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HomeMy WebLinkAbout2025-07-16 PC MINUTESCITY OF APPLE VALLEY PLANNING COMMISSION MINUTES July 16, 2025 1. CALL TO ORDER The City of Apple Valley Planning Commission Meeting was called to order by Chair Kurtz at 7:00 p.m. Members Present: Jodi Kurtz, Paul Scanlan, Dave Schindler, Phil Mahowald, Becky Sandahl, Jeff Prewitt, and Douglas Hlas Member(s) Absent: Dave Shindler City Staff: Community Development Director Tim Benetti, City Planner Terri Dill, Assistant City Engineer Evan Acosta, City Attorney Bob Bauer, and Department Assistant Breanna Vincent. 2. APPROVAL OF AGENDA Chair Kurtz asked if there were any changes to the agenda. – None. MOTION: Commissioner Scanlan moved, seconded by Commissioner Mahowald, approving the agenda. Roll call vote: Ayes - 6 – Nays – 0. 3. CONSENT ITEMS A. Approval of Minutes of July 2, 2025 MOTION: Commissioner Scanlan moved, seconded by Commissioner Mahowald, approving the minutes of July 2, 2025. Roll call vote: Ayes - 6 – Nays – 0. 4. PUBLIC HEARING A. Valley Station Apartments Chair Kurtz opened the public hearing. City Planner Dill provided a brief presentation. Commissioner Prewitt asked why the applicant was requesting the change from 16 to 48 units per acre when 48 is within the 2040 Comprehensive Plan. City Planner Dill stated that the land is guided within the Comprehensive Plan to allow 48 units per acre, but the current zoning only allows up to 16 units per acre. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes July 16, 2025 Page 2 of 6 Commissioner Scanlan stated concerns over the number of parking spaces proposed. Commissioner Scanlan asked if the Fire Department has any concerns over egress/ingress for emergency vehicles. City Planner Dill stated that they have received the plans, and no comments have been made. Commissioner Scanlan asked that a parking and lighting plan be provided at the next meeting. He asked if there has been any discussion regarding the request for an additional 2 stories from 3 to 5. City Planner Dill stated that the 5-story plan was submitted as part of their RFP submitted to the City for the sale of the property. The applicant has designed the building with the lighter colors at the top of the structure in order to minimize the visual impact. The apartments behind the proposed building are 3 stories. Chair Kurtz also expressed concern over the 5-story proposal. Commissioner Mahowald said that the proposed building is huge relative to the surrounding area and will change the character of the neighborhood. Commissioner Mahowald wondered how many units could be achieved with just a 3-story building. City Planner Dill stated that this proposal was submitted with their RFP to the Council when they were selecting a developer for the site. The future guided land use of Suburban Intensive High Density is the most dense district and this location was selected for that as it is next to the transit station. Commissioner Sandahl asked if the Commission actually has a say in this proposal. City Planner Dill stated that the Commission would review the application the same as any other Site Plan Review and make a recommendation to the City Council. Commissioner Hlas asked for additional information on the grant application and what step in the process that is at. City Planner Dill said that there is a transit-oriented district grant application that is available with the Met Council that the developer will be applying for this site. It is to support affordable workforce housing that is within half a mile of a transit station. Funding is for the development of the housing project. The applications are CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes July 16, 2025 Page 3 of 6 due August 11th, and the City Council would need to provide a resolution of support before the grant application can be submitted. The applicant, Blaine Barker (Real Estate Equities), provided additional details on the proposal. Chair Kurtz asked if it would be possible to recess one of the stories. Architect Christian Borgan (Kaas Wilson Architects) stated that it is possible and could be explored. There will be less square footage for the first-floor units but it is something the applicants could look into. Commissioner Scanlan asked if the parking seems adequate with the applicant’s experience designing other projects. Mr. Barker stated that they typically develop with a parking ratio of 1.7 to 1.9 stalls per unit. This development is at 1.6 units per acre. The mitigating factor here is that they do charge $75/month for covered parking at the other properties and this development will not be charged for the parking space. There are spaces not being utilized at the other properties due to the extra cost. Commissioner Scanlan stated he still had concerns over inadequate parking for residents and visitors. Commissioner Scanlan asked if the Commission recommends less than 5 stories, will the project still be feasible for the developer? Mr. Barker stated that it would not be feasible, and their proposal is consistent with what was submitted to the EDA last summer as part of the request for proposals. Commissioner Hlas asked if they have any similar properties near transit stations. Mr. Barker stated that the MVTA transit station will be the largest they have developed near which they see as a benefit to the residents. They have developed similar workforce buildings, but not next to a transit station. Commissioner Hlas asked if they anticipate that some residents may not have a need for a vehicle since they’ll be close to public transit. Mr. Barker stated that they do anticipate this but that the date is harder to quantify. Staff has requested this information, and the applicant is working to find comps. Commissioner Prewitt asked if the recreational areas on the site are measured comparable to the number of anticipated residents. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes July 16, 2025 Page 4 of 6 Mr. Barker deferred to the landscape architect, Doug Loken (Loucks, Inc.), for this information. Mr. Loken stated that they have completed 10 projects with this developer and the sizes have varied. The playground for this project is considered a “tot lot” and geared more for children ages 2-6 so the sizes are a bit smaller. Based on the configuration of the site, they plan out the size of the equipment. Mr. Barker stated that typically for a 150-unit project, they would have one play structure. They would be willing to entertain changes to the playground area if needed. Commissioner Scanlan asked how many residents they would anticipate with 148 units on site. Mr. Barker stated there are typically 1.2 to 1.3 residents per bedroom. Commissioner Mahowald questioned how the density of this development compares to surrounding developments and the amount of green space and amenities provided. Commissioner Mahowald asked if this development will be connected to the developments to the south and east via sidewalks. Mr. Loken stated that there will be connections to the street to the north and to Gaslight Drive on the west. Commissioner Sandahl stated that the building looks very nice and likes the amenities provided but expressed concerns about the proposed building height. Chair Kurtz asked if the schools have been notified of this proposal. City Planner Dill stated that they have not been contacted, though the school district was notified of the anticipated densities at the time of the 2040 Comprehensive Plan. Commissioner Prewitt pointed out that a 5-story building would likely be the only way to achieve 48 units per acre on this site. City Planner Dill agreed that a 5-story building would be needed to maximize the full density of that site. Chair Kurtz asked if there were any comments from the public. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes July 16, 2025 Page 5 of 6 Resident John Jensen (14120 Forest Ln.) expressed concerns over the height of the building and the population density increasing. The lack of a stoplight at the intersection is a concern with adding more drivers to the area. Resident Lynette Olson (15612 Garrett Dr.) shared concerns over parking in the cul-de-sac and visitors having to use that area. There are a lot of children who play in the cul-de-sac and there could be safety issues. Ms. Olson asked if the sidewalk south of the site will remain and who is responsible for maintenance of the site. Ms. Olson expressed concern over the height of the building and whether apartment residents will be able to see into surrounding homes. Mr. Loken stated that the sidewalk will remain. There will be a fence just inside the property line maintained by the developer. Commissioner Scanlan asked staff if traffic concerns and intersection control information could be brought forward to the next meeting. Assistant City Engineer Acosta stated that staff will be prepared with this information at the next meeting. Resident Beth Jensen (14120 Forest Ln.) stated her dissatisfaction with the proposal and stated that townhomes would be a better fit. This is a safe area, and she worried there would be an increase in crime due to lower rent housing. Resident Mary Jean Charlebois (15560 Gateway Path) had concerns over the height of the building and the proposed parking as there are already issues with surrounding developments. Ms. Charlebois worried about the increase in traffic and safety concerns. Resident Kurt Peterschmidt (15597 Garnet Way) agreed with previous comments on traffic and density increases. Mr. Peterschmidt asked how this would affect utilities in this area. Chair Kurtz stated that utility information will be brought forward to the next meeting. With no further comments, Chair Kurtz closed the public hearing. 5. LAND USE None