportation Hub Facility — Continue public hearing for ISD 196
Transportation Hub Facility until June 17, 2015, meeting.
LOCATION: Northeast corner of Johnny Cake Ridge Road and Upper 147th Street West
PETITIONER: ISD 196
MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan, continuing the
public hearing on the ISD 196 Transportation Hub Facility until the June 17, 2015,
meeting. Ayes - 7 - Nays — 0.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
June 3, 2015
Page 2 of 5
B. Celts Craft House Conditional Use Permit — Authorize extension of Conditional Use
Permit 2008 -107 for outdoor cafe /seating area at Grandstay Hotel.
LOCATION: 7083 — 153rd Street W.
PETITIONER: Celts Craft House
MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan, recommending
approval of the extension of Conditional Use Permit 2008 -107 for an Outdoor Cafe
/Seating Area for Celt's Craft House at the Grandstay Hotel, 7083 -153 Street W.
(Lot 2, Block 2, Village at Founders Circle). Ayes - 7 - Nays — 0.
5. PUBLIC HEARINGS
- -NONE
6. LAND USE /ACTION ITEMS
A. Outlot C /Community Cares Property Rezoning — Consider rezoning of two properties
from "A" (Agricultural) to "BP (Business Park) for consistency with 2030 Comprehensive Plan
designation of "IND" (Industrial). (PC15 -15 -Z)
LOCATION: Southwest of Energy Way and Pilot Knob Road
PETITIONER: City of Apple Valley
Planner Margaret Dykes stated a public hearing for this item was held May 6, 2015 and a comment
was received from a representative of the owner of the Community Cares site, who asked that the
non - profit be allowed to operate on the site as it currently does. Staff replied that the organization
currently does not comply with the zoning code. Provided the non - profit complies with the
regulations of the "BP" zone, it can continue to operate. No other comments were received from the
public.
Ms. Dykes reviewed the background. In 1994, the Apple Valley Economic Development Authority
(EDA) acquired a 28 -acre site generally located northwest of the intersection of Pilot Knob and
County Road 42 from L.G.S. Concord/ Citizens Utility to facilitate the creation of a business park.
This 28 -acre parcel, now called Valley Business Park, was platted in 1999. Immediately to the
south of Valley Business Park is a 3.54 -acre unplatted parcel that had been an old farmstead. The
property is now owned by Community Cares, Inc. (5751 150th Street W.). Adjacent to the
Community Cares site is a 0.18 —acre Outlot C owned by the Apple Valley Economic Development
Authority. Both properties are guided "IND" (Industrial), but zoned "A" (Agricultural).
State statute (Minn Stat 473.865, Subd. 3) states that if the zoning of a property conflicts with a
comprehensive plan as the result of an amendment to the plan, the zoning regulation shall be
amended so as to not conflict with the comprehensive plan. The City Attorney has stated that the
City should ensure that the zoning of property be consistent with its Comprehensive Plan
designation.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
June 3, 2015
Page 3 of 5
The surrounding properties, consisting of approximately 40 acres in total area, are zoned "BP"
(Business Park). The City Attorney advised that rezoning the subject properties to "BP" is
necessary by state law.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Schindler,
recommending approval of the draft ordinance rezoning Outlot C, Valley Business
Park and 5751 — 150th Street West from "A" (Agricultural) to "BP" (Business Park)
in order to remove inconsistencies between the comprehensive guide plan land use
map, and the zoning map. Ayes - 7 - Nays — 0.
B. Cobblestone Lake 7th Addition — Consideration of subdivision of approximately 3.7 acres
of property for the purpose of constructing 37 townhomes; and the completion of a
Comprehensive Land Use Map amendment and rezoning. (PC15-43-ZSB)
LOCATION: Northeast corner of Eagle Bay Drive and Dodd Boulevard
PETITIONER: South Shore Development, Inc.
Planner Margaret Dykes commented the property is currently Comp Plan guided "P" (Parks and
Open Space) and "MD" (Medium Density Residential/6 -12 units per acre). In 2005, the petitioner
submitted an application requesting a re-designation of this property to "MD" (Medium Density
Residential) as part of a 30—unit townhouse development. On June 23, 2005, the City Council
approved the submittal of the Comp Plan amendment to the Metropolitan Council for their
consideration and on August 1, 2005, the Met Council approved the amendment. No final action by
the City Council was taken on the proposed amendment because the petitioner withdrew their
request.
Rezoning the property from "A" (Agricultural) to "PD 703/zone 9" (Planned Development), a new
subzone classification that would allow for multi-family townhomes as a permitted use, would be
required. This new planned development zone would be part of the Cobblestone Lake
development.
Approval of this new subzone would require the preparation of ordinance amendments that identify
the proposed use as well as the area requirements and performance standards for the future subzone.
The rezoning was also considered in 2005, and the Planning Commission recommended approval to
the rezoning to "PD 703/zone 9 ", conditioned upon approval of the Comp Plan re-designation.
155th Street West, west of Eagle Bay Drive is a four-lane divided roadway with left and right—turn
lanes.
Just east of the Eagle Bay Drive intersection, the street becomes Dodd Boulevard. The street at that
location loses a thru lane each way and no turn lanes have been installed. Because of the volume of
traffic that this street carries and loss of lanes east of Eagle Bay Drive, a right turn lane shall be
installed at the intersection Dodd Boulevard and Street B.
The most southerly driveway shall be removed and replaced with non-surmountable curb.
Staff recommended that a sidewalk connection be made along the south side of the northerly
intersection to the Dodd Boulevard pathway and the pathway located in the Apple Valley East Park.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
June 3, 2015
Page 4 of 5
The revised plans show the connection to the pathway in the park but not the connection to Dodd
Boulevard. They have indicated that the grades would not allow that connection to be made, which
the City has verified.
She commented staff recommended that a masonry treatment be added to help add more variety to
the exterior. Staff asked the petitioner to investigate the incorporation of such things as bay
windows, decorative sills and headers, window shutters, and width of the lap siding to help break up
the massing of the buildings. They have submitted a letter, which provides a detailed description of
their building design, which addresses staff s recommendations.
Paul Heuer, Pulte Homes, provided additional information.
Discussion followed.
MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann, recommending
approval of the amendment to the 2030 Comprehensive Land Use Plan redesignating
the property located at 15450 Dodd Boulevard from "P" (Park) to "MD" (Medium
Density Residential/6 -12 units per acre). Ayes - 7 - Nays — 0.
MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann, recommending
approval of the rezoning of the property located at 15450 Dodd Boulevard from "A"
(Agricultural) to "PD-703/zone 9" (Planned Development). Ayes - 7 - Nays — 0.
MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann, recommending
approval of the Cobblestone Lake 7th Addition preliminary plat subject to the
following conditions:
a. A blanket drainage and utility easement shall be established over and across Lot
38, Block 1.
b. The dedication of one-foot (1') wide easements that restricts direct driveway
access to Dodd Boulevard and Eagle Bay Drive.
c. The dedication of the necessary right-of-way along Dodd Boulevard for a right-
turn lane at the intersection of Dodd Boulevard and Street B.
Ayes - 7 - Nays — 0.
MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan, recommending
approval of the site plan building permit authorization to allow for the construction
of thirty (3 7) townhouse dwelling units subject to adhering to applicable city
ordinances and the following conditions as amended:
a. Issuance of a building permit shall be subject to approval of the 2030 Land Use
Plan re-designation, rezoning, and planned development ordinance amendments.
b. Construction shall occur in conformance with the development plans dated May
26, 2015; subject to the construction of a right -turn lane at the intersection of
Dodd Boulevard and Street B and revisions and requirements identified the
Assistant City Engineer's memo dated May 28, 2015.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
June 3, 2015
Page 5 of 5
c. Construction shall occur in conformance with the landscape plan dated June 3,
2015, (including sodded /seeded public boulevard area up to each street
curbline); subject to submission of a detailed landscape plan that specifically
identifies each planting on the plan and a planting price list for verification of the
City's 2 landscaping requirement at the time of building permit application.
d. Construction shall occur in conformance with the elevation plans dated March
18, 2015; subject to the addition of masonry to exterior elevations to be approved
by City staff.
e. Street A shall be designed as an emergency vehicle turnaround and properly
designated as such.
Ayes - 7 - Nays — O.
7. OTHER BUSINESS
A. Review of upcoming schedule and other updates.
Community Development Director Bruce Nordquist stated that the next Planning Commission
meeting would take place Wednesday, June 17, 2015, at 7:00 p.m.
8. ADJOURNMENT
Hearing no further comments from the Planning Staff or Planning Commission, Chair Melander
asked for a motion to adjourn.
MOTION: Commissioner Alwin moved, seconded by Commissioner Scanlan to adjourn the
meeting at 7:23 p.m. Ayes - 7 - Nays - 0.
Respectfully Submitted,
Murphy, Planning D -j artment ssistant
Approved by the Apple Valley Planning Commission on
PROJECT NAME:
Central Village West Rezoning
PROJECT DESCRIPTION:
• Amend "PD-739, Zone 4 to allow for publicly owned parking facilities; and
• Rezone three (3) City -owned properties from "PD-739, Zones 1 & 2" to "PD-739, Zone 4"
(Planned Development) to align with expected uses and existing property boundaries.
STAFF CONTACT:
Margaret Dykes, Planner
DEPARTMENT /DIVISION:
Community Development Department
APPLICANT:
City of Apple Valley
PROJECT NUMBER:
PC 14 -05 -Z
•••
••••
•••••
••••
•••
city of Apple
Valley
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
Action Requested
1. Open the public hearing, receive comments, and close the hearing.
S' A
June 17, 2015
Public Hearing
It is the policy of the Planning Commission not to take action on an item the same night as its public
hearing. However, if there are no public comments to be addressed and no outstanding issues from
the Commission, staff is recommending approval of the proposed zoning amendment and rezoning.
1. Recommend approval of the draft ordinance amending PD -739, Zone 4 to allow for publicly
owned parking facilities.
2. Recommend approval of the draft ordinance rezoning the following properties from "PD-
739, Zone 1" to "PD -739, Zone 4 (Planned Development):
a. Parcel 1: Lot 1, Block 2, Village at Founders Circle (proposed parking lot)
b. Parcel 2: Lot 1, Block 3, Village at Founders Circle
c. Parcel 3: Lot 2, Block 3, Village at Founders Circle
Project Summary /Issues
The City of Apple Valley owns several parcels of tax - forfeited property in the Central Village West
area, generally located northeast of Garrett Avenue and 153 Street W. These properties are currently
zoned "PD -739, Zones 1 and 2" (Planned Development). The properties were zoned according to an
approved 2004 development plan. The development plan was later changed and properties replatted to
their current configurations, but the original zoning boundaries remained in place with the
understanding that they could be modified to accommodate new development proposals.
In order to prepare the sites for development, staff believes the properties should be rezoned because
the current zoning does not appear to be desired by the market, or consistent with development plans for
the area. "PD-739, Zone 1" allows only for multi - family residential development as stand -alone uses.
This zone does not allow for commercial development. "PD 739, Zone 2" allows for commercial
development, as well as multi - family residential development but the residential uses must be mixed in
the same building as commercial uses. In staffs opinion, the properties are unlikely to develop as
residential uses or an integrated mix of commercial and residential uses. "PD -739, Zone 4" would offer
more flexibility by allowing stand -alone commercial and office uses. Staff also would like to amend
this subzone to allow for publicly owned parking facilities. A proposal has been approved by the City
Council to construct a 130 -space parking lot on the 1.64 -acre lot north of the Grandstay Hotel to
provide for additional parking for the Central Village, and surrounding businesses.
Budget Impact
None noted at this time.
Attachment(s)
1. Area Map
4. Existing Zoning Map
2. Draft Ordinances 3. Comprehensive Plan map
5. Proposed Zoning Map 6. Comment from AV Ford
Property Location:
Generally northeast of Garrett Avenue and 153 Street W.
Legal Description:
Parcel 1: Lot 1, Block 2, Village at Founders Circle (01- 81750 -02 -010)
Parcel 2: Lot 1, Block 3, Village at Founders Circle (01- 81750 -03 -010)
Parcel 3: Lot 2, Block 3, Village at Founders Circle (01- 81750 -03 -020)
Comprehensive Plan
Designation
"MIX" (Mixed Use)
Zoning Classification
PD -739, Zones 1 & 2
Existing Platting
All parcels are platted
Current Land Use
Vacant
Size:
Parcel 1: 1.64 acres (proposed parking lot)
Parcel 2: 1.67 acres
Parcel 3: 2.03 acres
Topography:
Relatively flat
Existing Vegetation
Grass
Other Significant
Natural Features
None identified
Adjacent
Properties/Land Uses
NORTH
Apple Valley Ford
Comprehensive Plan
"C" (Commercial)
Zoning/Land Use
"PD -541" (Planned Development)
SOUTH
Grandstay Hotel and Central Village West vacant property (Owned by CDA)
Comprehensive Plan
"MIX" (Mixed Use)
Zoning /Land Use
"PD -739, Zones 1 & 2" (Planned Development
EAST
Culver's and Galaxie Commons
Comprehensive Plan
"C" (Commercial)
Zoning /Land Use
"RB" (Retail Business)
WEST
US Post Office
Comprehensive Plan
"INS" (Institutional) & "C" (Commercial)
Zoning/Land Use
"RB" (Retail Business)
Existinw Conditions
Development Project Review:
Public Hearing Comments: To be taken.
CENTRAL VILLAGE WEST REZONING
PROJECT REVIEW
Comprehensive Plan: The subject lots are guided "MIX" (Mixed Use) in the 2030 Comprehensive Plan.
The Mixed Use designation calls for a mix of retail and service businesses, office, medium and higher
density residential, public uses, and parks and recreation uses. The development proposal is consistent with
the Plan.
Zoning: These properties are currently zoned "Planned Development 739, Zones 1 and 2 ". The properties
were zoned according to an approved 2004 development plan. The development plan was later changed and
properties replatted to their current configurations, but the original zoning boundaries remained in place
with the understanding that they could be modified to accommodate new development proposals. "PD -739,
Zone 1" allows only for multi - family residential development as stand -alone uses. This zone does not allow
for commercial development. "PD 739, Zone 2" allows for commercial development, as well as multi-
family residential development but the residential uses must be mixed in the same building as commercial
uses. In staffs opinion, the properties are unlikely to develop as residential uses or an integrated mix of
commercial and residential uses. "PD -739, Zone 4" would offer more flexibility by allowing stand -alone
commercial and office uses. Staff also would like to amend this subzone to allow for publicly owned
parking facilities. A proposal has been approved by the City Council to construct a 130 -space parking lot
on the 1.64 -acre lot north of the Grandstay Hotel to provide for additional parking for the Central Village,
and surrounding businesses.
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§ A31 -4 PERMITTED USES.
ATTEST:
The City Council of Apple Valley ordains:
Pamela J. Gackstetter, City Clerk
CITY OF APPLE VALLEY
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF APPLE VALLEY, MINNESOTA, AMENDING
ARTICLE A31 OF APPENDIX F OF THE CITY CODE REGULATING
PLANNED DEVELOPMENT DESIGNATION NO. 739.
Section 1. Section A31 -4 of Appendix F of the City Code be amended to add the following
* * *
(D) Zone 4. Within this zone, no structure or land shall be used except for one or more of the
following uses or uses deemed similar by the City Council:
* * *
(6) Publicly owned parking lots and facilities.
Section 2. This ordinance shall take effect upon its passage and publication.
PASSED by the City Council this day of , 2015.
Mary Hamann- Roland, Mayor
CRAFT
TAX ID #
ADDRESS ,
LEGAL DESCRIPTION
01- 81750 -02 -010
7075 152 Street W.
Lot 1, Block 2, Village at Founders Circle
(1.64 acres)
01- 81750 -03 -010
7153 152 Street W.
Lot 1, Block 3, Village at Founders Circle
(1.67 acres)
01- 81750 -03 -020
15276 Garrett Avenue
Lot 2, Block 3, Village at Founders Circle
(2.03 acres)
CITY OF APPLE VALLEY, MINNESOTA
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 June 17, 2015, as required by City Code Section 155.400(D), and
WHEREAS, on , 2015, 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 generally located northeast of Garrett
Avenue and 153 Street W. from "PD -739, Zones 1 and 2" (Planned Development) to "PD -739,
Zone 4" (Planned Development) in order to allow for a stand -alone publicly owned parking facility,
and stand -alone commercial uses:
ATTEST:
2. This ordinance shall become effective upon its passage and publication.
Passed this day of , 2015.
Mary Hamann- Roland, Mayor
Pamela J. Gackstetter, City Clerk
CENTRAL VILLAGE WEST
CITY PROPERTY
COMP PLAN MAP
CENTRAL VILLAGE WEST
EXISTING ZONING MAP
"PD -739, Zone 1 & 2"
(Planned Development)
*I =
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CENTRAL VILLAGE WEST
PROPOSED ZONING MAP
"PD -739, Zone 4"
(Planned Development)
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4.5
From: Chris Gulbrandson
Sent: Wednesday, June 03, 2015 11:26 AM
Subject: Amendments to PD -739 Zone 4
Dear Ms. Gackstetter,
Sincerely,
Chris Gulbrandson
President
Apple Autos
Comment from Apple Valley Ford
Unfortunately I will be out of town during the public hearing on the proposed amendments to the land
parcels referenced in the subject line. I would like to voice my full support of the amendments. We are
excited about the developments.
PD-739 -
Zoning Amendments
and Rezoning
Presentation to the Planning Commission
June 17, 2015
Request
Amend “PD-739, Zone 4 to allow for publicly
•
owned parking facilities
Rezone three (3) City-owned properties from
•
“PD-739, Zones 1 & 2” to “PD-739, Zone 4”
(Planned Development)
To allow for publicly owned parking facilities, and
•
align with expected uses and existing property
boundaries
Sites unlikely to develop as housing or integrated
•
mixed use
City constructing 128-space parking lot on Parcel 1
•
City is applicant
•
Location
Generally northeast of Garrett Avenue and 153Street W
rd
Comprehensive Plan
“MIX” (Mixed Use)
Existing Zoning
“PD-739, Zones 1 & 2” (Planned Development)
2004 Harmony Commons Plan
Zoning Amendment –
Current Zone 4 Uses
Stand-alone Retail
•
Restaurants
•
Offices –no individual tenant office spaces shall exceed 25%
•
of the first floor gross area within any one building.
Parking ramps and structures in conjunction with a
•
commercial building.
Single story building with conditions:
•
Height must be at least 25 feet, and appear as a two or more story
•
building.
Any elevation fronting public street, sidewalk, parking lot, or open
•
space shall have window coverage of 35% of the total square feet area
of the elevation.
Proposed Zone 4 Amendment
§A31-4 PERMITTED USES.
***
(D)Zone 4.Within this zone, no structure or land shall be
used except for one or more of the following uses or uses
deemed similar by the City Council:
***
(6) Publicly owned parking lots and facilities.
Proposed Parking Facility
Existing Zoning
“PD-739, Zones 1 & 2” (Planned Development)
Rezoning –Zone1 & 2 Uses
Townhouses (25 units/acre)
•
Apartments (48 units/acre)
•
Mixed-use residential and commercial/office –must be
•
integrated in the same building
Parks
•
Parking ramps and structures inconjunctionwith a
•
commercial retail building, residential structure, or
residential/commercial mixed use structure (emphasis
added).
___________________________________________
Properties unlikely to be housing or integrated
•
mixed use
Market has not responded to existing zoning
•
Proposed Zoning
“PD-739, Zone 4” (Planned Development)
Recommended Action
Open the public hearing, receive comments,
•
and close the hearing.
It is the policy of the Planning Commission not to act
•
on an item the same night as its public hearing.
If no public comments or outstanding issues from the
•
Commission, staff recommends approval.
Recommended Action
Recommend approval of the draft ordinance
•
amending PD-739, Zone 4 to allow for publicly
owned parking facilities.
Recommend approval of the draft ordinance
•
rezoning the following properties from “PD-739,
Zone 1” to “PD-739, Zone 4 (Planned
Development):
Parcel 1: Lot 1, Block 2, Village at Founders Circle
•
(proposed parking lot)
Parcel 2: Lot 1, Block 3, Village at Founders Circle
•
Parcel 3: Lot 2, Block 3, Village at Founders Circle
•
Questions?
PROJECT NAME:
ISD 196 Transportation Hub Facility
PROJECT DESCRIPTION
Independent School District 196 requests consideration of a subdivision by preliminary plat to
create a new lot, conditional use permit for operation of a bus storage and maintenance facility,
conditional use permit for a screened temporary storage area for a maximum of six buses, and
site plan review /building permit authorization for construction of a bus storage and
maintenance facility on the northeast corner of Johnny Cake Ridge Road and Upper 147
Street West.
STAFF CONTACT:
Kathy Bodmer, Planner
DEPARTMENT /DIVISION:
Community Development Department
APPLICANT:
Independent School District 196
PROJECT NUMBER:
PC15-20-SCBG
APPLICATION DATE:
60 DAYS:
120 DAYS:
April 29, 2015
June 27, 2015
August 26, 2015
city of Apple VaIiey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
5B
June 17, 2015
Public Hearing
Proposed Action
• Open public hearing, receive comments, close the public hearing. It is the policy of the
Planning Commission to not take action on an item on the night of its public hearing. The
next Planning Commission meeting is scheduled for July 15, 2015.
Project Summary /Issues
Independent School District 196 would like to construct a transportation hub facility on the
northeast corner of Johnny Cake Ridge Road and Upper 147 Street West. The 60,000 sq. ft.
facility would include a bus garage for storage of 84 buses, four bus maintenance bays, office,
fenced temporary storage for a maximum of six buses, and a free standing bus wash and fueling
area.
The public hearing for the Transportation Hub was held at the Planning Commission's May 20,
2015, meeting, and left open for further comments. There were several outstanding items that
needed to be addressed. Since the time of the public hearing noise, traffic, facility operations and air
quality have been further studied. The studies have provided the following information:
• The arrival and departure of bus drivers and the school buses is dispersed in the a.m. and p.m.
peaks. In contrast to shift work where a majority of the employees must punch a clock
around the same time, the drivers and buses arrive and depart over a staggered period that
ensures minimal stacking and idling within the site and on adjacent roadways.
• Noise levels are expected to be the highest during the one -hour period between 4:00 p.m. and
5:00 p.m. when all 84 buses return to the site and drive into the garage from the north
overhead doors. During the morning peak, it is important that the north overhead doors
remain closed to help screen the noise.
• It is expected that 18 buses will depart from the Johnny Cake Ridge Road access point (west)
and 66 buses will depart from the Upper 147 Street access point (south). During the day,
approximately 2/3 of the fleet would be expected to return to the site and park in the garage
or on the south side of the garage.
• During the school year, peak traffic levels generated by the buses will be between 6:00 a.m.
to 7:45 a.m. and 4:00 p.m. to 5:00 p.m. In the summer, the buses are expected to run between
7:00 a.m. and 4:00 p.m. with approximately 1/3 of the fleet (about 28 buses) in operation. It
should be noted that the buses operate primarily Monday through Friday with only special
event buses operating on weekends and during school holidays.
• The noise study indicates that noise levels generated by the facility will be noticeable to the
neighborhood compared to existing noise levels today. As a result, in order to help mitigate
noise impacts, the noise study is recommending the installation of an 8' to 12' tall fence
along the north property line. The noise generated by the facility will not exceed MPCA
noise level requirements.
• MPCA air emissions requirements will not be exceeded with this project. However, the
MPCA recommends that the School District employ the following measures to ensure the
best air quality: good bus maintenance, a bus replacement program, engine block heaters and
use of cleaner fuels.
• Traffic levels on Johnny Cake Ridge Road and Upper 147 Street are expected to increase as
adjacent vacant parcels are developed. The City's Traffic Consultant reviewed the School
District's Traffic Study and confirmed that the transportation hub traffic levels are consistent
with the City's previous estimates. It is expected that the Johnny Cake Ridge Road and
Upper 147 Street intersection will meet the warrants for a signalized intersection in the next
few years.
• The facility will be owned and managed by the School District, an entity that is accountable
to the residents through the School Board. If issues arise, residents can appeal directly to the
School Administration and School Board to address the concerns.
• The prevailing winds during the school year are primarily from the northwest; in the summer
the prevailing winds are from the southeast when the Transportation Hub will be less busy.
Staff is working on a list of conditions that could be placed on the conditional use permit to help
minimize impacts to adjacent properties:
• The transportation hub shall be screened from the residential properties to the north through
a combination of an 8' to 12' tall articulated wood privacy fence with landscaping on both
sides of the fence.
• The north garage doors shall remain closed until after 8:00 a.m.
• The garage doors on the maintenance bays and bus wash shall remain closed prior to 7:00
a.m. and after 8:00 p.m.
• The color of the garage doors shall be compatible with the exterior building material color
to help the doors to blend in with the building design.
• The School District shall establish a contact person who will receive phone calls if
neighboring properties have concerns and are negatively impacted.
Budget Impact
None.
Attachment(s)
1. Engineering Memo 10. Grading & Drainage 17. Distance from Residential
2. ISD 196 Letter 11. Utility Plan 18. Prevailing Winds
3. MPCA Letter 12. Landscape Plan 19. Bus Distribution — A.M.
4. Location Map 13. Elevation Drawings 20. Easement Needs for Prelim. Plat
5. Comp Plan Map 14. Floor Plan 21. Oblique Aerial Study
6. Zoning Map 15. Lighting Plan North 22. David Braslau Follow -Up
7. Site Renderings Fence Alignment Reports
8. Preliminary Plat 16. Fence Cross Section 23. Resident Correspondence/Petition
9. Site Plan Study
Property Location:
Northeast comer of Johnny Cake Ridge Road and Upper 147 Street West
Legal Description:
Out lot A, EAGLE RIDGE BUSINESS PARK, City of Apple Valley, Dakota County, Minnesota.
Abstract Property
And
That part of Evendale Way, as dedicated in the plat of EAGLE RIDGE BUSINESS PARK,
according to the recorded plat thereof, Dakota County, Minnesota, lying northwesterly of the
following described line:
Beginning at the northwest comer of Lot 1, Block 1, said EAGLE RIDGE BUSINESS PARK;
thence North 73 degrees 01 minutes 52 seconds East, on an assumed bearing along the northerly line
of said Lot 1, a distance of 160.59 feet to a point of curve in said northerly line, thence easterly and
southeasterly a distance of 113.76 feet, along said northerly line, to the point of beginning of the line
to be described; thence north 73 degrees 01 minutes 52 seconds East, not tangent to said curve, to the
easterly line of said Evendale Way and said line there terminating.
Comprehensive
Plan Designation
IND-Industrial
Zoning
Classification
I-1 Limited Industrial
Existing Platting
Parcel platted as an outlot. Subdivision will create one lot for development and one lot
for future development.
Current Land Use
Cultivated cropland.
Size:
Lot 1, Block 1= 10.22 acres
Outlot A = 5.63 acres
Total = 15.85 acres
Topography:
Site slightly decreases in elevation from north to south.
Existing
Vegetation
Cropland with some native grasses.
Other Significant
Natural Features
N/A
Adjacent
Properties/Land
Uses
NORTH
Scottsbriar 2nd
Comprehensive
Plan
LD-Low Density Residential (0-6 units/acre)
Zoning/Land Use
PD — 342, Zone 1 (Single family)
SOUTH
Wirsbo 3 Addn (Uponor)
Comprehensive
Plan
IND (Industrial)
Zoning/Land Use
1-1 (Limited Industrial)
EAST
Eagle Ridge Business Park (Lifeworks & Vacant) & Mistwood
Comprehensive
Plan
IND (Industrial) and MD (Med. Density Res'', 6-
12 units/acre)
Zoning/Land Use
I-1 (Limited Industrial) and M-5C (Multi fam,
10 units/acre)
WEST
Former Hanson Concrete
Comprehensive
Plan
IND (Industrial)
Zoning/Land Use
1-2 (General Industrial)
Existing
Conditions
ISD 196 TRANSPORTATION HUB FACILITY
PROJECT REVIEW
Development
Project Review
Comprehensive Plan: The City's 2030 Comprehensive Plan guides the development of this site for "IND"
(Industrial) uses. A bus storage and maintenance facility is consistent with the comprehensive plan designation.
However, the site is immediately adjacent to the Scottsbriar neighborhood which raises the following issues
addressed in the Comp Plan:
1. "An important value of the City is to preserve the vitality, social interaction and cohesiveness of
residential neighborhoods. One technique that can support this value is to require buffers to protect
property values, provide neighborhood identification and promote aesthetically pleasing developments (p.
4 -4
).
2. "Desirable uses in employment areas should consist of office, office - showroom, services, medical, health
care, research and development and forms of light industrial land use that produce minimal noise, odor, or
other forms of pollution. Undesirable uses are those that have high levels of noise, traffic congestion,
odor, dust, vibration, lighting, and unmitigated contamination (pp. 4 -5 to 4 -6)."
Zoning: The property is zoned "I -1" (Limited Industrial). A bus storage and maintenance facility is not listed as
a permitted or conditional use in the zoning district. However, a "truck and freight terminal and maintenance
garage[]" is listed as a conditional use and is a similar use as a bus storage and maintenance facility. Thus, a
conditional use permit is needed for the transportation hub.
A conditional use is defined in the zoning code as a use that is "... generally not suitable in a particular zoning
district, but which may, under some circumstances, be suitable." The Code further states that the petitioner has
the burden of proving that the use is suitable and that the standards of the zoning code have been met. Lastly, the
City Council may grant a conditional use permit "if it is determined that the proposed location of the conditional
use is in accord with the objectives of the comprehensive guide plan and the purposes of the district in which the
site is located and would not be materially injurious to properties or improvements in the vicinity."
The zoning code requires screening of an industrial use that is within 100' of property zoned for residential use.
The plans indicate that an 8' to 1.2' tall wood fence will be constructed along the north property line. The fence
is proposed to have off -sets and articulation which will allow landscaping to be installed on both sides of the
fence. A cross - section drawing with shadow study has been prepared that shows both the 8' and 12' tall fence.
It should be noted that the rear property line of the Scottsbriar properties abutting the site have a continuous 4'
high berm which will help to screen the view of the fence.
The noise study indicates that the 12' tall fence provides the best noise attenuation, but an 8' tall fence only
provides 2 to 3 decibels less attenuation. A property owner may wish to have a shorter fence if they are
concerned about a 1.2' tall structure adjacent to their rear yard. However, some property owners abutting the
development may wish to have a 12' tall fence to provide the best sound attenuation and visual screening. City
staff would like to meet with the property owners who abut the north property line to discuss what their
preference would be for fence height and landscape treatments adjacent to their property.
Preliminary Plat: The property owner and petitioner propose to subdivide the 15.8 -acre property to create a
10.2 -acre lot for the transportation facility and a 5.6 -acre outlot for future development east of Evendale Way.
ISD 196 and the property owner propose to not extend Evendale Way out to Pilot Knob Road as previously
planned. Instead, right-of-way is dedicated for a cul -de -sac to terminate Evendale Way south of the pipeline
easement. The property owner has submitted an application for vacation of the portion of the right -of -way
previously dedicated north of the pipeline easement. The vacation hearing is scheduled to be held at the July 23,
2015, City Council meeting. The City Engineers are reviewing the dedication to ensure it is sufficient size for a
commercial cul -de -sac.
Site Plan: The approximately 60,000 sq. ft. transportation hub is proposed to consist of a bus storage area,
maintenance bays and office area. The 45,700 sq. ft. bus storage area would store 84 buses, 28 buses across and
three buses deep. A total of 14 garage doors (six buses behind each door) will be visible on both the north side
and south side of the building. The office area would be approximately 6,000 sq. ft. and provide open office,
meeting space, lockers and break room for the drivers. The maintenance facility would be approximately 8,300
sq. ft. with two overhead doors each on the east and west elevations and one overhead door on the south
elevation for deliveries. In addition to the bus storage facility, a detached 2,700 sq. ft. bus wash bay and fueling
depot are also shown to be constructed on the site.
Three access points are shown to the site: a right -out only access onto Johnny Cake Ridge Road and full access
onto Upper 147 Street West and Evendale Way. The primary entrance to the site will be the Upper 147 Street
West driveway. A total of 126 parking spaces are needed on the site for the drivers, office and maintenance
staff; a total of 152 spaces are provided.
A 2,700 sq. ft. screened area is shown on the east end of the bus garage for temporary storage of a maximum of
six buses awaiting repairs. Outdoor storage requires a conditional use permit (CUP). The outdoor storage area is
shown screened with an 8' tall vinyl privacy fence.
Grading Plan: The site is relatively flat. The north property line has been staked and the location of the 4'
tall berm is found to be completely on the residential properties to the north. No additional berming is
proposed. A Natural Resources Management Permit (NRMP) will be required prior to any land disturbing
activity on the site. The entire property was previously cultivated for crops, so permanent vegetative cover will
be required for the Transportation Hub property. A skimmer will be required in the catch basins adjacent to the
fuel island. See Assistant City Engineer memo for additional issues and requirements.
Utilities Plan: Utilities are available to the site. It will be the responsibility of the School District to obtain the
permits and licenses necessary from the pipeline easement holders to extend the utilities under the pipeline
easement. A future raw water line will be extended from the City's proposed new well to the west out to Johnny
Cake Ridge Road. A 15' easement will likely be needed along the north property line.
Landscape Plan: The minimum value of landscape materials required on the site will be 1-1/2% the value of
the construction of the building based on Means Construction Data. The landscape plan was revised to show the
installation of an 8' to 12' tall privacy fence along the north property line with plantings installed on both sides
of the fence.
Elevation Drawings: The exterior of the building will consist of insulated garage doors, decorative concrete
block, metal fascia panels and metal roof The clearstory window along the length of the bus storage facility
facing south has been removed, reducing the height of the garage by two feet. The posts between the garage
doors are constructed of decorative masonry block. The exterior of the detached wash bay will be decorative
masonry block. A canopy will be installed over the fueling area.
Street Classifications /Accesses /Circulation:
• Johnny Cake Ridge Road: Major Collector with 100' right -of -way. Current traffic volume (2010) is
7,500 trips /day. Future (2030) traffic volumes are estimated to be 16,300 trips /day. A right -out only
access is proposed from the site onto Johnny Cake Ridge Road which has been moved north as required
by the Assistant City Engineer.
• Upper 147 Street West: Minor Collector with 100' right -of -way. Current traffic volume (2013) . is
estimated to be 2,705 trips /day. Future volumes on this segment of Upper 147 Street were not estimated
for the 2030 Comp Plan update.
• Evendale Way: Local street with 60' right -of -way. Because Evendale will not be extended to the west,
the property owner will request that Evendale Way be terminated south of the pipeline easement with a
cul -de -sac. They will request that the City vacate the portion of right -of -way north of the cul -de -sac.
Vacation requests are reviewed directly by City Council.
The traffic study conducted by Wenk Associates for the School District was reviewed by the City's Traffic
Consultant and compared with previous transportation studies. The City's Traffic Engineer noted that the results
of the Wenk study and previous traffic modeling studies are consistent with previous studies and expected traffic
generation and traffic levels. The City study found it necessary to move the access on Johnny Cake Ridge Road
a minimum of 40' north. This was done with ISD 196 revising the access to a right -out only access. Current
estimates are that as adjacent vacant properties are developed, the intersection of Johnny Cake Ridge Road and
Upper 147 Street will meet the warrants for a signalized intersection.
Noise Study: A noise and air quality study was conducted by David Braslau, Braslau Associates, Inc. See public
hearing comments for discussion of findings.
Air Quality: Mr. Innocent Eyoh, Planning Principal, Air Assessment of the MPCA found that the MPCA air
emissions requirements will not be exceeded with this project. However, he recommended the following
measures to ensure the best air quality on the site:
• Good bus maintenance program to ensure optimum fuel economy, extended life and to control
emissions.
• Vehicle replacement program that replaces older buses with newer cleaner models.
• Use of engine block heaters to reduce idle time.
• Use of cleaner fuels.
Pedestrian Access: Pedestrian connections and crosswalks are provided from the buildings to the parking areas.
However, connections are needed from the buildings and site to the City's trail system along Johnny Cake Ridge
Road and Upper 147' Street. See Assistant City Engineer's memo concerning specific modifications needed to
Johnny Cake Ridge Road trail.
Public Safety Issues: The Fire Code will require that all of the buildings have fire protection sprinkling system
installed. No water lines are shown connected to the building at this time.
Recreation Issues: None identified at this time. It is expected that the School District will provide cash -in -lieu
of land dedication in connection with this development.
Signs: No sign approvals are given at this time. No signs may be installed prior to the issuance of a permit. A
separate sign permit must be obtained prior to the installation of any signs on the site or the building.
Public Hearing Comments: The public hearing was held on May 20, 2015. The following primary issues were
raised:
1. Zoning — How long has the property been zoned I -1 (Limited Industrial)? What other uses are allowed
in the I -1 zoning district? Might this facility be a lower impact use than other industrial uses?
Response:
• Earliest zoning map on file is 1968 and it showed the property zoned industrial. The property has
been continuously zoned industrial since that time.
• Other uses allowed in the zoning district include manufacturing, office /warehouse, truck storage
within a building, animal clinics and major automobile repair and auto body repair.
• The table below compares I -1 zoning provisions and the proposed transportation hub.
Zoning Requirement
Minimum /Maximum Allowed
Transport Hub - Proposed Development
jacen t to residential
Maximum Height
axrmu
Hours of operation
Traffic patterns -'
delver'
ove ra
40'
24- hours.
25'
r tr fa r eenspac
5:30 a.m. to 8:00 p.m., weekdays
ees arrive over a perio
eave
li workistypcalf
na nufacturing facility w tl most
r ploy es arriving at a set tim
Ownership Not restricted. Tenant occupied Transportation Hub will be owned and
and owner occupied. operated by the School District which is
accountable to the residents through the
School Board.
2. Location of North Property line — Where is the north property line located? Response: ISD 196
staked out the north property line, the north edge of the curb, and the north building line. Distance from
Scottsbriar homes to their rear property lines: Average 101'
• Distance Scottsbriar homes to proposed north parking lot curb: —121'
• Distance Scottsbriar home to proposed bus garage: —187'
• A continuous 4' berm exists along the entire rear property line of the 11 Scottsbriar homes
abutting the proposed property. The entire berm is on the residential properties which will help
to screen the homes from the property to the south. There is extensive landscaping along the
berm for all but two of the properties abutting the project.
3. Building Design and Location —
• What color will the building be and are there samples of building materials? Response: The
School District is working to address this question. Final colors have not been chosen, but
renderings have been prepared that show a proposed color theme for the development.
• Why can't the building be moved to the south side of the property? Response: The site is
constrained by a pipeline easement which bisects the middle of the site. All industrial uses
would have the same issue. The building is designed to minimize impacts to the neighborhood
by keeping the north doors closed in the morning and all buses exiting to the south.
• Windows are shown on the north side garage doors. Will neighbors be able to see lights from
the buses when the drivers perform their pre -trip safety check? Response: The garage doors are
shown to be 12' tall with windows located at approximately 6' high. If an 8' or 12' fence is
constructed along the north property line, the lights inside the garage will not be visible to the
neighbors.
• The design of the building has been modified slightly by removing the clearstory window. This
results in reducing the height of the garage facility from 25' to approximately 23'. The
maintenance bay will remain at 25'. This height is typical of a residential neighborhood.
4. Operations — Please describe how the facility will operate. How long will the buses idle? Will the
buses idle in the garage or out on the parking lot? Do the mechanics arrive before the drivers?
Response:
a. The Transportation Hub will operate primarily during the week with most buses stored during
the weekend. Only special event buses would operate during the weekend or a school holiday.
b. All buses will be stored inside the garage and plugged in overnight to reduce need for excessive
idle time.
c. The drivers begin arriving at approximately 5:45 a.m. with first buses leaving the site at 6:00
a.m. Buses leave the site at varying times between 6:00 a.m. and 7:45 a.m. The time the bus
leaves is dependent upon the time of the first pick up. The routes are designed to minimize
stacking and queuing of buses leaving the site.
d. Drivers have 1.5 minutes from check -in time to perform their pre -trip safety check and then
leave site. Expected idle time is 5 to 10 minutes maximum. All idling and safety check will be
performed inside the garage.
e. North doors of garage will remain closed until 8:00 a.m.
f. Buses leave the site between 6:00 a.m. and 7:45 a.m. with 18 buses using the Johnny Cake
Ridge Road access and 66 using the south access.
g. Buses return in the afternoon between 4:00 p.m. and 5:00 p.m. with buses using the Upper 147
Street access and Evendale access. This is the period that will have the most activity on the
north side of the site when all of the buses drive into the garage through the north garage doors.
h. Mechanic arrives 5:30 a.m. to 5:45 a.m. and stays until 8:00 p.m.
5. Noise -
a. Will the buses have back up alarms. Response: The small buses have back up alarms, but the
large buses do not. Instead, drivers honk their horns. The proposed hub facility is specifically
designed to avoid the need to back up. There may be incidental backing when buses are driven
to the maintenance bays. Other than that, the District intends to limit backing on the property.
b. The maintenance facility will have air tools. How will the air tools impact the neighborhood?
Response: ISD 196 says they don't plan to install air conditioning in the garage so overhead
garage doors in maintenance bay may be open during the warmer months. The noise consultant
reviewed the possible impacts from air tools and found, because the maintenance bay doors are
aligned east and west, the only way sound from the wrenches might reach the homes to the
north would be in the case if the sound exits the east door, reflects off a bus parked in the
garage, with the north and south doors open. Even then, it's possible for only one or two of the
homes to be impacted. Staff is recommending that a condition of the CUP state that
maintenance bay and car wash doors must remain closed until 7:00 a.m. and after 8:00 p.m. and
that air tools not be operated outside during that time. Doors could be opened during that time
for vehicles to enter and exit, but would normally remain closed in the early morning and
evening to help reduce any noise impacts.
c. Noise study is recommending 12' fence. Residents weren't made aware of this requirement.
Response:
• The noise and air quality study was received just before the Planning Commission report
was prepared. The report was included in the staff report but not discussed in the staff
report. It is listed as an attachment to the staff report, but the staff report was very long and
therefore may have been missed by the neighbors.
• Findings from the noise study are that the biggest noise impact will occur in the afternoon
when all 84 buses will return to the site between 4:00 p.m. and 5:00 p.m.
• With the access on Johnny Cake revised to be an exit only, all 84 buses will need to enter
the site from either the Upper 147 Street West or Evendale Way. The noise study
confirms that this location will not exceed MPCA daytime noise limit requirements.
• The height of the fence was also studied. A 12' fence provides the most sound attenuation,
but an 8' fence is only 2 or 3 decibels less attenuation than a 12' fence.
• Noise study recommendation is that either an 8' or 12' tall fence should be constructed
along the north property line, air handling units should be installed on the south side of the
garage, and the north doors should remain closed till a minimum of 7:00 a.m. The School
District has agreed to leave the north doors closed until after 8:00 a.m.
6. Fence along north property line - What materials? Wood? What design?
a. Response: Revised drawings show that the fence is proposed to be an 8' to 12' Cross - section
drawings with a shadow study have been submitted that show how the fence along the north
property line will help to visually screen the Transportation Hub property.
b. The maximum fence allowed is 8' for an industrial use, unless approved by the City Council.
7. Light — What light will be located on the north side of site? Response: A combination of pole lighting
and wall packs will be installed to light the north side of the building. The nearest pole light is 23' and
located about 75' south of the north property line on the northwest edge of the site. Seven wall pack
lights are shown along the north side of the garage installed 1.6' high. The light plan shows that light
levels will be at 0.0 footcandles along most of the north property line, well below the maximum 0.5 foot
candles allowed. On the northwest area of the site where the pole light is located, light levels are shown
at 0.1 footcandles, still well below the requirements. The lighting will be required to be downcast shoe
box fixtures that block the view of the light sources.
8. Pollution/Wind directions -
a. What are prevailing wind directions? Will winds blow from south to north to Scottsbriar? Or
to east to Mistwood? Response: During the school year, prevailing winds are from the
northwest while in the summer, when the facility will not experience heavy use, the winds will
blow from the southeast. Attached is a chart of prevailing winds in Minneapolis /St. Paul.
b. MPCA Air Quality Requirements: Mr. Innocent Eyoh, Planning Principal, Air Assessment of the
Minnesota Pollution Control Agency (MPCA) found that the MPCA air emissions requirements
will not be exceeded with this project. However, he recommended the following measures to
ensure the best air quality on the site: Good bus maintenance program to control emissions,
vehicle replacement program that replaces older buses with newer cleaner models, use of engine
block heaters to reduce idle time, and use of cleaner fuels.
c. During the cold weather months, buses will be plugged in to reduce idling.
d. All buses have been brought up to 2004 diesel air quality standards. New air quality standards
were adopted in 2007 and 2010. By 2016, only six buses will be in the fleet constructed to the
2004 standards. As buses are replaced, new buses comply with the most recent air quality
requirements.
9. Traffic & Traffic Study — Response: Several issues were identified by the neighborhood that are being
reviewed by Engineering. The Engineers have asked the City's Traffic Consultant to review the School
District's traffic study to determine whether changes would be required to the adjacent public streets.
The site plan was revised by changing the access off of Johnny Cake Ridge Road to exit only and
moved north of the Johnny Cake Ridge Road and Upper 147 Street intersection. Here is a list of the
detailed resident concerns:
a. Traffic study doesn't account for transportation hub expansion plans. Response: Jeff Solomon,
Finance Director of Finance and Operations stated that future growth is expected to occur
primarily in Rosemount. While room on the site has been identified for future growth of the
facility, the District does not have imminent plans for expansion. Although not stated by Mr.
Solomon, the Rosemount Bus Storage Facility will be retained which may better serve growth
on the east side of ISD 196.
b. Is traffic study accurate if it does not include traffic from water park and ball fields which are
busy in the summer time? Response: The peak periods for the ball fields and waterpark are
during the summer months when bus activity will be substantially reduced.
c. Moving JCRR access north makes traffic impacts worse on neighborhood. Response: ISD 196
revised its plans so that the access onto Johnny Cake Ridge Road is a right -out exit only.
Removing the northbound to eastbound entrance into the site will minimize conflicts with
northbound traffic turning east onto 144 Street West.
d. Study limited in scope. Response: The Assistant City Engineer had the study reviewed by the
City's Traffic Consultant. The information provided by the District study was consistent with
previous traffic studies and confirmed previous traffic generation estimates.
e. When ISD 196 Transportation Hub traffic is off -peak, it actually ends up extending peak traffic
period from one hour to two hours. Response: If the peak traffic generated by the
Transportation Hub were the same as adjacent roadways, there would be more impacts on the
adjacent roadway system with increased delays, more backups, poorer functioning of the
intersections.
f. Explain bus use schedule during school year and during summer. Response: During hearing,
ISD 196 Bus Operation explained that during the school year, buses run primarily during the
week when school is in session. During the summer, about 1/3 of the buses operate from
approximately 7:00 a.m. to 4:00 p.m. Summer hours not as early and not as late as school year.
g. Traffic study needs to account for Uponor expansion. Response: The Uponor expansion
involves the redevelopment and expansion of an existing bus garage facility. Traffic activity for
the Uponor Annex will occur primarily off of 148 Street and 149 Street and Johnny Cake
Ridge Road. It is expected that Uponor will modify its access points on their north property line
to provide an employee access on the east side of the north parking lot of their headquarters
facility as well as a gated semi -truck entry across from Evendale Way. The traffic models
estimate traffic levels based on the guided land uses and are verified through traffic counts. The
City Engineers are comfortable with the traffic study results with results consistent with
previous estimates.
h. Europa may act as a cut through street. Response: Bus drivers are not likely to use Europa to
get to Pilot Knob Road because it requires driving north on a second residential street, Euclid
Avenue, in order to reach 142 Street which has a signalized intersection with Pilot Knob Road.
Drivers turning right (east) on 144 Street from northbound Johnny Cake Ridge Road don't
have a right turn lane which is a concern. Response: The City has many examples of
residential streets intersecting with community collector streets where there is no right turn lane.
10. Property Values — This facility will cause my property values to go down. Response: Property values
are determined by a complex set of variables that are difficult to attribute to a single adjacent land use.
Instead, property values are impacted by overall City development patterns. Residential properties
adjacent to other industrially zoned properties in the City have not experienced a decline in property
values. The Transportation Hub facility would be required to be constructed and maintained in
compliance with the City's exterior design requirements, zoning and subdivision codes and State
Building Code requirements.
11. Site Choice — Why was this parcel selected when other properties are vacant with same zoning but not
adjacent to residential? Response: Jeff Solomon, Director of Finance and Operations provided a letter
that explained the District's property search process. Fourteen parcels were examined in Apple Valley
and Eagan. The criteria for the property included appropriate zoning, adequate size, availability for
purchase, functionality for operations, site cost, development costs, and proximity for providing the
needed service now and into the foreseeable future. Based on this analysis, the Eagle Ridge parcel was
found to best meet ISD 196's needs.
CITY OF Apple
Valley
MEMO
Public Works
TO: Kathy Bodmer, Planner
FROM: Brandon S. Anderson, Asst. City Engineer
DATE: June 12, 2015
SUBJECT: ISD 196 Transportation Hub Facility Review
Kathy,
The following are comments regarding the ISD Transportation Hub Facility Revised site plan
dated June 10, 2015. Please include these items as conditions to approval.
General
• Vacation of portion of Evendale Way Right-of way on applicant property shall be
provided as part of plat approval (generally north of Magellan Easement).
• Portions of existing drainage and utility easements along Evendale way shall be vacated
to accommodate additional ROW required for Cul-de-Sac.
• A 10-foot drainage and utility easement shall be dedicated on final plat behind Evendale
Way in Outlot A.
• Cul-de-sac at Evendale way shall be constructed to City standards.
• All work and infrastructure within public easements or right of way shall be to City
standards.
• A pre-construction meeting shall be held prior to beginning any work on the site.
• No trees will be permitted in public easements. Additional review of landscaping along
the eastern property line where the future well is planned should be addressed.
Landscaping may be required to be relocated to Outlot A at existing storm water pond
• Easements are required for future well water main and site location. Please show
easements on site plan as indicated in attached sketch for future well location.
Permits
• Provide a copy of the executed Encroachment Agreement with Magellan Pipeline for work
occurring within easement area as indicated on plans.
• Provide a copy of the executed Minnesota Department of Health, Minnesota Pollution
Control Agency, Met Council, Department of Labor and any other required permits.
• A right of way permit will be required for all work within public easements or right of
way.
• A Natural Resource Management Permit (NRMP) will be required prior to any land
disturbing activity commences.
Site
• The revised RO driveway access to Johnny Cake Ridge Road shall be additionally
modified to include a "pork chop island" to prevent unauthorized right turns in and left
turns out of the site at this location.
• Please review the location of curb island south of maintenance bay as it appears that buses
will have a difficult time maneuvering from site to RO at JCRR. It appears the curb island
should be shifted north to better align drive access with RO at JCRR.
• Provide update to site traffic study including a 10 -year analysis for potential expansion for
City Engineer Review.
• Provide additional dimensions on site plan indicating radiuses, drive lane widths, etc...
• Provide additional drawing showing Auto turn bus turning movements to verify site
circulation and layout requirements for planned bus vehicle usage to be used by ISD.
Please indicate entrance to bus wash as circulation indicates additional bus movements
from fuel island and bus wash onto 147 and back around Evendale into garage as internal
circulation doesn't appear to allow buses to turn around without backing up.
• A commercial driveway entrance is required at all access points to public roadways per AV
Plate No. STR -4 or STR -5.
• Provide pedestrian curb ramp per STR -10 at bituminous path along Johnny Cake Ridge
Road access point.
• Provide pedestrian curb ramp at proposed "pork chop" channelization island to
accommodate bituminous path along Johnny Cake Ridge Road.
• Remove existing driveway access point at NW corner along Johnny Cake Ridge Road and
patch curb and gutter to match section at Johnny Cake Ridge Road.
• Provide concrete valley gutter per STR -11 detail with the design of Evendale Way cul -de-
sac.
• Site Plan should show future expansion of bus storage facility layout to the east to be able
to coordinate exact location of future well site and utility and easement requirements.
Grading, Drainage and Erosion Control
• Provide drainage report and storm sewer calculations for proposed improvements.
• The applicant shall submit a copy of the General Storm Water Permit approval from the
Minnesota Pollution Control Agency pursuant to Minnesota Rules 7100.1.000 — 7100.1100
regarding the state NPDES Permit prior to commencement of grading activity.
• Erosion control measures shall be installed prior to beginning grading operations.
• A construction entrance shall be provided at all proposed entrances to be utilized for
erosion control purposes.
• Street sweeping shall be performed as necessary to address material tracking from the site.
• Additional storm drain inlets are required on Sediment and Erosion Control Plan C1.61 for
existing storm drain inlets within Evendale Way and 147 Street.
• The location and elevation of the site emergency overflow(s) (EOF) shall be identified on
the plans. All critical HP and LP shall be identified along with drainage arrows.
• 2% minimum grades are required in all landscaped areas.
• Lowest floor levels shall be 1.0' above the EOF.
Storm Sewer
• A skimmer is required at the proposed catch-basins directly adjacent to the fuel islands.
Provide detail on final plans for approval.
Sanitary Sewer and Water Main
• Provide additional manhole at the end of 8" sanitary sewer line within Evendale Way
right of way.
• Provide additional drawing showing required hydrant coverage for site. (max. hydrant
spacing is 450-feet for Commercial/Industrial areas.)
ISD 196 Transportation Hub
Apple Valley Planning Commission
Public Hearing Comments May 20, 2015
Brandon Anderson, Assistant City Engineer Comments
June 12, 2015
1. Traffic & Traffic Study — Response: Several issues were identified by the neighborhood meeting
that are still being reviewed by Engineering. Engineering is working closely with City's Traffic
Consultant to review the School District's findings as well as incorporate ISD 196's development
proposal into the future plans to the adjacent public streets (JCRR and 1471.
The most recent updated plans received from ISD 196 included changes to the site plan
including removing the RIRO to JCRR and replacing with a RO only. This access was moved north
as recommended by staff to meet site distance and functional area requirements from 147
Additional modification to access detail is still being requested to prevent unauthorized left turn
movements or right turns into ISD 196 site from JCRR.
The access off of Upper 147 Street West may need to be modified and is still under review and
it will be important to ensure this would not negatively impact Uponor's north driveway as well
as accommodate future plans for JCRR and 147 which could include traffic signal and additional
lane capacity on JCRR.
Here is a list of the detailed resident concerns:
a. Traffic study doesn't account for transportation hub expansion plans. Response: It is
requested that ISD 196 provide a 10 year analysis as part of Traffic Impact Report to
include impacts from potential expansion of facility.
b. Is traffic study accurate if it does not include traffic from water park and ball fields which
are busy in the summer time? Response: A typical traffic study does not evaluate event
and special conditions analysis as they tend to be random and not indicative of usual
weekday traffic when most mitigation is needed. It is understood that this traffic does
create issues during the non- winter months in the PM peak hours. The traffic increase
from the ISD 196 Transportation Hub would not be anticipated to impact the PM peak
hour significantly as shown by the study. This modification results in no additional
volume utilizing the access. During the summer, about 1/3 of the buses operate from
approximately 7:00 a.m. to 4:00 p.m. Summer hours not as early and not as late as
school year.
c. Moving JCRR access north makes traffic impacts worse on neighborhood. Response:
The access at JCRR has been modified from a RIRO to a RO only and moved north an
adequate distance to provide proper site distance and functional area from 147 and
would still meet the sight distance and functional area needs at 144 There is
approximately 820 feet between 147 and 144 The access was moved to
approximately 350 feet north of 147
d. Study limited in scope. Response: A traffic study is limited to AM and PM peak hours
during a typical weekday as that is when most traffic issues arise and may need to be
mitigated. Evaluation of other adjacent streets with the traffic increase from this
specific development would not be anticipated to change the current service levels at
other intersections nearby due to the traffic dispersion to the roadway network.
Public Hearing Comments May 20, 2015
1
e. When ISD 196 Transportation Hub traffic is off -peak, actually ends up extending peak
traffic period from one hour to two hours. Response: The peaking characteristics of
traffic in an area are generally not due to one development. The traffic analysis
provided does not indicate an extension of peak hours more than currently understood
to be in the area.
f. Explain bus use schedule during school year and during summer. Response: During
hearing, ISD 196 Bus Operation explained that during the school year, buses run
primarily during the time school is in session. During the summer, about 1/3 of the
buses operate from approximately 7:00 a.m. to 4:00 p.m. Summer hours not as early
and not as late as school year.
g. Traffic study needs to account for Uponor expansion. Response: Uponor will run two 12
hour factory shifts each day, 7 days a week changing over at 6:00 am and 6:00 pm and
should be included in the overall study for JCRR and 147 th . Existing volumes from
Uponor have been included in study. Uponor also has access off Everest.
h. Europa may act as a cut through street. Response: Public streets are available for all
public traffic to use. It is generally understood that buses will follow routes and use the
collector and arterial roadways to travel. It is not anticipated that this would cause
additional traffic growth of Europa. It is also understood that employees may use any
street they wish, but would likely access the development from 147 th off JCRR or Pilot
Knob Road.
i. Drivers turning right (east) on 144 th Street from northbound Johnny Cake Ridge Road
don't have a right turn lane which is a concern. Response: When the city reviews long
term improvements to the entire JCRR corridor, additional turn lane requirements will
be reviewed at all intersections including 144 th
Public Hearing Comments May 20, 2015
2
INDEPENDENT SCHOOL DISTRICT 196
Rosernourit-Apple Valley -Eagan Public Schools
3455 153rd Street West
Rosemount, MN 55068-4946
June 1L201%
Bruce Nordquist
Community [)cvelopmcnt Director
City of Apple Valley
7100 147 Street W.
Apple Valley, MN 55124
Dear Bruce,
This letter is in response to two questions the Planning Commission received at the ci I's May 20 public
hearing regarding the school districts plan to develop a transportation hub facility on the northeast corner
ofJohnny Cake Ridge Road and 147 Street, Please present these as the district's official responses.
L Why was this site selected in the search that was undertaken?
The district used a real estate professional to assist in conducting a thorough search of available real
estate for the transportation hub. Fourteen sites were reviewed, seven in Eagan and seven in Apple
Valley, based on the following criteria: appropriate zoning, adequate size, availability for purchase by the
time an offer could be made, functionality. for operations, site cost, development costs, and proximity to
serve as a hub location for the west side of the district for the foreseeable future. Fewer than half of the
sites met the size criteria and two others were already under contract when the review was conducted. Of
the sites that remained, the other criteria clearly identified the proposed site as the most feasible location
for the transportation hub facili
2. We see "expansion area" on some of the plans. What does that mean?
The plans recognize that it would be physically possible in the future to grow the length oft proposed
building to the east by approximately 25 percent, Forecasting any such future expansion recognizes that
growth on the district's east side is projected to continue for several years and that existing routes
currently served by buses at the district's transportation facility in Rosemount may or may not become
better served at the proposed transportation hub in Apple Valley. Any future change to the hub facility
Apple Valley would require an updated conditional use permit. notification of the neighborhood and
involvement in the city's development approval process.
Please feel see to contact me with further questions.
Sincerely,
Jeffrey M. Solomon
Jeffrey M. Solomon
Director of Finance and Operations
651-423-7713
651-423-7788 (fax)
jeffsolomon@districtl 96.org
(-• Cc: Superintendent Jane Berenz
;
Educating our students to reach their full potential
r-S s f..f pi-It of kcsomot,: Ariple Vabey, Edgar fRznwire, CcAtes, irvec r:i He ghts, Lakewile„ d . Empice and VermiWon Townsh ps
www4istrict196mrg
June 11, 2015
Ms. Kathy Bodmer, AICP
Planner
City of Apple Valley
7100 - 147 Street W
Apple Valley, MN 55124
RE: ISD 196 Transportation HUB Noise and Air Quality Assessment
Dear Ms. Bodmer:
Minnesota Pollution Control Agency
520 Lafayette Road North 1 St. Paul, Minnesota 55155-4194 1 651-296-6300
800-657-3864 651-282-5332 TTY 1 www.pca.state.mn.us Equal Opportunity Employer
The Minnesota Pollution Control Agency (MPCA) has completed its review of the ISD 196 Transportation Hub
Noise and Air Quality Assessment submitted by the City of Apple Valley. Thank you for the opportunity given to
review the document. These are our comments:
Air Quality Assessment
CaI3QHC traffic dispersion model was used to estimate concentrations of gaseous pollutants. Particulate
matter emissions (PM10 and PM2.5) were estimated at a typical home 130 feet from the traveling buses using
a simple point-source atmospheric dispersion mode. The resulting concentrations were compared to the U.S.
Environmental Protection Agency's (EPA's) National Ambient Air Quality Standards (NAAQS). All the predicted
pollutant concentrations from the peak hour for arriving buses were well below standards.
In terms of the pollutant concentrations, it is really unlikely that the site would create any exceedance of the
air quality standards. There will be a spike in emissions in the morning, and a smaller spike in the afternoon
(due to warmer temperatures), as buses leave and then return from their routes. Since PM concentrations are
averaged over 24 hours, and annual in the case of PM2.5, I would not expect these relatively short spikes in
emissions to cause a violation of the standards judging the size of the bus fleet. There are no NAAQS for diesel
particulate emissions (DPM), but EPA has determined that PM2.5 NAAQS are protective of DPM health effects.
I definitely wouldn't expect any impacts related to the NO2 NAAQS either.
Therefore, based on this analysis, no significant air quality impacts are expected to be associated with the
planned transportation Hub facility.
I do, however, have some recommendations that could help the buses operate more efficiently:
• Good Maintenance - Proper engine maintenance is necessary for optimum fuel economy and extended
life as well as to control emissions
• Vehicle Replacement - Replacing old buses with new cleaner model can substantially reduce emissions
and fuel consumption
• Retrofit Technologies - Install diesel retrofit devices with verified technologies
Ms. Kathy Bodmer
Page 2
June 12, 2015
Operational Strategies and Idle Reduction - I would recommend using block heaters so that
•
drivers can just start the buses and leave, instead of idling for a long period of time. The cost of
the block heaters would be offset by savings in fuel from idling over a relatively short period
Cleaner Fuels - Using cleaner fuels including natural gas and propane if available would help
reduce emissions.
The NAAQS table that was included on Page 22 of the report needs to be changed and updated. Please
find the most recently updated version from EPA (http://www.epa.goviairicriteria.html).
Noise Assessment
A noise assessment was also conducted for the project. Predicted sound levels conducted for
comparison to the daytime L10 standard were well below the level of the standard. The report did not
include prediction of L50 levels for comparison to the L50 standard. While 1 expect that the L50 levels
would be similar to those predicted for the L10, based on the nature of the noise (an hour or so of buses
coming and going with some regularity), and therefore likely below the level of the standard, I would
recommend that the L50 noise level predictions be provided for better comparison to the L50 standard.
I also agree with the recommendation that to minimize any noise impacts on the adjacent residential
neighborhood, a fence should be constructed along the north property line. Additionally, garage doors
should be closed when most buses depart in the morning.
If you have any questions about air quality comments, please contact me at 651-757-2347 or by email at
innocent.eyoh@state.mn.us.
For noise comments, please contact Melissa Kuskie at 651-757-2514 or by email at
melissa.kuskie@state.mn.us.
Sin erely,
IE/AJS:je
I noc nt Eyoh
Planner Principal
Air Assessment Section
Environmental Analysis and Outcomes Division
cc: Shannon Lotthammer, MPCA
Frank Kohlasch, MPCA
Mary Jean Fenske, MPCA
Amanda Jarrett Smith, MPCA
Melissa Kuskie, MPCA
Michael Nelson, MPCA
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* A.M. bus departures observed at Rosemount Bus Storage Facility, 15180 Canada Avenue, Thursday, June 4, 2015.
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• • • -•• • -
to 7:45 a.m. and 4:00 p.m. to 5:00 p.m. In the summer, the buses are expected to run between
7:00 a.m. and 4:00 p.m. with approximately 1/3 of the fleet (about 28 buses) in operation. It
should be noted that the buses operate primarily Monday through Friday with only special
event buses operating on weekends and during school holidays.
• The noise study indicates that noise levels generated by the facility will be noticeable to the
neighborhood compared to existing noise levels today. As a result, in order to help mitigate
noise impacts, the noise study is recommending the installation of an 8' to 12' tall fence
along the north property line. The noise generated by the facility will not exceed MPCA
noise level requirements.
• MPCA air emissions requirements will not be exceeded with this project. However, the
MPCA recommends that the School District employ the following measures to ensure the
best air quality: good bus maintenance, a bus replacement program, engine block heaters and
use of cleaner fuels.
• Traffic levels on Johnny Cake Ridge Road and Upper 147 Street are expected to increase as
adjacent vacant parcels are developed. The City's Traffic Consultant reviewed the School
District's Traffic Study and confirmed that the transportation hub traffic levels are consistent
with the City's previous estimates. It is expected that the Johnny Cake Ridge Road and
Upper 147 Street intersection will meet the warrants for a signalized intersection in the next
few years.
• The facility will be owned and managed by the School District, an entity that is accountable
to the residents through the School Board. If issues arise, residents can appeal directly to the
School Administration and School Board to address the concerns.
• The prevailing winds during the school year are primarily from the northwest; in the summer
the prevailing winds are from the southeast when the Transportation Hub will be less busy.
Staff is working on a list of conditions that could be placed on the conditional use permit to help
minimize impacts to adjacent properties:
• The transportation hub shall be screened from the residential properties to the north through
a combination of an 8' to 12' tall articulated wood privacy fence with landscaping on both
sides of the fence.
• The north garage doors shall remain closed until after 8:00 a.m.
• The garage doors on the maintenance bays and bus wash shall remain closed prior to 7:00
a.m. and after 8:00 p.m.
• The color of the garage doors shall be compatible with the exterior building material color
to help the doors to blend in with the building design.
• The School District shall establish a contact person who will receive phone calls if
neighboring properties have concerns and are negatively impacted.
Budget Impact
None.
Attachment(s)
1. ISD 196 Letter 10. Grading & Drainage 17. Distance from Residential
2. Engineering Memo 11. Utility Plan 18. Prevailing Winds
3. MPCA Letter 12. Landscape Plan 19. Bus Distribution — A.M.
4. Location Map 13. Elevation Drawings 20. Easement Needs for Prelim. Plat
5. Comp Plan Map 14. Floor Plan 21. Oblique Aerial Study
6. Zoning Map 15. Lighting Plan North 22. David Braslau Follow -Up
7. Site Renderings Fence Alignment Reports
8. Preliminary Plat 16. Fence Cross Section 23. Resident Correspondence /Petition
9. Site Plan Study
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Emails from Residents
From:
Sent: Friday, April 17, 2015 10:51 AM
To: Grawe, Charles
Subject: Projected school bus facility
Dear Mayor Mary,
We have concerns about the projected school bus staging and maintenance facility that is planned for
the corner of Johnny Cake and 147th St in Apple Valley. We live at which will be right behind the
projected facility. We have concerns about the air quality and noise level that will be affecting us. Even
with berms and noise reduction fences it is in our opinion a poor choice for this property. The property
values of the homes affected will go down and if we wish to sell in the future who would want to buy a
house that abuts a bus garage! Would you want to buy a property like that? Also, is there no other
property available that has been looked at that would be better suited? I know of 3 that are just east of
Johnny Cake which have no adjacent housing, the one next to the new business center that just opened,
the old Fisher Concrete plant, and the one right next to Fisher concrete which is for sale by Menard's. It
seems the only reason this location was chosen was because it is considerably cheaper due to the gas
line running through the middle. I don't believe choosing money over people is the ethical thing to
do. Did anyone think of the neighbors this will affect?
Sincerely,
From:
Sent: Wednesday, April 22, 2015 9:54 AM
To: Grawe, Charles
Subject: Johnny Cake & 147th - Proposed Transportation Hub
Mayor Mary & Councilmembers:
I'm writing to express my concerns regarding the proposed school bus transportation hub at the
corner of Johnny Cake and 147th Street. I attended the informational meeting on March 30,
2015 and came away with numerous concerns about their plan. Although I have many
concerns about this project, my main concerns are as follows.
1. Pollution - Air, noise & light pollution will all become factors if this hub is allowed to be
built. My 1 0- year -old son attended the meeting with me and said "If they build this, I
won't be able to play in the back yard because of all the exhaust."
2. Traffic - The increase in traffic in and around that intersection is going to be horrendous
and will likely cause more congestion, accidents, and difficulty for those coming in and
out of our neighborhood.
3. Visually unappealing - Their plan puts the back of the bus garage very close to the back
of my property. Even though they have a plan for a visual barrier, I just don't see how
it's adequate at all. This is definitely not something I want to see when I look out my
windows or am enjoying my yard.
4. Land - In my opinion, their plan to extend the existing berm for the visual barrier is not a
plan. Not only would they be encroaching on my property making the very back of my
yard virtually unusable, the existing, well-established & mature trees would be put at
risk.
5. Property Value - If this bus hub is allowed to be built, I can only see the value of my
property decreasing. I take great pride in my home and yard and do not want to see all
my hard work devalued.
I do appreciate what they are trying to accomplish by creating a centralized hub. However, I
don't feel this plot of land is the appropriate place for it.
Thank you for your time and consideration.
Sincerely,
From: Superintendent [mailto:
Sent: Wednesday, May 06, 2015 11:20 AM
To:
Cc: Dukek, Randy; Solomon, Jeff; Bodmer, Kathy; Duchscher, Rob; Magnuson, Jackie; Albright, Joel;
Coulson, Art; Huusko, Gary; Roseen, Mike; Schutte, Bob
Subject: Transporation hub to be located on the Northeast corner of 147th Street & Johnnycake Ridge
Road
Dear Mrs. Futhey:
Thank you for sharing your concerns about the transportation facility. As Chairperson Duchscher
emailed you, I will respond on behalf of the board.
At the meeting on March 30, residents of your neighborhood learned of the process the district
followed in searching for a property. The site was chosen because of its location, size and
appropriate zoning. Abutment to residential areas was not one of the criteria used during the land
search because berms and plantings can be used to mitigate disruption to residential neighbors.
I understand your concerns about traffic in and out of the neighborhood. Busses will exit the
garage through the southern side of the facility in the morning and many will not return until
their routes are completed at the end of the day, mitigating the noise and traffic that might be
associated with a transportation facility. Evening bus traffic is rare, and summer bus traffic is
light as well. We are in the process of conducting traffic and environmental studies of the
facility.
The anticipated $500,000 savings on the $17 million transportation budget will come from
decreased mileage and driver -time costs, as well as the ability to eliminate contracted bus
services (Marschall Line, Inc. currently operates 32 busses in the district resulting in increased
costs). Director of Finance and Operations Jeff Solomon (jeff.solo.mon@districti 96.org) or
Coordinator of Transportation Randy Dukek (randy.dukekdistrict196.org) would be happy to
meet with you to share more details about how they arrived at the cost savings.
Again, thank you for coming forward with your concerns. I am copying the City of Apple Valley
with your email and this response. It is important that we work together with our communities on
projects affecting the school district and residents.
Sincerely,
Jane K. Berenz
Superintendent
From: " Duchscher, Rob" <
.............................. ...............................
Date: May 5, 2015 at 7:09:32 PM CDT
To: Kirk Futhey < >, "Schutte, Bob" <
Cc: "Berenz, Jane" < >
Subject: RE: Transporation hub to be located on the Northeast corner of 147th Street &
Johnnycake Ridge Road
Hi Maggie...I'm going to ask Jane to reply for the Board.
Jane, please reply.
Thanks
From: ] on behalf of Kirk Futhey
Sent: Tuesday, May 05, 2015 2:37 PM
To: Duchscher, Rob; Jackie Magnason; Gary Huusko; Art Coulson; Joel Albright; Schutte, Bob
Subject: Transporation hub to be located on the Northeast corner of 147th Street & Johnnycake
Ridge Road
My name is Maggie Futhey and I live at 144th Street West in Apple Valley, MN. I have
been an Apple Valley resident for 25 years.
I have some concerns regarding the plans for the new transportation hub that I am hoping you
will consider.
My house is alongside the property that has been chosen for this transportation hub and while the
property has been zoned light industrial for the entire 25 years I have lived here, it is less than
desirable to have a "Bus Barn" in my backyard.
When I attended the informational meeting that was held on March 30th I learned that there will
be 84 buses housed there as well as fulltime staff and a facility that will operate 365 days a
year. My initial concerns were air and noise quality, but once I learned of all the vehicles that
will be moving in and out of this facility, traffic concerns have moved to the top of the list. But
are not my only concerns.
This area is already heavily traveled with Eastview High School located just north and west of
this location, in addition to Scott Highlands Middle School and Highland Elementary as well as
Johnnycake Ridge Park. As you know with any high school there are a lot of young and
inexperienced drivers coming and going 9 months of the year. With the addition of 84 school
buses in the area coming and going at the same time as these young drivers it becomes a greater
concern. Those of us who live in the housing area between 147th street and 142nd street already
have a difficult time leaving the neighborhood to get to the main arteries of Johnnycake Ridge
Road and Pilot Knob Road. In addition, the City of Apple Valley is helping the business
"Uponoor" to grow and will be adding an additional 100 jobs in the near future which is located
on the north side of 147th street.
During the informational meeting Mr. Solomon indicated that several sites were considered in
Apple Valley for this facility. When I asked him if any of the other sites had housing
developments next to the site, he said "no ".
It has also, been communicated that the district will save 500,000 per year in reduced driver
time, fuel and contracted transportation costs. If this is true, couldn't that savings, be used to
find a location that wasn't so disruptive to a residential area. This residential area is also, part of
ISD 196 and I would respectfully request that ISD 196 consider another location for this
transportation hub. In addition I am requesting documentation that shows how this savings was
computed.
I would also request that the school district consider noise and air quality studies in addition to
traffic studies for this area.
As a City of Apple Valley taxpayer, an ISD 196 taxpayer and a Minnesota Resident, I feel like
there could be more consideration taken with this project.
Thank you,
Maggie Futhey
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ISD 196
Transportation Hub
Planning Commission Meeting
June 17, 2015
Requested Actions
1.Subdivision by Preliminary Plat to create 10.2-acre
lot and outlot.
2.Conditional Use Permit for Operation of Bus
Storage and Maintenance Facility.
3.Conditional Use Permit for Screened Storage Area
of Maximum 6 buses
4.Site Plan Review/Building Permit Authorization for
60,000 sq. ft. Transportation Hub.
Location
2030 Comprehensive Plan
Comp Plan Excerpts
“An important value of the City is to preserve the vitality,
•
social interaction and cohesiveness of residential
neighborhoods. One technique that can support this value is
to require buffers… (p. 4-4).”
“The City uses buffersto help … separate... portions of land
•
uses that have the potential to impact adjacent properties
and/or neighborhoods (p. 4-4).”
“Desirable uses in employment areas should consist of office,
•
office-showroom, services, medical, health care, research and
development and forms of light industrial land use that
produce minimal noise, odor, or other forms of pollution.
Undesirable uses are those that have high levels of noise,
traffic congestion, odor, dust, vibration, lighting, and
unmitigated contamination (pp. 4-5 to 4-6).”
Zoning
Conditional Uses
The petitionerhas the burden of proving that the use is
•
suitablein the zoning district and that the standards of
the zoning code have been met.
The City Council may grant a conditional use permit “if it
•
i
s determined that the proposed location of the conditional
use is in accord with the objectives of the comprehensive
guide plan and the purposes of the district in which the site is
located and would not be materially injurious to properties or
improvements in the vicinity.”
Preliminary Plat
AV Future Well Site
Site Plan (Revised)
Grading/Drainage (Revised)
Utilities (Revised)
Landscape Plan (Revised)
Elevations
Elevations
Summary Issues from Public
Hearing
1.Zoning of Property
2.Location of north property line
3.Building Design and Location
4.Operations
5.Noise
6.Fence
7.Light
8.Wind Direction/Air Quality
9.Traffic Study
10.Property Values
11.Site Choice
1. Zoning of Property
1.“I-1” (Limited Industrial)
2.Industrial zoning on 1968 zoning map; continuously zoned
industrial since then.
3.Scottsbriar neighborhood and residential north of 140Street
th
were zoned industrial in 1968.
4.Scottsbriar approved in 1985 and Mistwood approved in 1994.
5.April 20, 2005, Planning Commission held a public hearing to
consider rezoning of property to “M-8” (Multiple family
residential, 12-24 units/acre). Residents stated that they
preferred to have the property remain I-1 zoning.
6.Other permitted uses in I-1: manufacturing, office/warehouse,
truck storage within a building (outdoor storage CUP), animal
clinic (outdoor kennels and pens CUP), major auto repair and auto
body shop (outdoor storage CUP).
1. Zoning/Use of Property
Zoning StandardMin./Max. AllowedISD196 Transport Hub
Minimum distance north 60’ adjacent to 86’
property line.residential.
Maximum Height40’25’ (Garageis 22’)
Max. Building Coverage30%14.1% with 48% greenspace.
Hours of operationNo limit. 24-hours.5:30 a.m. to 8:00 p.m.,
weekdays. Limitedwkends.
Traffic patterns –Shift work typical of Employees arrive over 2
employees and deliveries.manufacturing facility. hour period, leave the site
with most employees over a period of time.
arriving at a set time.Evening peak is similar.
Traffic pattern is dispersed.
Ownership Not restricted. Tenant Transportation Hub owned
occupied and owner and operated by the School
occupied.District which is accountable
to the residents through the
School Board.
2. Location of North Property
Line
20’
86’
3.
Building Design and Location
1.The building cannot be constructed on the south side of the
site because pipeline easement location.
2.When the garage doors are closed, the building will help to
act as a screen and help reduce noise on the site. Most site
activity will occur south of the building.
3.Garage doors will have windows which will be below the
height of the north fence.
4.Garage doors will be painted to match the exterior of the
building.
4. Operations Plan
1.The Transportation Hub will operate primarily during the
week with most buses stored during the weekend and
school holidays.
2.All buses will be stored inside the garage and plugged in
overnight to reduce need for excessive idle time.
3.The drivers begin to arrive at 5:45 a.m. with first buses
leaving the site at 6:00 a.m. Buses leave at varying times
between 6:00 a.m. and 7:45 a.m. Routes are designed to
minimize stacking and queuing of buses on site and
returning to site.
4.Drivers have 15 minutes from check-in time to perform their
pre-trip safety check and leave the site. Expect idle time
between 5 and 10 minutes. Safety check and idling will
occur inside the garage.
4. Operations Plan
5.North doors of garage to remain closed until 8:00 a.m.
6.Morning traffic distribution will be 18 buses using the
Johnny Cake Ridge Road access and 66 using Upper 147
th
Street and Evendale Way accesses.
7.Buses return to site between 4:00 p.m. and 5:00 p.m. with
all buses using the Upper 147Street and Evendale Way
th
accesses only. This will be the time with the most activity
on the north side of the site when all buses enter the garage
through the north garage doors.
8.Mechanics arrive at 5:30 a.m. and may stay until 8:00 p.m.
9.During summer months, buses operate between 7:00 a.m.
and 4:00 p.m. with approximately 1/3 of the fleet.
4. Operations Plan –Bus
Distribution
Planned A.M. Observed
TimeDepart% PlannedA.M. Depart*% Obsrv
6:00-6:151214.3%2215.9%
6:15-6:303035.7%3424.6%
6:30-6:451214.3%2518.1%
6:45-7:0089.5%2316.7%
7:00-7:1578.3%1813.0%
7:15-7:3089.5%1611.6%
7:30-7:4578.3%
84138
* A.M. bus departures observed at Rosemount Bus Storage Facility,
15180 Canada Avenue, Thursday, June 4, 2015.
4. Operations Plan –Bus
Distribution
Planned vs. Observed A.M. Departures
40.0%
35.0%
30.0%
25.0%
20.0%
% Planned Depart New Hub
15.0%
% Observed Depart
10.0%
5.0%
0.0%
5. Noise Study Findings
1.Greatest noise impacts occur in afternoon
when all buses return to garage and enter
north garage doors between 4:00 p.m. and
5:00 p.m.
2.Noise from morning departing buses will be
screened by the closed north garage doors. All
buses pull forward and leave garage through
south doors.
3.Studied fence height options.
4.Noise levels do not exceed MPCA daytime
levels.
5. Impacts from Fence Heights
5. Impacts from Fence Heights
5. Noise Study Recommendations
6. Fence on North Property Line
6. Fence on North Property
Line
6. Fence North Property Line
6. Fence North Property Line
6. Fence North Property Line
6. Fence Heights
8’ Tall Fence
12’ Tall Fence
7. Lighting
8. Wind Direction/Air Quality
All buses have been brought up to minimum 2004 diesel air
•
quality standards. Standards have been updated to 2007 and
2010 levels. By fall of 2016, only approx. 6 buses at 2004 std.
As buses replaced, must comply with most recent standards.
MPCA review –“No significant air quality impacts.” But,
•
measures recommended to further reduce emissions:
Good bus maintenance
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Vehicle replacement program
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Use of engine block heaters
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Use of cleaner fuels
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Prevailing Winds Minneapolis/St. Paul
8. Prevailing Winds
Month Wind Direction Compass Direction
School Year:
September 315 NW
October 292 WNW
November 292 WNW
December 337 NNW
School Year: NW
Summer: SE
January 292 WNW
February 292 WNW
March 135 SE
April 315 NW
May 112 ESE
Summer Vacation:
June 135 SE
July 180 S
August 135 SE
Source: Windfinder.com MSP Airport, 3/20/10 – 4/2015 Daily Readings 7:00 a.m. – 7:00 p.m.
9. Traffic Study
9. Traffic Study
Traffic study doesn’t account for transportation hub
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expansion plans.
Is traffic study accurate if it does not include traffic
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from water park and ball fields which are busy in the
summer time?
Moving JCRR access north makes traffic impacts worse
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on neighborhood.
Study limited in scope.
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When ISD 196 Transportation Hub traffic is off-peak, it
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actually ends up extending peak traffic period from
one hour to two hours.
9. Traffic Study
Explain bus use schedule during school year and
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during summer.
Traffic study needs to account for Uponor expansion.
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Europa may act as a cut through street.
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Drivers turning right (east) on 144Street from
th
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northbound Johnny Cake Ridge Road don’t have a right
turn lane which is a concern.
10. Property Values
11. Site Selection
14 properties in Eagan and Apple Valley considered; 7 in
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Apple Valley, 7 in Eagan.
Site Selection Criteria:
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Appropriate zoning
Adequate size
Available for purchase
Functional for operations
Site cost
Development costs
Proximity for providing needed service now and into
future.
Site Renderings
View from Upper 147 th Street Looking North
View from Evendale Way Cul-de-Sac Looking West
Site Renderings
View from Johnny Cake Ridge Road Looking East
Summary of Findings
1.Transportation Hub would operate primarily during the
week. Only special buses operate on weekends or school
holidays. Only 1/3 of the fleet operates during the summer
months.
2.Traffic pattern of Transportation Hub is dispersed.
3.Noise levels will be highest in the 4:00 to 5:00 p.m.
timeframe when buses return and enter north garage doors.
4.Keeping the north garage doors shut in the morning will
help to screen noise.
5.All idling and safety check activity will be conducted inside
the garage.
6.An 8’ –12’ fence will help to attenuate noise to the north.
Further discussion of fence is needed.
Summary of Findings
7.Traffic levels consistent with City’s previous estimates.
Further study underway of potential future impacts.
8.MPCA Report: No significant air quality impacts are
expected from this development.
9.Transportation Hub Facility will be owned and operated by
ISD 196 which is accountable to its citizens through the
School Board.
Draft CUP Conditions
1.North doors must remain shut until after 8:00 a.m.
2.Service bay doors must remain shut before 7:00
a.m. and after 8:00 p.m.
3.Wash bay doors must remain shut before 7:00 a.m.
and after 8:00 p.m.
4.Garage door color must be compatible with the
exterior building material color.
5.The School District shall establish a contact person
the neighborhood could call if issues arise on the
site.
Recommended Action
Open the public hearing, receive comments, close the
public hearing.
It is the policy of the Planning Commission to not take
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action on an item on the night of its public hearing.
Questions?