HomeMy WebLinkAbout08/19/2015
Meeting Location: Municipal Center
City of
7100 147th Street West
Apple Valley, Minnesota 55124
AUGUST 19, 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 AUGUST 5, 2015
4. CONSENT ITEMS
A. Set public hearing for September 16, 2015, 7:00 p.m. to consider amendments to the “PD”
(Planned Development) zoning district.
PETITIONER: City of Apple Valley
B. Set public hearing for September 16, 2015, 7:00 p.m. to consider zoning ordinance amendments
pertaining to alcoholic beverage production establishments.
PETITIONER: City of Apple Valley
5. PUBLIC HEARINGS
--NONE--
6. LAND USE/ACTION ITEMS
A. Karamella Addition
– Consider zoning amendment to allow for ancillary retail in conjunction
with a permitted use in the “I-1”, “I-2”, and “BP” zoning districts, subdivision by preliminary plat of
a 21.58-acre site to create one (1) lot and one (1) outlot, and site plan/building permit authorization
for an approximately 69,500 sq. ft. manufacturing and warehouse facility, and attached 4,200 sq. ft.
(PC15-26-ZSB)
ancillary retail facility.
LOCATION: Northwest of Johnny Cake Ridge Road and 147th Street W.
PETITIONER: HBP Property Holdings, LLC, and Karamella, LLC
7. OTHER BUSINESS
A. Continue Discussion of the Mixed Business Campus Comprehensive Plan Designation.
B. Review of upcoming schedule and other updates.
8. ADJOURNMENT
NEXT PLANNING COMMISSION MEETINGS
Wednesday, September 2, 2015
Regular Scheduled Meeting 7:00 P.M.
-Public hearing applications due by 9:00 a.m. on Wednesday, August 5, 2015
-Site plan, variance applications due by 9:00 a.m. on Monday, August 24, 2015
Wednesday, September 16, 2015
Regular Scheduled Meeting 7:00 P.M.
-Public hearing applications due by 9:00 a.m. on Wednesday, August 19, 2015
-Site plan, variance applications due by 9:00 a.m. on Monday, September 8, 2015
NEXT CITY COUNCIL MEETINGS
Thursday, August 27, 2015
Regular Scheduled Meeting 7:00 P.M.
Thursday, September 10, 2015
Informal 5:30 P.M.
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
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, Angela Polozun and Paul Scanlan.
Members Absent: Keith Diekmann and David Schindler.
Staff Present: City Attorney Sharon Hills, Community Development Director Bruce Nordquist,
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 - 5 - Nays - 0.
3. APPROVAL OF MINUTES JULY 15, 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 July 15, 2015. Ayes - 5 - Nays — 0.
4. CONSENT ITEMS
CITY OF APPLE VALLEY
PLANNING COMMISSION MINUTES
AUGUST 5, 2015
A. Village at Founders Circle 2nd Addition — Consider rezoning two parcels totaling 4.78
acres from "PD-739, Zones 1 and 2" to "PD-739, Zone 1", and preliminary plat to create one (1)
platted lot. (PC15-24-ZSG)
LOCATION: Generally southeast of Garrett Avenue and 153rd Street W.
PETITIONER: Dakota County CDA
MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan, recommending
approval of the draft amendment rezoning the subject 4.78-acre site from "PD-739,
Zones 1 and 2" to "PD-739, Zone 1". Ayes - 5 - Nays — 0.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
August 5, 2015
Page 2 of 5
MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan, recommending
approval of the preliminary plat for Founders Circle 2nd Addition, subject to
compliance with all applicable City Codes and standards. Ayes - 5 - Nays — 0.
B. Leach Detached Garage Variance — Consider previously approved variance to increase
size of detached garage from 750 sq. ft. to 957 sq. ft. (PC15-26-V)
LOCATION: 8460 133rd Street Ct. W.
PETITIONER: Thomas C. Leach
MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan, recommending
approval of a variance to construct a 957 sq. ft. detached garage, subject to
compliance with all City Codes, the conditions previously stated in Resolution No.
2013-13, and the following: The exterior of the garage shall be constructed of
materials that are compatible with the exterior of the home. Ayes - 5 - Nays — 0.
5. PUBLIC HEARINGS
A. Karamella Addition — Public hearing to consider zoning amendment to allow for ancillary
retail in conjunction with a permitted use in the "I-1", "1-2", and "BP" zoning districts,
subdivision by preliminary plat of a 21.58-acre site to create one (1) lot and one (1) outlot, and site
plan/building permit authorization for an approximately 69,500 sq. ft. manufacturing and
warehouse facility, and attached 4,200 sq. ft. ancillary retail facility. (PC15-26-ZSB)
LOCATION: Northwest of Johnny Cake Ridge Road and 147th Street W.
PETITIONER: HBP Property Holdings, LLC, and Karamella, LLC
Chair Melander opened the public hearing at 7:02 p.m.
Planner Margaret Dykes stated the property, located northwest of Johnny Cake Ridge Road and
147th Street W., is zoned "I-2" (General Industrial). It does not allow for ancillary retail sales. The
applicant is requesting an amendment to the zoning code to allow for ancillary retail sales in
conjunction with the manufacturing facility. The City Attorney has drafted zoning code
amendments that would allow ancillary retail sales as a permitted accessory use in conjunction with
a permitted use provided the retail does not exceed 10% of the total floor area or 5,000 sq. ft.,
whichever is smaller. This would allow a tenant to have a retail operation to sell products
manufactured or warehoused on the site. In staffs opinion, allowing a small amount of retail in
conjunction with a manufacturing or retail facility does not detract from the overall industrial use of
the property.
The applicant is requesting a subdivision by preliminary plat of the subject 21.58-acre site into one
lot and one outlot. Lot 1 would be 9.84 acres (428,630 sq. ft.), and Outlot A is shown as 9.47 acres.
The remaining property is dedicated for right-of-way for 147th Street and Johnny Cake Ridge Road.
An additional 26 wide drainage/utility/trail easement is needed along Johnny Cake Ridge Road to
accommodate the installation of an 8'-wide bike trail, and right-turn lanes to access the site as well
as 147th Street. An approximately 1.4-acre stormwater infiltration area on Outlot A that
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
August 5, 2015
Page 3 of 5
accommodates drainage from Lot 1. This area should be incorporated into Lot 1 and a
drainage /utility easement placed over it.
The site plan shows an approximately 69,500 sq. ft. manufacturing /warehouse facility, and attached
4,200 sq. ft. ancillary retail facility. The total building area is about 73,700 sq. ft. This is
approximately 17% of the lot area. The plan shows a layout for a future expansion, which would
increase the building area by approximately 85,280 sq. ft., bringing the maximum building area to
15 8,93 9 sq. ft. The building coverage with a future expansion would be about 37%; this complies
with the Code, which allows a maximum building coverage of 45% (192,884 sq. ft.). The building
is approximately 27 feet tall, which is below the maximum 40 foot height allowed by the Code. A
roof parapet or a screen immediately surrounding the unit must screen all rooftop mechanicals. The
screening material must be at least the same height as the mechanical unit.
The proposed building requires 139 parking spaces; the plan shows 190 spaces. Also shown on the
plan are spaces for tour bus parking that could accommodate large school buses. With the future
building addition, the site would require an estimated 266 spaces, depending on the final use of the
space. Staff is satisfied the parking plan meets the Code requirements.
The site is accessed by one drive intersecting with Johnny Cake Ridge Road, which is a collector
road. The Assistant City Engineer has stated that, due to the traffic volume on Johnny Cake, this
must be a right - in/right -out only access point. Right -turn lanes would be required at the access
point, and the City would construct a right -turn lane onto 147th Street. There are two driveways
accessing 147th Street W. (also a collector), which will provide full access. Right turn lanes will
also be required on 147th Street. The Assistant City Engineer has reviewed the grading plan and
has several issues that must be addressed by the applicant.
The plan shows one pedestrian connection from public sidewalk on 147th Street W. to the site.
The applicant should install additional sidewalk connections due to the retail component to the site.
Staff believes there are locations for additional pedestrian connections from 147th Street.
She stated the building materials consist of pre -cast concrete panel and the applicant wishes to use
the Double Tee precast building shown on the elevations.
Commissioner Scanlan inquired if bike racks would be installed because of the retail involved.
Ms. Dykes answered that bike racks would be installed.
Commissioner Scanlan asked what materials would be involved for the trash enclosures.
Ms. Dykes said it would be similar materials to the building but she would rather the applicant
answer to that.
Commissioner Scanlan inquired if signage would be installed to distinguish between the retail and
employee parking.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
August 5, 2015
Page 4 of 5
Ms. Dykes answered that could be looked at.
Commissioner Scanlan asked about design elements to the building and a lighting plan so it does
not affect the neighborhoods to the east.
Mike Whalen, Developer /General Contractor for EFH Co., commented that the trash enclosure
would be of the same building material as the exterior and would be in the northwest area of the
building. He described panel construction.
Steve Hegedus, Karamella, LLC, provided additional information.
Commissioner Alwin asked for clarification that the retail store was really secondary to the
manufacturing aspect.
Ms. Dykes answered yes.
Mike Erdmann, 5936 — 144th Street W., expressed concern for the intersection and believes the
right - in/right -out issue had been addressed. He would like to see some type of concrete to prevent
the left turns where not allowed. He was hoping to see the bike path along Johnny Cake Ridge
Road extended and would like more landscaping to shield some of the parking from Johnny Cake
Ridge Road. He inquired how the lighting would affect the neighbors to the east. He commented
that this is a fantastic facility. It is a nice addition to Apple Valley and he is in support of it.
Ms. Dykes reported that staff is in discussions of creating a concrete island at that right - in/right -out
on Johnny Cake Ridge Road.
Chair Melander closed the public hearing at 7:26 p.m.
6. LAND USE /ACTION ITEMS
-- NONE --
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, August 19, 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.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
August 5, 2015
Page 5 of 5
MOTION: Commissioner Alwin moved, seconded by Commissioner Scanlan to adjourn the
meeting at 7:29 p.m. Ayes - 5 - Nays - 0.
Respectfully Submitted,
t Assistant
Approved by the Apple Valley P anning Commission on
PROJECT NAME:
Amendments to "PD" (Planned Development) Zoning Designation
PROJECT DESCRIPTION
Consideration of ordinance amending the "PD" (Planned Development) zoning designation to
reduce the required minimum project area from 20 acres to 5 acres; a project area of less than 5
acres may be considered if certain conditions are met.
STAFF CONTACT:
Kathy Bodmer, Planner
DEPARTMENT/DIVISION:
Community Development Department
APPLICANT:
City of Apple Valley
PROJECT NUMBER:
PC15-29-Z
City of Apple,
Val ey
Budget Impact
N/A
Attachment(s)
1„ Draft resolution setting public hearing
2. Draft notice of public hearing
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
3. Draft ordinance amendment
4. Excerpt other cities' PD requirements
4A
August 19, 2015
Consent
Proposed Action
Adopt resolution setting a public hearing to consider amendments to "PD" (Planned
Development) zoning designation reducing the minimum project area from 20 acres to 5
acres.
Project Summary/Issues
The "PD" (Planned Development) zoning designation allows flexibility in terms of typical zoning
standards including setbacks, densities and lot areas. PD zoning districts must comply with the
Comprehensive Plan designation, but can otherwise be crafted to allow a project to be developed to
more creatively and efficiently use the land. A PD zoning district has specific dimensional and
design standards which are stated in the PD ordinance and the PD designation is labeled on the
zoning map.
Currently, the code requires a minimum project area of a minimum of 20 acres in order to rezone a
property to PD. With the City nearing full build-out, redevelopment of property will become more
of an issue and fewer sites of 20 acres or larger will be available. A PD designation may be helpful
to provide flexibility with setbacks without diluting the requirements of the standard zoning district
designations. Another potential use for PD zoning would be for senior housing developments
where increased densities, reduced parking requirements and senior-oriented amenities are usually
considered.
The proposed ordinance amendment would allow projects with an area of a minimum of 5 acres to
be eligible to request a rezoning to PD. The ordinance would further allow a project with an area
of less than 5 acres to request the PD designation, provided the City finds that a PD development
will create a project of superior design and best meets the goals and policies of the comprehensive
plan. At the same time, a PD designation will not be available for single family residential lots to
avoid a variance procedure.
CITY OF APPLE VALLEY
RESOLUTION NO. 2015 -
A RESOLUTION SETTING A PUBLIC HEARING FOR
AMENDMENTS TO CHAPTER 155 OF THE CITY CODE
OF THE CITY OF APPLE VALLEY
WHEREAS, the City of Apple Valley has adopted a Zoning Ordinance dividing the City
into a series of zones providing for a variety of permitted land uses and performance standards in
order to protect the public health safety, and general welfare; and
WHEREAS, the terms of such regulations provide for certain permitted, accessory and
conditional uses; and
WHEREAS, the City of Apple Valley finds that current conditions warrant the
consideration of amendments to Chapter 155 of the City Code of Ordinances; and
WHEREAS, Section 155.400 of the City Code of Ordinances provides for such procedure
to effect a rezoning or amendment to the Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the City of Apple Valley, Dakota County,
Minnesota, that a public hearing before the Apple Valley Planning Commission be set for
September 16, 2015, at 7:00 p.m., or as soon thereafter as possible, to consider an amendment to
§ 155.266 Planned Development Zoning District concerning criteria for approval of a preliminary
development plan and rezoning to planned development district.
ADOPTED this 19th day of August, 2015.
h: \word \pc_proj \apps \pd ordinance amendment 5 acres \resolution pc set hrg.docx
Thomas Melander, Chair
NOTICE OF PUBLIC HEARING
PROPOSED AMENDMENTS TO THE ZONING ORDINANCE
IN THE CITY OF APPLE VALLEY, DAKOTA COUNTY, MINNESOTA
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Apple Valley, Dakota
County, Minnesota, will meet at the Municipal Center, 7100 - 147th Street W., on Wednesday,
September 16, 2015, at 7:00 p.m., or as soon thereafter as possible. The purpose of the meeting is to hold
a public hearing on proposed amendments to § 155.266 of the City Code of Ordinances. The proposed
amendment is to reduce the minimum lot size required to rezone a property to "PD" (Planned
Development) from 20 acres to 5 acres or smaller under certain conditions. A single family lot incapable
of further subdivision would not be eligible for a PD designation.
NOTICE IS FURTHER GIVEN that these proceedings are instituted by action of the Apple
Valley Planning Commission.
All interested parties will be given an opportunity to be heard at said time and place.
DATED this th day of , 20
Pamela J. Gackstetter, City Clerk
CITY OF APPLE VALLEY
ORDINANCE NO. 2015-
AN ORDINANCE OF THE CITY OF APPLE VALLEY, AMENDING
CHAPTER 155 OF THE CITY CODE RELATED TO MINIMUM LOT SIZE
FOR PLANNED DEVELOPMENT ZONING DESIGNATION
The City Council of Apple Valley Ordains:
Section 1. Section 155.266 of the City Code shall be amended to read as follows:
§ 155.266 CRITERIA.
The criteria necessary for approval of the preliminary development plan as well as the
rezoning shall be as follows:
(A) The proposed development is in conformance with the comprehensive guide plan of
the city and encompasses an area of not less than 0 5 acres. An area of less t han 5 aces may be
approved only i f the applicant can demonstrate that a project of superior design can be achieved
or that uye: ter _ mp i c h c� n rel .ensi . e i n pas i d licks can be attained Oirovgh
tt of th -e ..'1: ess.
(B) The proposed development plan is designed in a manner so as to form a desirable
and unified environment within its own boundaries.
(C) The planned development will not create an excessive burden on parks, schools,
streets and other public facilities and utilities which serve or are proposed to serve the planned
development.
D This cha . tei shall not be applied to single-family residential lots incapable of further
i412 subcfivision due t o lot size or as a means to -oi other proced res r e p rppriately -- ek iewe
.s a variailre under 55.379
ATTEST:
Section 2. Effective Date. This ordinance shall take effect upon its adoption and
publication according to law.
PASSED by the City Council this th day of
Mary Hamann- Roland, Mayor
Pamela J. Gackstetter, City Clerk
Sample excerpts PUD zoning ordinances:
Wood bury:
The project area is at least ten acres in size unless the applicant can show that a PUD of less
acreage meets the standards and purposes of the comprehensive plan and preserves the health.
safety and welfare of the citizens of the city and that all of the following conditions exist:
a. The proposal better adapts itself to the physical and aesthetic setting of the site and with
the surrounding land uses than could be developed using strict standards and land uses
allowed within the underlying zoning district.
b. The proposal would benefit the area surrounding the project to greater degree than
development allowed within the underlying zoning district(s).
c. The proposal would provide mixed land use and/or site design flexibilities while
enhancing site or building aesthetics to achieve an overall, workable higher quality of
development than would otherwise occur in the underlying zoning district.
d. If applicable, the proposal would increase open or green space or ensure the
concentration of open space into more workable or usable areas and would preserve the
natural resources of the site than would otherwise occur in the underlying zoning
district.
Eagan:
Minimum cereal:or planned development. The minimum total area required for a planned
development shall be five acres of contiguous land. Tracts of less than five acres may qualify
only if the applicant can show that the minimum lot area requirement should be waived because
a planned development is in the public interest and that one or both of the following conditions
exist:
a. Unusual physical features of the property itself or of the surrounding
neighborhood are such that development under the standard zoning would not be
appropriate in order to conserve a physical or terrain feature of importance to the
neighborhood or community.
b. The property is adjacent to or across the street from property that has been
developed under the provisions of this section and will contribute to the
amenities of the neighborhood.
St. Louis Park:
(4) Projects available for PUD treatment shall have a site which consists of a parcel or
contiguous parcels of land two acres or more in size. Tracts of less than two acres may be
approved only if the applicant can demonstrate that a project of superior design can be achieved
or that greater compliance with comprehensive plan goals and policies can be attained through
use of the PUD process.
PROJECT NAME:
Zoning Ordinance Amendments — Alcoholic Beverage Production Establishments
PROJECT DESCRIPTION:
Amend the Zoning Code to allow for Alcoholic Beverage Production Establishments including
Breweries, Microdistilleries, and Alcohol Sales for Brewer Taprooms, Cocktail Rooms, and
Sunday Off - Sales.
STAFF CONTACT:
Margaret Dykes, Planner
DEPARTMENT /DIVISION:
Community Development Department
APPLICANT:
City of Apple Valley
PROJECT NUMBER:
PC 15 -27 -Z
city of Apple
VaIiey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
4B
August 19, 2015
Consent
Action Requested
Adopt the draft resolution setting a public hearing for September 16, 2015, to consider
amending Chapter 155 (Zoning) to allow for Alcoholic Beverage Production Establishments.
Project Summary /Issues
Due to recent changes in Minnesota state law, the City Clerk's office has begun updates to the City
Code to allow liquor licenses for alcoholic beverage production establishments, such as brewer
taprooms, cocktail rooms, microdistilleries, and small breweries. The City Code currently allows
breweries in the "I -2" (General Industrial) district. To expand these uses to be consistent with State
law and surrounding cities, the Zoning Code will need to be amended to allow for the above - listed
uses in both the "I-1" (Limited Industrial), and "I -2" districts. These uses, due to their industrial
nature, would not be permitted outside of these zoning districts. The City Attorney's office is
working on an ordinance amendment to address these uses. This is expected to be fairly
straightforward ordinance amendment since other cities have addressed many of the common
concerns raised by the introduction of such establishments in a community.
It should be noted that brewpubs, which have small brewing facilities in addition to a Class I
restaurant, are simply considered Class I restaurants and can locate in any districts where Class I
restaurants are allowed. These districts include the "LB" (Limited Business — as a conditional use);
the "NCC" (Neighborhood Convenience Center — as a permitted use); the "RB" (Retail Business — as
a permitted use); the "I-1" (as a permitted use); the "I -2" (as a permitted use); and various Planned
Development districts.
Budget Impact
N /A.
Attachment(s)
1. Draft Resolution Setting Hearing
CITY OF APPLE VALLEY
PLANNING COMMISSION RESOLUTION NO. 2015 -
A RESOLUTION SETTING A PUBLIC HEARING FOR AMENDING THE
ZONING REGULATIONS RELATING TO ALCOHOLIC BEVERAGE PRODUCTION
ESTABLISHMENTS IN THE CITY OF APPLE VALLEY
WHEREAS, the City of Apple Valley has adopted a Zoning Ordinance dividing the City
into a series of zones providing for a variety of permitted land uses and performance standards in
order to protect the public health safety, and general welfare; and
WHEREAS, due to changes in Minnesota statutes, the Apple Valley Planning Commission
finds that current conditions warrant the consideration of an amendment to the Zoning Ordinance
relating to alcoholic beverage production establishments to regulate breweries, microdistilleries and
alcohol sales for brewer taprooms, cocktail rooms, and Sunday off -sale, and establishing criteria
therefore; and
WHEREAS, Section 155.400 of the City Code of Ordinances provides for such procedure
to effect a rezoning or amendment to the Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Apple Valley, Dakota County, Minnesota, that a public hearing before the Apple Valley Planning
Commission be set for September 16, 2015, at 7:00 p.m. to consider an amendment to the Apple
Valley Zoning Regulations concerning alcoholic beverage production establishments.
ATTEST:
ADOPTED this 19 day of August, 2015.
Joan Murphy, Department Assistant
Thomas O. Melander, Chair
PROJECT NAME:
Karamella Addition
PROJECT DESCRIPTION:
• Zoning Amendment to allow for ancillary retail in conjunction with a permitted use in the "I-1",
"1 -2 ", and "BP" zoning districts.
• Subdivision by preliminary plat of 21.58 -acre parcel to create one (1) lot and one (1) outlot.
• Site Plan/Building Permit Authorization for an approximately 69,500 sq. ft. manufacturing and
warehouse facility, and attached 4,200 sq. ft. ancillary retail facility.
STAFF CONTACT:
Margaret Dykes, Planner
DEPARTMENT /DIVISION:
Community Development Department
APPLICANT:
HBP Property Holdings, LLC, and Karamella,
LLC
PROJECT NUMBER:
PC 15- 26 -ZSB
APPLICATION DATE
July 8, 2015
60 DAYS:
September 5, 2015
120 DAYS:
November 4, 2015
city of Apple
Valley
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
6A
August 19, 2015
Land Use
Action Requested
1. Recommend approval of the draft ordinance amendment to allow for ancillary retail in
conjunction with a permitted use in the "I -1" (Limited Industrial), "I -2" (General
Industrial), and "BP" (Business Park) zoning districts.
2. Recommend approval of the preliminary plat of Karamella Addition, a subdivision a 21.58 -acre
parcel to create one (1) lot and one (1) outlot as shown on the plans received in City offices on
August 12, 2015, subject to all applicable City codes and standards, and the following
conditions:
a. All necessary drainage and utility easements shall be dedicated on the plat for any existing
and future public utility infrastructure.
b. The property owner shall dedicate a 26' -wide trail/drainage/utility easement along the east
side of the property to accommodate future bike trail improvements.
c. The property owner shall provide for park dedication for the manufacturing building,
which shall be in cash -in -lieu of land and paid prior to the release of the final plat for
ding.
d. No building permit shall be issued until the final plat of Karamella Addition is filed with
Dakota County Recorder's Office, a Development Agreement is executed by the developer
and City and all the conditions of the executed Development Agreement have been met by
the applicant.
3. Recommend approval of Site Plan/Building Permit Authorization for an approximately 69,500
sq. ft. manufacturing and warehouse facility, and attached 4,200 sq. ft. ancillary retail facility, as
shown on the plans received in City offices on August 12, 2015, subject to all applicable City
codes and standards, and the following conditions:
a. There shall be no operation of the ancillary retail until the adoption and publication of the
amendment to Chapter 155 (Zoning) allowing for ancillary retail in conjunction with a
permitted use.
b. The subject building shall be located on Lot 1, Block 1, Karamella Addition.
c. There shall be a minimum of 196 parking spaces constructed in the first phase of the
development. Any future phases shall require additional parking to meet the needs of the
development per City code.
d. No building permit shall be issued until a Natural Resources Management Permit has been
obtained.
e. Submission of a nursery bid list that confirms the landscape materials and irrigation
system meet or exceed 1 percent of the value of the construction of the building based on
Means Construction Data.
J•
f. The property owner shall install bike racks at the retail store.
g. Additional pedestrian connections from 147 Street shall be made to the retail store.
h. The trash enclosure shall be constructed of the same materials as the primary building.
i. A lighting plan shall be submitted to ensure compliance with the City's photometric
requirements of 1.0 footcandles at the property line, and all lighting shall be arranged and
shielded so as to deflect light away from any adjoining residential uses or public roads.
The property owner shall address the comments raised by the Assistant City Engineer in
his memo dated August 14, 2015.
k. The property owner shall address the comments raised by the Fire Marshal in his memo
dated July 21, 2015.
Project Summary /Issues
Zoning Amendment: The property, located northwest of Johnny Cake Ridge Road and 147 Street
w., is zoned "I -2" (General Industrial). It does not allow for ancillary retail sales. The applicant is
requesting an amendment to the zoning code to allow for ancillary retail sales in conjunction with the
manufacturing facility. The City Attorney has drafted zoning code amendments that would allow
ancillary retail sales as a permitted accessory use in conjunction with a permitted use provided the retail
does not exceed 15% of the total floor area or 5,000 sq. ft., whichever is smaller. This will allow a
tenant to have a retail operation to sell products manufactured or warehoused on the site. In staff s
opinion, allowing a small amount of retail in conjunction with a manufacturing or retail facility does not
detract from the overall industrial use of the property.
Subdivision: The applicant is requesting a subdivision by preliminary plat of the subject 21.58 -acre site
into one lot and one outlot. The revised preliminary plat shows Lot 1 will be 11.11 acres, and Outlot A
is shown as 8.21 acres. A 26' wide drainage /utility easement is now shown on the plat along Johnny
Cake Ridge Road; however, it should be modified so that it allows for the installation of a bike trail in
this area. An 8'-wide bike trail must be constructed on the applicant's property within the easement.
The bike trail will be installed at the time of road improvements for Johnny Cake. A stormwater
infiltration area has been incorporated into Lot 1 and a drainage /utility easement has been placed over it.
All necessary drainage and utility easements are shown on the preliminary plat, though some may need
to be modified.
H: \DEVELOPM\2015 Projects\Karamella \081915 PC report.docx
2
Site Plan: The site plan shows an approximately 69,500 sq. ft. manufacturing/warehouse facility, and
attached 4,200 sq. ft. ancillary retail facility. The total building area is about 73,700 sq. ft. The plan
shows a layout for a future expansion, which would increase the building area by approximately 85,280
sq. ft., bringing the maximum building area to 158,939 sq. ft. A roof parapet or a screen immediately
surrounding the unit must screen all rooftop mechanicals. The screening material must be at least the
same height as the mechanical unit. The trash and recycling enclosure is located at the north end of the
loading docks; the applicant states it will be screened by precast panes and metal gates that will be
integrated into the building design. They have submitted photos of the trash enclosure of their current
location and state the new one will be similar in design. This is consistent with City Code. A lighting
plan will be required to ensure that no light trespass in excess of 1.0 footcandles will occur. All
lighting fixtures must be downcast, shielded, and arranged to deflect light away from any adjoining
residential zone or public streets. The plan shows one pedestrian connection from public sidewalk on
147 Street W. to the site. Because of the retail component to the site, the applicant should install
additional sidewalk connections.
The revised site plan shows a right - in/right -out access to Johnny Cake, due to the traffic volume. An
island in this drive will prevent illegal left turns into the site at this location. Future improvements to
Johnny Cake, including a signal, will be monitored by the City and made when it is determined the
improvements are needed. There are two driveways accessing 147 Street W. (also a collector), which
will provide full access. Driveway widths meet City requirements. Right -turn lanes are shown 147
Street, as required.
The Assistant City Engineer has reviewed the revised grading plan and has no major outstanding issues,
with the exception that a drainage /utility easement must be placed over that portion of Outlot A where
the grading for the infiltration area on Lot 1 is located. The revised plan shows a mix of deciduous and
evergreen trees, and now meets the Code requirement at least 1.5% of the cost of building materials.
The Natural Resources Coordinator has some minor comments regarding the placement of some trees,
but no major issues.
The building materials consist of a Double Tee pre -cast concrete panel, with a mix of smooth and rough -
faced aggregate. The applicant states they will work with City staff to continue to refine the retail
design.
Public Hearing: The public hearing was held August 5, 2015. The comments are addressed in the body
of this report.
Budget Impact
N/A
Attachment(s)
1. Location Map
2. Comprehensive Plan Map
3. Zoning Map
4. Draft Zoning Amendment
5. Revised Preliminary Plat
6. Revised Site Plan
7. Revised Grading and Drainage Plan
8. Revised Storm Sewer Plan
9. Revised Utility Plan
10. Revised Landscape Plan
11. Preliminary Floor Plan
12. Elevations
H:\DEVELOPM\2015 Projects \Karamella \081915 PC report.docx
3
13. Photo Sample of Exterior
14. Photo Samples of Trash Enclosure
15. Traffic Impact Study Analysis
16. Traffic Impact Study
17. Revised City Engineer Memo
18. Fire Marshal Memo
Property Location:
Northwest of Johnny Cake Ridge Road and 147 Street W.
Legal Description:
A parcel of land located in the East Half of the Southwest Quarter of Section 26, Township 115,
Range 20, Dakota County, Minnesota, more particularly described as follows:
Commencing at the South quarter corner of said Section 26; then North 00 degrees 05 minutes
31 seconds East along the East line of said East '/2 of the Southwest % a distance of 1957.76 fee
to the point of beginning; thence South 89 degrees 51 minutes 01 seconds West a distance of
655.87 feet; thence 583.57 feet along the arc of a tangential curve concave southerly having a
radius of 2045.00 feet, central angle of 16 degrees 21 minutes 01 seconds; thence South 73
degrees 30 minutes 00 seconds West a distance of 101.63 feet to the west line of the said East 1/2
of the Southwest '/ ; thence North 00 degrees 02 minutes 52 seconds West along said west line
of the East %2 of the Southwest 1/4 a distance of 799.83 feet to the North line of said East '/2 of the
Southwest 1/4; thence North 89 degrees 53 minutes 15 seconds East along the said north line of
East 1/2 of the Southwest % a distance of 1330.55 feet to the east line of said East ' /2 of the
Southwest 1/4; thence South 00 degrees 05 minutes 31 seconds West along said East line of the
East 1/2 of the Southwest '/ a distance of 687.66 feet to the point of beginning there terminating.
Comprehensive Plan
Designation
"IND" (Industrial)
Zoning Classification
"I -2" (General Industrial)
Existing Platting
Unplatted.
Current Land Use
Vacant.
Size:
21.58 acres
Topography:
Generally flat.
Existing Ve • etation
Crops.
Other Significant
Natural Features
None identified
Adjacent
Properties/Land Uses
NORTH
Johnny Cake Ridge Park West
Comprehensive Plan
"P" (Park) and "INS" (Institutional)
Zoning /Land Use
"P" (Institutional)
SOUTH
Former Hanson Site
Comprehensive Plan
"IND" (Industrial)
Zoning/Land Use
"I -2" (General Industrial)
EAST
Vacant property (Patina Addition) and Uponor
Comprehensive Plan
"IND" (Industrial)
Zoning /Land Use
"1 -1" (Limited Industrial)
WEST
Apple Valley Business Campus
Comprehensive Plan
"IND" (Industrial)
Zoning/Land Use
"I -2" (General Industrial)
Existing Conditions
Comprehensive Plan: The site is guided "IND" (Industrial) in the City's Comprehensive Guide Plan, and
the proposal is consistent with the Comprehensive Plan. No change to the Comprehensive Plan designation
is requested.
Zoning: The property is zoned "I -2" (General Industrial), which allows for manufacturing, office,
warehouse, and similar more intensive industrial uses. It does not allow for ancillary retail sales. The
applicant is requesting an amendment to the zoning code to allow for ancillary retail sales in conjunction
with the manufacturing facility. City staff has reviewed other cities' ordinances, and there are several that
allow ancillary retail in industrial zones, generally with conditional use permits though some allow as
permitted uses or permitted accessory uses. The City Attorney has drafted amendments to the zoning code
that would allow ancillary retail sales as a permitted accessory use in conjunction with a permitted use
provided the retail does not exceed 15% of the total floor area or 5,000 sq. ft., whichever is smaller. This
H: \DEVELOPM\2015 Projects \Kararnella \081915 PC report.docx
KARAMELLA ADDITION
PROJECT REVIEW
4
will allow a tenant to have a retail operation to sell products manufactured or warehoused on the site. The
total area of the subject building is 73, 700 sq. ft.; the retail is approximately 4,200 sq. ft. or 6% of the total
building area. In City staffs opinion, allowing a small amount of retail in conjunction with a manufacturing
or retail facility responds to the needs of existing and future businesses. Many warehousing and
manufacturing businesses will have some small amount of sales for older product they want to sell, or to
entice customers for larger sales. This is customary and does not detract from the overall industrial use of
the property. To ensure there is sufficient parking, an ancillary retail space should be required to conform to
the parking standards now in place for other retail uses.
Subdivision: The applicant is requesting a subdivision by preliminary plat of the subject 21.58-acre site
into one lot and one outlot. The revised preliminary plat shows Lot 1 will be 11.11 acres (483,758 sq. ft.),
and Outlot A is shown as 8.21 acres (357,458). The remaining property is dedicated for right -of -way for
147 Street and Johnny Cake Ridge Road. A 26' wide drainage /utility easement is now shown on the plat
along Johnny Cake Ridge Road; however, it should be modified so that it allows for the installation of a
bike trail in this area. A stormwater infiltration area has been incorporated into Lot 1 and a drainage /utility
easement has been placed over it. All necessary drainage and utility easements are shown on the
preliminary plat, though some may need to be modified. There is a private pipeline easement in the
southeast comer of Lot 1. Though this is a private easement, the applicant should be aware that the owner
of the pipeline, Magellan, generally does not allow encroachments into the easement.
Recreation Issues: The development requires park dedication. The proposed building will be
required to provide cash -in- lieu -of -land as part of the building permit authorization. The park dedication
fee will be collected with the building permit. Any future expansion of the building for additional
manufacturing /warehousing /retail will require additional park dedication to accommodate future
employees. The City's Comprehensive Plan calls out the west side of Johnny Cake Ridge Road as a
location to install missing bike trail. An 8' -wide bike trail must be constructed on the applicant's
property within the easement. The bike trail will be installed at the time of road improvements for Johnny
Cake, which is anticipated to occur within the next 5 years.
Site Plan: The revised site plan shows an approximately 69,500 sq. ft. manufacturing /warehouse facility,
and attached 4,200 sq. ft. ancillary retail facility located on the southeast area of the site. The total building
area is about 73,700 sq. ft. This is approximately 17% of the lot area. The plan shows a layout for a future
expansion, which would increase the building area by approximately 85,280 sq. ft., bringing the maximum
building area to 158,939 sq. ft. The building coverage with a future expansion would be about 37 %; this
complies with the Code, which allows a maximum building coverage of 45% (192,884 sq. ft.).
The building is approximately 27 feet tall, which is below the maximum 40 foot height allowed by the
Code. The loading docks are located on the northwest side of the building and conform to City standards.
The trash and recycling enclosure is located at the north end of the loading docks; the applicant states it will
be screened by precast panes and metal gates that will be integrated into the building design. They have
submitted photos of the trash enclosure of their current location and state the new one will be similar in
design. The plan does not indicate where building mechanicals will be located, though the applicant has
stated these will be located on the roof. All rooftop mechanicals must be screened by a roof parapet or a
screen immediately surrounding the unit. The screening material must be at least the same height as the
mechanical unit.
A lighting plan will be required to ensure that no light trespass in excess of 1.0 footcandles will occur.
The applicant has stated a lighting plan will be submitted as part of the final submission packet for
review. All lighting fixtures must be downcast, shielded, and arranged to deflect light away from any
adjoining residential zone or public streets.
H:ADEVELOPM\2015 Projects \Karamella \081915 PC report.docx
5
Parking: The proposed building requires 139 parking spaces; the plan shows 196 spaces. Also
shown on the plan are spaces for tour bus parking that could accommodate large school buses and leave a
24' wide drive aisle. With the future building addition, the site will require an estimated 266 spaces,
depending on the final use of the space. The plan shows 48 future parking spaces, bringing the total spaces
shown to 244. The plan indicates 24 additional parking spaces will be placed in the tour bus parking area,
and the parking for tour buses will be shifted farther to the north. Staff is satisfied the parking plan meets
the Code requirements.
The employee and customer parking lots are separated by a landscape island. On -site directional signage
would assist with directing traffic. The applicant has stated they will review the installation of the signs.
Street Classifications /Accesses /Circulation: The site is accessed by one drive intersecting with
Johnny Cake Ridge Road, which is a collector road. The revised site plan shows a right - in/right -out access
to Johnny Cake, due to the traffic volume. An island in this drive will prevent illegal left turns into the site
at this location. Future improvements to Johnny Cake, including a signal, will be monitored by the City and
made when it is determined the improvements are needed.
There are two driveways accessing 147 Street W. (also a collector), which will provide full access.
Driveway widths meet City requirements. Right -turn lanes are shown 147 Street, as required.
Pedestrian Access: The plan shows one pedestrian connection from public sidewalk on 147 Street
W. to the site. Because of the retail component to the site, the applicant should install additional sidewalk
connections. Staff believes there are locations for additional pedestrian connections from 147 Street.
There are sidewalks surrounding the building connecting to the parking areas.
Signs: Signs and /or sign structures are not included as part of the building permit authorization.
A separate sign permit must be approved before any ground or building signage may be installed. The
code allows one (1) ground sign for the site. The ground sign must be located at least 13 feet from the
property line.
Grading Plan: The Assistant City Engineer has reviewed the revised grading plan and has no major
outstanding issues, with the exception that a drainage /utility easement must be placed over that portion of
Outlot A where the grading for the infiltration area on Lot 1 is located.
Availability of Municipal Utilities: Municipal utilities are available to the site. There are not major
outstanding issues with the revised utility plan.
Landscape Plan: The revised plan shows a mix of deciduous and evergreen trees. The plan now meets
the Code requirement at least 1.5% of the cost of building materials based on Means Construction Data.
The Natural Resources Coordinator has reviewed the plan and states that trees should not be planted on
the western slopes of the drainage /ponding area in order to keep this area open for future maintenance.
She also suggests the use of ornamental grasses mixed in with day lilies throughout the site.
Elevation Drawings: The building materials consist of a Double Tee pre -cast concrete panel, with a mix of
smooth and rough -faced aggregate. The applicant states they will work with City staff to continue to refine
the retail design.
Public Safety Issues: The Fire Marshal has reviewed the plans, and has some minor comments that the
applicant must address.
Public Hearing Comments: The public hearing was held August 5, 2015. Below is a synopsis of the
comments received followed by staff responses.
H: \DEVELOPM\2015 Projects\Kararnella \081915 PC report.docx
6
• A comment was raised regarding the installation of bike racks. Staff response - The applicant
has stated bike racks will be installed, and staff has included this as a condition of approval.
• A comment was raised regarding the materials used for the trash enclosure. Staff response
The trash enclosure will be constructed of the same material as the building. The applicant has
submitted photos of the trash enclosure of their current location and state the new one will be
similar in design.
• A comment was raised regarding the lighting plan for the site. Staff response — The applicant
is working on a lighting plan, but it was not completed at the time the staff report was sent to the
Planning Commission. The lighting plan must comply with City Code to ensure that no light
trespass in excess of 1.0 footcandles will occur. All lighting fixtures must be downcast, shielded,
and arranged to deflect light away from any adjoining residential zone or public streets.
H: \DEVELOPM\2015 Projects \Karamella \081915 PC report.docx
7
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CITY OF APPLE VALLEY
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF APPLE VALLEY, MINNESOTA, AMENDING
CHAPTER 155 OF THE CITY CODE ENTITLED "ZONING" BY AMENDING
SECTIONS TO ALLOW ANCILLARY RETAIL SALES IN INDUSTRIAL
AND BUSINESS PARK ZONES
The City Council of Apple Valley ordains:
Section 1. Section 155.204 of the Apple Valley City Code is hereby amended by adding
Section 155.204 (F) to read as follows:
§ 155.204 PERMITTED ACCESSORY USES.
*
(F) Retail sales of any service or any product, goods or material produced at or related to the
principle use on site, subject to the following:
1. The retail sales are subordinate to the principle use.
2. The gross floor area used for the retail sales is not more than 15 percent of the total gross
floor area or 5,000 square feet, whichever is less, of the principle building if a single
user /occupant or of the principle user's occupied space if within a multiple -user structure.
3. The retail sales are owned and operated solely by the principle user /occupant of the subject
site.
4. The parking requirements for both the principle use and the retail use as set forth in this
Code are met on the subject site.
Section 2. Section 155.219 of the Apple Valley City Code is hereby amended by adding
Section 155.219 to read as follows:
§ 155.219 PERMITTED ACCESSORY USES.
Within any I -2 district, the following accessory uses, or uses deemed similar by the City Council.,
are permitted:
a Accessory uses permitted in the I -1 districts shall also be permitted in the I -2 districts.
(B) Retail sales of any service or any product, goods or material produced at or related to the
principle use on site, subject to the following:
1. The retail sales are subordinate to the principle use.
2. The gross floor area used for the retail sales is not more than 15 percent of the total gross
floor area or 5,000 square feet, whichever is less, of the principle building if a single
user /occupant or of the principle user's occupied space if within a multiple -user structure.
3. The retail sales are owned and operated solely by the principle user /occupant of the subject
site.
DRAFT
4. The parking requirements for both the principle use and the retail use as set forth in this
Code are met on the subject site.
Section 3. Section 155.233 of the Apple Valley City Code is hereby amended by revising
Section 155.233 to read as follows:
§ 155.233 PERMITTED ACCESSORY USES.
fA) Within any BP district, the uses or uses deemed similar by the City Council as listed in §
155.093 shall be permitted accessory uses.
(B) Retail sales of any service or any product, goods or material produced at or related to the
principle use on site, subject to the following:
1. The retail sales are subordinate to the principle use.
2. The gross floor area used for the retail sales is not more than 15 percent of the total gross
floor area or 5,000 square feet, whichever is less, of the principle building if a single
user /occupant or of the principle user's occupied space if within a multiple -user structure.
3. The retail sales are owned and operated solely by the principle user /occupant of the subject
site.
4. The parking requirements for both the principle use and the retail use as set forth in this
Code are met on the subject site.
ATTEST:
Section 4. Effective Date. This ordinance shall take effect upon its passage and publication.
PASSED this day of , 2015.
Pamela J. Gackstetter, City Clerk
Date Ordinance Adopted:
Date Ordinance Published in Legal Newspaper:
Date of Public Hearing:
Mary Hamann - Roland, Mayor
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B®LTON & MINK, IN
Date: August 12, 2015
To: City of Apple Valley, MN
Front: Bryan T. Nemeth, P.E., PTOE
Michael Boex, P.E.
Subject: Traffic Impact Study Review
Karamella LLC Development
Consulting Engineers & Surveyors
12224 Nicollet Avenue • Burnsville, MN 55337
Phone (952) 890 -0509 • Fax (952) 890 -8065
www.bolton- menk.com
MEMORANDUM
I hereby certify that this report was prepared by me or under my direct supervision and that I am
a duly Registered Professional Engineer under the laws of the State of Minnesota.
Forecasts
Introduction
Bryan T. N,meth, P.E., PTOE
43354 August 12, 2015
Reg. No. Date
The Traffic Impact Study (TIS) for the Karamella Development dated August 7, 2015 and an updated
site access plan was reviewed to determine if and how the development impacts the traveling public.
Overall, the TIS appears to be accurate and shows few transportation concerns on an operational basis.
There are some geometric and connection items of concern that will impact the public transportation
system.
Forecasts are provided for both 2016 and 2025 with and without the site. The TIS forecasts appear to
be accurate based on the trip generation manual rates and anticipated background traffic increase in the
community. The total number of trips into and out of the site appears to be accurate for a facility of the
proposed size. While trips associated with the retail portion may be higher and the light industrial lower
during the peak hours, the overall trips appear to be accurate and are assigned to the access driveways
as anticipated.
Operations
The adjacent intersections are anticipated to be able to handle the additional influx of projected traffic
from the development as indicated in the study provided. Based on the 2015 traffic counts, the
intersection of Johnny Cake Ridge Road (JCRR) and 147 Street does meet justification for a signal
H:\APVA\N15103965 \General Projects120151Karamella LLC Development \2015- 08- 12_Karamella TIS Review.docx
DESIGNING FOR A BETTER TOMORROW
Bolton & Menk is an equal opportunity employer
Roadway
Segment
Existing
AADT
AADT
Increase from
Trans. Hub
Proposed
AADT
%
Change
in AADT
Daily
Roadway
Capacity*
Max Volume
to Capacity
Ratio
JCRR
(N of 147
7,900
140
8,040
1.8%
18,000 to
22,000
0.45
JCRR
(S of 147th)
6.500
250
6,750
3.8%
18,000 to
22,000
0.38
Upper 147"
(E of JCRR)
3,000
150
3,150
5.0'4
15,000 to
18,000
0.21
147'
(W of JCRR)
4,700
130
4.830
2.8%
15,000 to
18,000
0.32
Page 2
but can operate effectively under all -way stop control. Future 2015 operational analysis with a signal or
roundabout would provide different results, but would not be anticipated to affect the results indicating
that the development traffic does not negatively impact the adjacent intersection operations.
Public Roadway System Impacts
It is anticipated that the development traffic would be effectively dispersed throughout the public
roadway system as defined in the study. The traffic increase from the development (670 trips per day)
to other roadways and intersections is anticipated to be minimal compared to the overall background
traffic increase based on the following.
*Daily Roadway Capac'ty Range based on the Highway Capacity Manual procedures for the lanes, area type, surrounding
land uses and access, and type of roadway
Generally, a volume to capacity (V /C) ratio should be less than 1.00 with a goal of less than 0.85 to
allow for increases during special events and other special conditions. All of the intersections studied
have V/C ratios less than 0.85 and the change in traffic volume is less than or equal to 5% for the
surrounding public roadway system. Operations analysis at the intersections included in the study is
appropriate.
147" Street Access
The westbound stopping sight distance from the intersection of Johnny Cake Ridge Road (JCRR) is
250 feet. The intersection sight distance for a right turn maneuver out of the site access is 335 feet and
for a left turn maneuver is 390 feet. The eastern 147 Street access for the site is 320 feet west of JCRR
while the exit out from the centerline of JCRR is at 380 feet. This access is considered to be an
acceptable location meeting the stopping sight distance and approximately meeting the intersection
sight distance. The distance between the eastern and western 147t Street access is 370 feet. With the
stopping sight distance and intersection sight distance, the western access location is considered to be
acceptable. The western access should be aligned and coordinated with any possible access or roadway
on the south side of the roadway.
The length of the right turn lane should be long enough to provide for a vehicle to decelerate 10 mph or
Less in the through lane. According to the "Design of Turn Lane Guidelines" by MnDOT dated July
H:IAPVAIN 151039651General Projects 120151Karamella LLC Development 12015- 08- 12_Karamella TIS Review.docx
DESIGNING FOR A BETTER TOMORROW
Bohon & Menk is an equal opportunity employer.
Page 3
2010, the minimum deceleration distance, with no deceleration in the through lane, should be 180 feet
at 35 mph. The taper should be at least 5:1 with a 60 foot length under a constrained roadway
condition. The west access meet these requirements but the east access does not. The east access right
turn lane length should be extended if possible.
Outlot A, west of Karamela, should have a driveway connection to share the proposed west Karamella
access to 147 Street. The proposed location does not have acceptable intersection sight distance to the
west access so considerations for potential access restrictions may be needed. Allowing access between
the sites to a shared access would limit conflict points and provide for all movements if access
restrictions are even completed. A right turn lane conforming to the same requirements as the other
accesses is also recommended.
Johnny Cake Ridge Road Access
The access onto JCRR, is proposed as a right -in /right -out access 600 feet north of 147th Street. The
functional area for the southbound movement to 147t is calculated to be 670 feet. The spacing between
the stop bar at 147"' Street and the beginning of the southbound right turn lane for the access is 700
feet. Additionally, the southbound stopping sight distance from 144th Street is 360 feet. Consequently, a
full access would not be acceptable. The proposed right - in/right -out access is considered to be
acceptable.
While there is an island to orientate exiting vehicles to southbound JCRR, this feature may not prevent
all motorists from turning north. A median may need to be constructed in the future along the access to
prevent illegal maneuvers. This median should be constructed if there are safety issues.
The length of the right turn lane should be long enough to provide for a vehicle to decelerate 10 mph or
less in the through lane. According to the "Design of Turn Lane Guidelines" by MnDOT dated July
2010, the deceleration length should be 180 feet at 45 mph with a 10 mph deceleration in the through
lane. The deceleration in the through lane is considered to be appropriate with the multiple through
lanes. The taper should be at least 5:1 with a 60 foot length under a constrained roadway condition. The
right turn lane into the access meets the appropriate design distances.
Internal Site Circulation
Review of the internal site circulation was conducted to determine if the circulation patterns would
have any effect on the public roadway system. The location of the parking and loading /unloading areas
in relation to the access driveways is not anticipated to result in negative impacts to the adjacent street
system. Access to Outlot A should be provided from the west access to 147 Street. This connection
should be north of the currently proposed internal t- intersection to minimize the conflicts near 147t
Street. As such, the internal access to the parking lot on the west side of the site should also be moved
further north to provide additional stacking distance to 147th Street.
Conclusions and Recommendations
The development impacts are identified in the study. The proposed site access configurations may need
to be adjusted based on safety guidance. The primary review conclusions and recommendations are
provided below.
• The trip increase from the development is not anticipated to negatively affect the surrounding
roadway system.
H:IAPVAIN 1 5 1 039 651General Projects120151Karamella LLC Development 12015- 08- 12_Karamella TIS Review.docx
DESIGNING FOR A BETTER TOMORROW
Bolton & Menk is an equal opportunity employer.
ave
• The proposed access configurations and locations as discussed in this memo are deemed to be
appropriate.
• The proposed right turn lanes into the east site access on 147t Street should be lengthened to
120 feet if possible.
• The west access on 147th Street should be aligned with a future roadway or driveway to serve
the development area to the south.
• Outlot A should have an access connection to the west Karamella site access with appropriate
agreements in place. This connection should be placed as far north as possible from the
currently proposed internal t- intersection and the current t- intersection connection to the
parking lot should be placed further north across from it.
• The access drive along 147 Street to Outlot A should include a 120 foot westbound right turn
lane with a 60 foot taper.
• A median may need to be constructed in the future along JCRR north of 147' Street if illegal
maneuvers from the proposed access right -in /right -out occur or there are safety concerns.
Based on the recent traffic data included in the study, the intersection of Johnny Cake Ridge Road at
147t Street meets the justification for a signal or roundabout. Given current operations are acceptable
based on service levels, it is recommended the operation of the intersection be monitored until such a
time that a change in intersection control is appropriate. Under signal control, northbound and
southbound left turn lanes should be constructed. This change is not a consequence of the development
traffic increase.
Ii: \APVA1N15103965\General Projects12015 \KaramellaLLC Developmen12015- 08- 12_KaramellaTIS Review.docx
DESIGNING FOR A BETTER TOMORROW
Bolton & Menk is an equol opportunity employer.
Karamella Addition Traffic Impact Study
Apple Valley, Dakota County, MN
August 7, 2015
Prepared by
WSB
tf : issocialc's, /nr
WSB and Associates
701 Xenia Avenue South, Suite 300
Minneapolis, MN 55416
763 - 541 -4800
WSB Project 02972 -030
TABLE OF CONTENTS
Introduction 1
Existing Transportation System 5
Analysis Process 5
Transportation Scenarios 6
Summary 19
TABLE OF FIGURES
Figure 1. Study Area and Proposed Development Location 3
Figure 2. Study Intersections 4
Figure 3. Intersection Level of Service Thresholds 6
Figure 4. Existing A.M. Peak Hour Turning Movement Counts 7
Figure 5. Existing P.M. Peak Hour Turning Movement Counts 7
Figure 6. Existing Average Daily Traffic Volumes 8
Figure 7. Development Trip Distribution Percentages 11
Figure 8. Phase 1 Development Generated A.M. Peak Hour Turning Movement Volumes 12
Figure 9. Phase 1 Development Generated P.M. Peak Hour Turning Movement Volumes 12
Figure 10. 2016 Build Condition A.M. Peak Hour Turning Movement Volumes 13
Figure 11. 2016 Build Condition P.M. Peak Hour Turning Movement Volumes 13
Figure 12. Full Build Development Generated A.M. Peak Hour Turning Movement Volumes 15
Figure 13. Full Build Development Generated P.M. Peak Hour Turning Movement Volumes 15
Figure 14. 2025 Build Condition A.M. Peak Hour Turning Movement Volumes 16
Figure 15. 2025 Build Condition P.M. Peak Hour Turning Movement Volumes 16
Figure 16. 2016 Build and 2025 Build Average Daily Traffic Volumes 17
TABLE OF TABLES
Table 1. Existing A.M. and P.M. Peak Hour Measures of Effectiveness 9
Table 2. Phase 1 Trip Generation for the Proposed Karamella Addition 10
Table 3. 2016 Build Scenario A.M. and P.M. Peak Hour Measures of Effectiveness 14
Table 4. Full Build -Out Trip Generation for the Proposed Karamella Addition 14
Table 5. 2025 Build Scenario A.M. and P.M. Peak Hour Measures of Effectiveness 18
INTRODUCTION
The purpose of this report is to summarize the expected traffic impacts of the proposed
Karamella Addition in Apple Valley, Dakota County, Minnesota.
The site of the proposed development, which is presently undeveloped, is bordered on the
south by 147 Street W and on the east by Johnny Cake Ridge Road. To the north of the site
are several recreational uses (aquatic center, ball fields, Eastview High School facilities) and to
the west is the Apple Valley Business Campus. See Figure 1 for the study area. The proposed
development will be comprised of a candy manufacturing facility with office space,
warehousing and a retail component. The goal of this traffic analysis is to determine the impact
of the proposed development on the local roadway network, and specifically, the following
intersections in the vicinity of the proposed development (shown in Figure 2):
1. 147 Street W and the West Development Access
2. 147 Street W and the East Development Access
3. 147 Street W and Johnny Cake Ridge Road
4. The North Development Access and Johnny Cake Ridge Road
Proposed Development Characteristics
The proposed development (shown in Figures 1 and 2), is planned to be built in two phases.
The first phase includes 74,500 sf of manufacturing space and a 3,500 retail area. The
manufacturing space includes approximately 3,000 sf of office space as well as warehousing
and shipping operations. The second phase will include an expansion to the manufacturing
area totaling 86,500, which includes a similar amount of office and warehousing space. The
first phase of the proposed development will be built in 2016, with the expansion occurring by
2025. For the purpose of this study traffic operations were evaluated for existing conditions
and for the years 2016 and 2025.
Summary of Findings
• The proposed development is expected to be built in two phases.
o The initial phase is expected to generate 669 daily trips.
• This includes 80 trips during the a.m. peak hour and 96 trips during the
peak hour.
o The full build -out is expected to generate 1,290 daily trips.
• This includes 170 trips during the a.m. peak hour and 191 trips during the
peak hour.
Page 1
• Based on requirements by the City of Apple Valley, the three accesses for the proposed
development will be constructed with exclusive right turn lanes for 147 Street W and
Johnny Cake Ridge Road. The access on Johnny Cake Ridge Road will be built with a
pork chop island as a right -in /right out only.
• The intersection of 147 Street W and Johnny Cake Ridge Road operates in an
acceptable manner under peak hour existing conditions, with minimal delay and a
maximum v/c ratio of 0.47.
K U29I -a :n IraOic Karamdla I rallic Study Rcpon.doca
Page 2
• Under 2016 Build conditions the analysis results show the 147 Street W and Johnny
Cake Ridge Road intersection continues to operate in an acceptable manner. Expected
delays are minimal, and the maximum peak hour v/c ratio is 0.49. The access
intersections also operate acceptably during both peak hours, with minimal delay and
low v/c ratios.
• Under the 2025 Build conditions the analysis results show the 147 Street W and
Johnny Cake Ridge Road intersection continues to operate in an acceptable manner.
Expected delays increase, but are well below the LOS D threshold, and the maximum
peak hour v/c ratio is 0.58. The three proposed development access intersections are
expected to continue to operate acceptably during both peak hours, with minimal
delays for the stop controlled approach and low v/c ratios.
K 02912.0301 relk Traffic Sludv Report dat
Johnny Cake Ridge Road
41 At 11/21
ESInfttdc
_
Johnny Cake
Ridge Road
EXISTING TRANSPORTATION SYSTEM
The site for the proposed development is presently undeveloped, and generally used for
agricultural purposes. The site presently generates no trips. It is bound on the west and north
by commercial /industrial and recreational uses, on the south by 147 Street W and no the east
by Johnny Cake Ridge Road. Figure 1 shows the study area.
147 Street W is a three -lane minor collector roadway from Galaxie Avenue to the west
through the intersection with Johnny Cake Ridge Road where it becomes Upper 147 Street W,
and past Pilot Knob Road to the east where it turns south and becomes Embry Path. 147
Street W is posted at 35 mph.
Johnny Cake Ridge Road is a four -lane undivided major collector. Johnny Cake Ridge Road
begins at CR 42 to the south and runs north past CSAH 38 and into the City of Eagan. The speed
limit for Johnny Cake Ridge Road is 45 mph.
The following describes the geometry and traffic control at the existing study intersection:
• 147 Street W and Johnny Cake Ridge Road - This is a four - legged, all -way stop -
controlled intersection. The north and south approaches each provide two lanes, a
shared through /left and a shared through /right. The east and west approaches are
served by one left turn lane, one through lane and one right turn lane.
ANALYSIS PROCESS
The purpose of this analysis is to determine the existing, build and full build traffic operations
for the roadway network within the vicinity of the proposed development. The following
summarizes the study process and evaluation results.
Analysis Tool
Synchro /SimTraffic analysis software was used to analyze the existing and forecast traffic
volumes. Synchro9 is a traffic operations analysis software package that implements the
methodologies of the Highway Capacity Manual (HCM). Data from Synchro9 is transferred to
SimTraffic9, a detailed microscopic model that considers vehicle driver behavior, detailed
interaction of vehicles with each other and the roadway between adjacent intersections,
random behavior of drivers, and the delay for individual vehicles throughout the peak hour.
Synchro9 uses the HCM methodology to analyze intersection operations through one cycle of a
traffic signal while SimTraffic9 simulates the operation of the network of traffic signals through
multiple cycles over a specified period of time (e.g., 60 minutes). All analysis results are from
SimTraffic9 and are based on the average of six SimTraffic9 model runs for each peak hour and
scenario.
Intersection Level of Service
The ability of an intersection to process traffic is affected by the number and type of vehicles,
desired turning movements, intersection geometrics, and traffic control devices. Intersection
level of service (LOS) differs from segment LOS in that the quality of traffic operations is defined
as the delay to vehicles caused by the intersection's traffic control rather than the ratio of
Page 5
K.n_'91? -010 Traffic.Karamclla 112lli, SIUdv R 011.dWN
vehicle volumes to roadway capacity. Intersection LOS typically focuses on operations during
the periods of the day with the highest traffic volumes, whereas segment LOS is based on traffic
volumes over an average 24 -hour period. Thus, the intersection LOS analysis gives a "worst -
case" result for each intersection and more clearly identifies operational problems at the
intersections.
The intersection operational analysis process includes determining the LOS for the key
intersections under the existing peak hour traffic conditions. The City of Apple Valley requires
that Level of Service C or better shall be maintained for Build conditions and a Level of Service D
or better for the 10 -year Build conditions. In addition to LOS requirements, the intersection
volume to capacity ratios (v /c) shall be kept under 0.85. Figure 3 presents the intersection LOS
thresholds, in terms of seconds of vehicle delay, as defined in the HCM.
Figure 3. Intersection Level of Service Thresholds
80 -
55—
35-
20 -
10-
LC6 E
LOS D
LOS C
LOS B
LOS A
LOS F
Congested
. —
1. _
. I
Not
Congested
Signalized Intersection
80-
35-
25-
15-
10-
LOS E
LOS D
LOS C
LC6 B
LOS A
LOS F
Congested
1
Not
.Congested
Unsignalized Intersection
SOURCE: Highway Capacity Manual, 2010.
TRANSPORTATION SCENARIOS
Three transportation scenarios were analyzed for the proposed development. These scenarios
included the following:
• Year 2015 Existing Conditions
• Year 2016 Build Conditions
• Year 2025 Build Conditions
Year 2015 Existing Conditions
The existing conditions establish a baseline from which to compare future traffic operations
with the addition of the proposed development.
Study intersection turning movement volumes for this scenario were obtained from the
previously completed Traffic Impact Study for ISD 196 Transportation Hub in Apple Valley, MN,
by Wenck Associates dated May 8, 2015. The turning movement counts were collected in April
2015. Existing peak hour turning movement volumes are shown in Figures 4 and 5.
Page 6
K i.0I9I 2.0301 ra Ric'Karaniel la franYc Study Report .dm
154
299
Page 7
154
299
0
0
147th Street W
and West Access
Existing A.M.
0
147th Street W
and West Access
Existing P.M.
0
Figure 4. Existing A.M. Peak Hour Turning Movement Volumes
236
219
390
518
Approach Tot.
219
4
t Intesection
Approach Tot.
236
Approach Tot.
d
4
Total
154
1
154
t I r Intesection
Approach Tot.
299
299
Total
0
147th Street W
and East Access
Existing A.M.
0
t
Existing P.M.
0
N
t
N
147th Street W
and East Access
236
390
236
219
219
518
154
299
68
54
32
Figure 4. Existing P.M. Peak Hour Turning Movement Volumes
95
122
82
85
54
104
147t
38
a
E x
348
348
North Access and
JCRR
Existing A.M.
389
389
348
199
147th Street W
and JCRR
Existing A.M.
280
386
499
499
North Access and
JCRR
Existing P.M.
1 414
414
499
350
64
52
41
97
28
1054
913
338
260
Existing average daily traffic volumes (ADT), as collected from MnDOT, are shown in Figure 6.
737
166
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INTERSECTION
F
N
SCENARIO / PK HR
ir
154
299
Page 7
154
299
0
0
147th Street W
and West Access
Existing A.M.
0
147th Street W
and West Access
Existing P.M.
0
Figure 4. Existing A.M. Peak Hour Turning Movement Volumes
236
219
390
518
Approach Tot.
219
4
t Intesection
Approach Tot.
236
Approach Tot.
d
4
Total
154
1
154
t I r Intesection
Approach Tot.
299
299
Total
0
147th Street W
and East Access
Existing A.M.
0
t
Existing P.M.
0
N
t
N
147th Street W
and East Access
236
390
236
219
219
518
154
299
68
54
32
Figure 4. Existing P.M. Peak Hour Turning Movement Volumes
95
122
82
85
54
104
147t
38
a
E x
348
348
North Access and
JCRR
Existing A.M.
389
389
348
199
147th Street W
and JCRR
Existing A.M.
280
386
499
499
North Access and
JCRR
Existing P.M.
1 414
414
499
350
64
52
41
97
28
1054
913
338
260
Existing average daily traffic volumes (ADT), as collected from MnDOT, are shown in Figure 6.
737
166
K - 029124130 IanlPxarune!'a Traffic SO4y k pon.Jo,.
JI
STUDY
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INTERSECTION
F
71
SCENARIO / PK HR
ir
154
299
Page 7
154
299
0
0
147th Street W
and West Access
Existing A.M.
0
147th Street W
and West Access
Existing P.M.
0
Figure 4. Existing A.M. Peak Hour Turning Movement Volumes
236
219
390
518
Approach Tot.
219
4
t Intesection
Approach Tot.
236
Approach Tot.
d
4
Total
154
1
154
t I r Intesection
Approach Tot.
299
299
Total
0
147th Street W
and East Access
Existing A.M.
0
t
Existing P.M.
0
N
t
N
147th Street W
and East Access
236
390
236
219
219
518
154
299
68
54
32
Figure 4. Existing P.M. Peak Hour Turning Movement Volumes
95
122
82
85
54
104
147t
38
a
E x
348
348
North Access and
JCRR
Existing A.M.
389
389
348
199
147th Street W
and JCRR
Existing A.M.
280
386
499
499
North Access and
JCRR
Existing P.M.
1 414
414
499
350
64
52
41
97
28
1054
913
338
260
Existing average daily traffic volumes (ADT), as collected from MnDOT, are shown in Figure 6.
737
166
K - 029124130 IanlPxarune!'a Traffic SO4y k pon.Jo,.
7 Johnny Cake Ridge Road
A Synchro /SimTraffic Model was developed to analyze existing traffic conditions near the
proposed development. Table 1 displays the existing a.m. and p.m. peak hour intersection
delay and level of service results. Currently all movements of the study intersection operate
within the Level of Service C threshold. The v/c ratios for the 147 Street W and Johnny Cake
Ridge Road intersection are 0.41 (a.m.) and 0.47 (p.m.).
Page 9
Table 1. Existing A.M. and P.M. Peak Hour Measures of Effectiveness (MOEs)
Intersection
Location
JCCR & 147th
Approach
NB
WB
SB
EB
Movement Delay* (LOS)
Left
8 (A)
7 (A)
7 (A)
7 (A)
Through
8 (A)
9 (A)
7 (A)
8 (A)
AM Peak
Right
4 (A)
4 (A)
4 (A)
3 (A)
Intersection
Delay* (LOS)
7 (A)
Movement Delay* (LOS)
Left
8 (A)
7 (A)
8 (A)
8 (A)
Through 1 Right
8 (A)
9 (A)
8 (A)
9 (A)
PM Peak
5 (A)
4 (A)
5 (A)
5 (A)
Intersection
Delay* (LOS)
7 (A)
" Delay measured in seconds per eehicle
2016 Build Conditions
The proposed development will have three accesses. Figure 2 shows the three access
intersections and they are described as follows:
1. 147 Street W and West Access — This will be a three - legged, minor approach stop -
controlled intersection. The City of Apple Valley has indicated they will require a right
turn lanes for westbound 147 Street trips entering the development. The east
approach is served by one through lane and the left turn lane that is part of the two -way
left -turn lane ( TWLTL). The west approach is served by one through lane and the newly
constructed right turn lane, and the north (minor) approach provides one shared
left /right turn lane. The West Access will serve the loading docks and the parking area
for primarily manufacturing employees.
2. 147 Street W and East Access — This will be a three - legged, minor approach stop -
controlled intersection. The City of Apple Valley has indicated they will require a right
turn lanes for westbound 147 Street trips entering the development. The east
approach is served by one through lane and the left turn lane that is part of the TWLTL.
The west approach is served by one through lane and the newly constructed right turn
lane, and the north (minor) approach provides one shared left /right turn lane. The East
Access serves the retail facility and parking area for primarily office and retail
employees.
3. 147 Street W and Johnny Cake Ridge Road —This intersection geometry and control is
not changed from the Existing Conditions.
4. North Access and Johnny Cake Ridge Road —This will be a three - legged, right -in /right-
out intersection. A pork chop island will be built for the west approach allowing only
right turns in from southbound Johnny Cake Ridge Road and right turns out from the
development onto southbound Johnny Cake Ridge Road. A southbound right turn lane
will be constructed as part of the development for vehicles accessing the development.
K )2912 -030 Tr,Qic Karamclla traffic Study R ryvm .d�c�
The west approach will be stop controlled. During this scenario, the North Access serves
the retail and office parking areas for vehicles approaching from the north.
In order to represent expected 2016 Build conditions, trips were generated based on the size,
intensity and type of land use in the proposed development. These trips were then distributed
across the roadway network based on distribution percentages derived from the existing traffic
patterns and the locations of expected origins and destinations for this type of
manufacturing /retail facility. The total sum of the existing volumes and the newly generated
and distributed trips resulted in the 2016 Build volumes.
The process of forecasting future traffic includes three key steps:
• Trip Generation,
• Trip Distribution, and
• Trip Assignment.
Trip Generation
Trip generation estimates were developed for the initial phase of the proposed development
using data presented in the ITE Trip Generation, Ninth Edition, 2012. The resulting trips are
shown in Table 2.
Page 10
Table 2. Phase 1 Trip Generation for the Proposed Karamella Addition
Future Use
Total SF
(in 1000s)
AM Trips pM Trips
ITE Code /Description In Out Total In Out Total Weekday Trips
Candy Manufacturing
Retail (Candy) Store
74.5
3.5
(110) General Light Industrial
(820) Shopping Center
68
3
71
8
9
76
4
80
12
7
19
70
7
71
82
14
96
519
150
669
Trip Distribution
The next step in the traffic forecasting process is to establish trip distribution percentages. This
step was completed based on distribution percentages derived from the existing traffic patterns
and the locations of expected origins and destinations for this type of manufacturing /retail
facility. Trip distribution percentages for the proposed development are shown in Figure 7.
Trip Assignment
Trip generation estimates for the proposed development were then assigned to the local
roadway network based on the trip distribution percentages. Development related turning
movement volumes are shown in Figures 8 and 9
The assigned development trips were then added to the existing trips to get the Build Scenario
turning movements. The peak hour 2016 Build volumes are shown in Figures 10 and 11.
K , I :417- 11V,:1 ra lli. Ka, nulls Ira Ric Sht,1 Ream
r
- V4NHH Ifs,
14
10
147th Street W
and West Access
Development A.M.
41
41
4
0
INTERSECTION
F
4
2
147th Street W
and West Access
Development P.M.
7
12
2
5
INTERSECTION
F
9
4
147th Street W
and East Access
Development A.M.
12
53
5
4I
INTERSECTION
F
44
'71
STUDY
!
•40j •ddy
it . dc
7
INTERSECTION
F
SCENARIO / PK HR
71
SCENARIO / PK HR
1!'
44
2
147th Street W
and East Access
Development P.M.
6
13
42
7
"Si
col do
'41
STUDY
INTERSECTION
App. Tot.
y
F
"Si
SCENARIO / PK HR
IO'
Page 12
Figure 8. Phase 1 Development Generated A.M. Peak Hour Turning Movement Volumes
6
1
0
52
10 1 1 42
0
5
61
68
Approach Tot.
4,
4I
t 1 Intesectian
Approach Tot. Total
dJ 4I 4
0
3
�1 I t I r Intesection
Approach Tot. Total
0
Figure 9. Phase 1 Development Generated P.M. Peak Hour Turning Movement Volumes
20
5 1 115
0
t
N
3
t
N
65
77
57
2
4
5
16
16
25
14
24 l
2
7
7
18
14
North Access and
JCRR
Development A.M.
2
2
14
147th Street W
and JCRR
Development A.M.
24
2
North Access and
JCRR
Development P.M.
16
16
3
147th Street W
and JCRR
Development P.M.
15
20
61
25
75
15
KAI29I211 0 lralic'liaramella I ran: SIudy kepon dncx
168
10
147th Street W
and West Access
Build A.M.
41
277
158
236
INTERSECTION
r
303
•
STUDY
t
App. Tot.
,p. Ti
224
INTERSECTION
r
no
SCENARIO / PK HR
r
303
2
147th Street W
and West Access
Build P.M.
7
231
301
224
INTERSECTION
` —
163
4
147th Street W
and East Access
Build A.M.
12
289
159
277
INTERSECTION
` —
343
'r
STUDY
t
'tol - ddy
1d(
226
INTERSECTION
1
SCENARIO / PK HR
r
343
2
147th Street W
and East Access
Build P.M.
6
232
341
226
Page 13
Figure 10. 2016 Build Condition A.M. Peak Hour Turning Movement Volumes
6
1
10
0
5
52
0
42
451
586
Approach Tot.
r
4
t I r Intesection
Approach Tot.
Approach Tot.
4,
1
Approach Tot.
Total
t I Intesection
Total
t
N
3
0
0
t
N
20
5 1 1 15
455
595
162
356
70
56
36
111
138
107
99
78
106
45
366
362
North Access and
JCRR
Build A.M.
391
391
362
199
147th Street W
and JCRR
Build A.M
280
410
Figure 11. 2016 Build Condition P.M. Peak Hour Turning Movement Volumes
503
501
North Access and
JCRR
Build P.M.
430
430
506
341
260
357
64
52
59
147th Street W
and JCRR
Build P.M.
52
41
112
28
59
81
24
757
1115
936
1383
181
164
2016 Build Conditions Analysis
The 2016 Build Conditions a.m. and p.m. volumes were used in the Synchro /SimTraffic Model,
which includes the new Development Access intersections. Table 3 displays the 2016 Build
Condition intersection delay and level of service results. The v/c ratios for the for the 147
Street W and Johnny Cake Ridge Road intersection are 0.43 (a.m.) and 0.49 (p.m.).
K • 1)29I _2 -I tI• I raltic'Karamclla lrallic Study Itepon.dncx
o
v Location
c
m
Intersection
147th & West Access
Table
Approach
NB
3. 2016
Build A.M.
AM
and
Peak
P.M. Peak
Intersection
Delay* (LOS)
1 (A)
Hour MOEs
PM
Peak
Intersection
Delay* (LOS)
1 (A)
Movement
Delay*
(LOS)
Movement
Delay*
(LOS)
Left
0 (A)
Through
0 (A)
Right
0 (A)
Left
0 (A)
Through
0 (A)
Right
0 (A)
WB
0 (A)
0 (A)
0 (A)
0 (A)
0 (A)
0 (A)
SB
7 (A)
0 (A)
3 (A)
7 (A)
0 (A)
3 (A)
EB
3 (A)
1 (A)
0 (A)
0 (A)
1 (A)
0 (A)
c
in
14 7th & East Access
NB
0 (A)
0 (A)
0 (A)
0 (A)
0 (A)
0 (A)
0 (A)
0 (A)
WB
0 (A)
2 (A)
1 (A)
0 (A)
1 (A)
1 (A)
SB
6 (A)
0 (A)
0 (A)
7 (A)
0 (A)
3 (A)
EB
2 (A)
0 (A)
0 (A)
3 (A)
1 (A)
0 (A)
0. c
is
JCCR & 147th
NB
9 (A)
9 (A)
5 (A)
8 (A)
9 (A)
9 (A)
4 (A)
8 (A)
WB
7 (A)
9 (A)
4 (A)
7 (A)
9 (A)
4 (A)
SB
7 (A)
8 (A)
4 (A)
8 (A)
9 (A)
6 (A)
EB
7 (A)
8 (A)
4 (A)
8 (A)
10 (B)
5 (A)
c
tri
1=
JCCR &North A ccess
NB
0 (A)
2 (A)
0 (A)
2 (A)
0 (A)
2 (A)
0 (A)
2 (A)
WB
0 (A)
0 (A)
0 (A)
0 (A)
0 (A)
0 (A)
SB
0 (A)
1 (A)
1 (A)
D (A)
1 (A)
0 (A)
EB
0 (A)
0 (A)
0 (A)
0 (A)
0 (A)
3 (A)
i aoie 4. run bulla -uut i rip Generation
Total SF
tor the
AM Trips
Proposed
Kararnella
PM Trips
Addition
Future Use
(in 1000s)
ITE Code /Description
In
Out
Total
In
Out
Total
Weekday Trips
Candy Manufacturing
163.6
(110) General Lghl Industrial
149
17
166
25
152
177
1,140
Retail (Candy) Store
3.5
(820) Shopping Center
3
1
4
7
7
14
150
152
18
170
32
159
191
1,290
Delay measured in seconds per %ehicle
Under 2016 Build conditions all the study intersections are expected to operate acceptably
during both peak hour periods and have v/c ratios of Tess than 0.85.
2025 Build Conditions
In order to represent 2025 Build conditions, trips generated by the full build -out of the
proposed development are added to the expected 2025 traffic volumes. Similar to other
studies in the area, a two percent per year growth factor was applies to the existing volumes to
account for background growth on 147 Street and Johnny Cake Ridge Road. Trip generation
estimates were developed for the full build -out of the proposed development, which includes
86,500 additional sf of manufacturing space (including supporting office and warehousing).
The resulting trips are shown in Table 4.
Page 14
•
One element of the full build -out plan is a driveway around the north side of the lot that will
connect to the North Access, the right -in /right -out on Johnny Cake Ridge Road. This will allow
vehicles accessing the loading docks and parking area for primarily manufacturing employees to
enter from and exit to southbound Johnny Cake Ridge Road. As such, the distribution
percentages do not change from the prior scenario, but the assignment patterns differ slightly.
K n_912.030 :'I rallic titud■ Re tlao
29
21
147th Street W
and West Access
Full Dev A.M.
7 9
80
8
1
0
0
6
4
147th Street W
and West Access
Full Dev P.M.
13
22
2
9
0
0
17
Jo
STUDY
R
col . d dy
gyp. T
79
INTERSECTION
r
7
SCENARIO / PK HR
ir
17
'
STUDY
R
App. Tot.
)p. T
79
INTERSECTION
F
7
SCENARIO / PK HR
r
17
8
147th Street W
and East Access
Full Dev A.M.
24
103
9
79
0
0
77
2
147th Street W
and East Access
Full DevP.M.
8
21
75
13
0
0
The distributed and assigned trips generated by the full build -out of the proposed development
(shown in Figures 12 and 13), added to the 2025 background trips result in the 2025 Build
Condition turning movement volumes (shown in Figures 14 and 15).
2016 Build ADTs based on the distributed trips generated by phase 1 of the proposed
development added to existing volumes, and 2025 Build ADTs based on the distributed trips
generated by full build -out of the proposed development added to background growth factored
volumes are shown in Figure 16.
Figure 12. Full Build Development Generated A.M. Peak Hour Turning Movement Volumes
11
2
0
0
9
97
22 1 0 1 75
120
r
4,
Page 15
0
Approach Tot.
125
t I r Intesection
Approach Tot.
Approach Tot.
4
1
Approach Tot.
Total
4
0
t
N
3
1
t I r Intesection
Total
0
1
N
36
9 1 0 1 27
0
124
134
12
26
102
0
0
3
0
0
26
33
26
43
20
12
0
2
0
12
32
12
North Access and
JCRR
Full Dev A.M.
4
4
15
2
147th Street W
and JCRR
Full Dev A.M.
56 I 0
56
Figure 13. Full Build Development Generated P.M. Peak Hour Turning Movement Volumes
7
North Access and
JCRR
Full Dev P.M.
33
33
28
16
0
0
0
0
1 0
147th Street W
and JCRR
Full Dev P.M.
0
12
0
0
35
0
0
0
7
0
0
39
118
66
149
35
K. [nitriic Study Report dcx,
370
4
147th Street W
and West Access
2025 Build P.M.
13
289
366
276
0
0
217
21
147th Street W
and West Access
2025 Build AM
79
368
196
289
0
0
•10j - ddy
a
STUDY
INTERSECTION
SCENARIO / PK HR
t
. oj'ddy
r„••
r
71
r
205
8
147th Street W
and East Access
2025 Build AM
24
391
197
367
0
0
441
2
147th Street W
and East Access
2025 Build P.M.
8
288
439
280
0
0
App. Tot.
STUDY
INTERSECTIO
SCENARIO / PK HR
ft
App. Tot.
me
r
71
r
Page 16
Figure 14. 2025 Build Condition A.M. Peak Hour Turning Movement Volumes
11
2
0
0
9
97
22 I 0 1 75
0
595
756
Approach Tot.
4)
4 I �►
t 1 f Intesection
Approach Tot.
Approach Tot.
4,
1
Total
1
t 1 Intesection
Approach Tot.
Total
0
0
0
1
N
4
3
1
N
36
9 1 0 I 27
599
765
200
26
466
0
0
87
69
44
0
0
26
149
175
143
20
North Access and
JCRR
2025 Build AM
0
122
5
0
456
436
478
478
439
116 1 245 79
147th Street W
and JCRR
2025 Build AM
341
527
Figure 14. 2025 Build Condition A.M. Peak Hour Turning Movement Volumes
615
610
North Access and
JCRR
2025 Build P.M.
538
538
636
58 1 317
439
63
0
0
129 1 428 I 79
147th Street W
and JCRR
2025 Build P.M.
0
63
0
0
0
0
50
153
34
72
101
29
0
937
1403
1179
1743
237
202
K 1)29I2- O3Otr'. rallic J<aramella Ir fic Study R p rl.dna
7,640
(7,770) Johnny Cake Ridge Road
°
c
o
o
v.
to
3
c
Intersection
Location
147th & West Access
Table
Approach
NB
5. 2025
Movement
Left
0 (A)
Build A.M. and
AM Peak
Delay* (LOS)
Through Right
0 (A) 0 (A)
P.M. Peak
Intersection
Delay* (LOS)
1 (A)
Hour MOEs
PM Peak
Intersection
Delay* (LOS)
1 (A)
Movement
Delay* (LOS)
Left
0 (A)
Through
0 (A)
Right
0 (A)
WB
0 (A)
0 (A) 0 (A)
0 (A)
0 (A)
0 (A)
SB
7 (A)
0 (A)
4 (A)
9 (A)
0 (A)
4 (A)
EB
4 (A)
1 (A)
0 (A)
4 (A)
2 (A)
0 (A)
c
o
2
147th & East Access
NB
0 (A)
0 (A)
0 (A)
0 (A)
0 (A)
0 (A)
0 (A)
0 (A)
WB
0 (A)
2 (A)
2 (A)
0 (A)
1 (A)
2 (A)
SB
14 (B)
0 (A)
3 (A)
10 (B)
0 (A)
3 (A)
EB
3 (A)
0 (A)
0 (A)
3 (A)
1 (A)
0 (A)
O
3
2
JCCR & 147th
NB
12 (B)
11 (B)
6 (A)
10 (B)
13 (B)
11 (B)
6 (A)
11 (B)
WB
8 (A)
11 (8)
5 (A)
9 (A)
12 (B)
6 (A)
SB
12 (B)
11 (B)
8 (A)
13 (B)
13 (B)
10 (B)
EB
9 (A)
9 (A)
4 (A)
12 (B)
12 (B)
6 (A)
c
v,
g
JCCR & North Access
NB
0 (A)
2 (A)
0 (A)
2 (A)
0 (A)
2 (A)
0 (A)
2 (A)
WB
0 (A)
0 (A)
0 (A)
0 (A)
0 (A)
0 (A)
SB
0 (A)
1 (A)
1 (A)
0 (A)
1 (A)
1 (A)
EB
0 (A)
0 (A)
3 (A)
0 (A)
0 (A)
3 (A)
2025 Build Analysis
The 2025 Build Conditions a.m. and p.m. volumes were used in the Synchro /SimTraffic Model,
which includes the new Development Access intersections. Table 5 displays the 2025 Build
Condition intersection delay and level of service results. The v/c ratios for the intersection are
0.54 (a.m.) and 0.58 (p.m.).
Delay measured in seconds per sehicle
Under 2025 Build conditions all the study intersections are expected to operate acceptably
during both peak hour periods and have v/c ratios of less than 0.85.
Page 18
K.'9 ?912- 03u' 'rra Ric Swdy Repon.dcea
SUMMARY
The following summarizes the findings of the traffic study for the proposed Karamella Addition
in Apple Valley, Dakota County, Minnesota:
Page 19
• The proposed development is expected to be built in two phases.
o The initial phase is expected to generate 669 daily trips.
• This includes 80 trips during the a.m. peak hour and 96 trips during the
peak hour.
o The full build -out is expected to generate 1,290 daily trips.
• This includes 170 trips during the a.m. peak hour and 191 trips during the
peak hour.
• The intersection of 147 Street W and Johnny Cake Ridge Road operates in an
acceptable manner under peak hour existing conditions, with minimal delay and a
maximum v/c ratio of 0.47.
• Under 2016 Build conditions the analysis results show the 147 Street W and Johnny
Cake Ridge Road intersection continues to operate in an acceptable manner. Expected
delays are minimal, and the maximum peak hour v/c ratio is 0.49.
• For the 2016 Build scenario, the intersections providing access to the proposed
development were also analyzed. The geometry assumes exclusive right turn lanes for
147 Street W and Johnny Cake Ridge Road at all three of the accesses based on the
requirements identified by the City. The new study intersections operate acceptably
during both peak hours, with minimal delay and low v/c ratios.
• The 2025 Build Conditions were developed using a two percent per year growth rate
from 2015 to 2025, and trips generated by the full build -out of the proposed
development. Under the 2025 Build conditions the analysis results show the 147
Street W and Johnny Cake Ridge Road intersection continues to operate in an
acceptable manner. Expected delays increase, but are well below the LOS D threshold,
and the maximum peak hour v/c ratio is 0.58.
• For the 2025 Build scenario, the intersections providing access to the proposed
development were also analyzed. The three proposed development access
intersections are expected to continue to operate acceptably during both peak hours,
with minimal delays for the stop controlled approach and low v/c ratios.
K:02912.030 I a 1RC`Karamella 1 rallic St.)) Kepon.rkxa
Site
••
••••
••••
• •1
CITY OF Apple
Valley
TO: Maggie M. Dykes, Planner
FROM: Brandon S. Anderson, Asst. City Engineer
DATE: August 14, 2015
SUBJECT: Karamella Addition Preliminary Plat Review
Maggie,
MEMO
Public Works
The following are comments regarding the Karamella site plan dated August 12, 2015. Please
include these items as conditions to approval.
General
• Drainage and Utility easement as shown in Outlot A should be modified to include pond
slopes and the 46' drainage and utility easement along the north property line can be
reduced in size as in only appears to cover the trunk storm sewer.
• 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.
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.
• See attached Memo from Bolton & Menk dated 8/12/15 regarding additional preliminary
traffic impact review requirements.
• Provide additional dimensions on the site plan indicating dimensions to access points,
radiuses, drive lane widths, etc.
• Provide auto turn drawing showing internal circulation of trucks /vehicles.
Grading, Drainage and Erosion Control
• The applicant shall submit a copy of the General Storm Water Permit approval from the
Minnesota Pollution Control Agency pursuant to Minnesota Rules 7100.1000 — 7100.1100
regarding the state NPDES Permit prior to commencement of grading activity.
• 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.
• The proposed stormwater pond and infiltration basin as submitted are sized to
accommodate Lot 1 Block 1 only stormwater requirements.
• The total allowable discharge rate from the site is 3.2 cfs (59 offsite acres x 0.044cfs /acre =
2.6 cfs + 13.5 acres x 0.044 cfs /acre = 0.6 cfs = 3.2 cfs). The proposed discharge rate is 3_1
cfs. (2.6 cfs offsite + 0.5cfs modeled).
• Provide an accessible route (8' min. bench) for future maintenance access to outlet
structure (STMH #22) and stormwater basin. Route should be covered by drainage and
utility easement.
• Consider relocating centroid of pond to the NE so all the pond slopes are included in Lot 1
Block 1.
• Show Buffer line, HWL line for sedimentation pond and infiltration area on the grading
plan.
Storm Sewer
• Provide storm sewer calculations (Rational method) for proposed improvements.
• One FES outlet to stormwater pond is preferred.
Landscape and Natural Resources
• A protective buffer zone in accordance with ordinance 152.57 is required (16.5 feet for
any stormwater pond) and shall be indicated on the plans with appropriate seed mix.
Buffer shall be provided from top of infiltration bench elevation outward 16.5'.
• Because native vegetation can be so hard to establish, provide a 3 year establishment
plan. The plan should have information about when seed will be installed, tasks taken to
prevent weed establishment, and information on the timing to the connection to the
stormwater system.
• 5 trees as shown along the western edge of storm water pond should be relocated to the
south or east side of the pond.
City of Apple
Valley
TO: Maggie Dykes, City Planner
FROM: Roy Kingsley, Fire Marshal
DATE: July 21, 2015
SUBJECT: Karamella Addition
MEMO
Fire Department
• MSFC 503.2.1 Dimensions: Fire apparatus access roads shall have an unobstructed width
of not less than 20 feet except for approved security gates in accordance with section 503.6
and an unobstructed vertical clearance of not less than 13 feet 6 inches.
• MSFC 505.1 Address Numbers: Requires numbers to be visible from the street.
• MSFC 506.1 Key Boxed: Requires building to have an Apple Valley Fire Dept. key box
installed Model S -3 or R -3 with Tamper switch.
• MSFC 903.2: Requires building to have a fire sprinkler system installed.
• MSFC 903.4: Requires a fire alarm system to monitor the fire sprinkler system and key
box.
• MSFC 906.1: Requires fire extinguishers to be installed were needed per the fire code.
KaramellaAddition
Presentation to the Planning Commission
August 19, 2015
Request
Amend Zoning ordinance to allow for ancillary
•
retail in conjunction with a permitted use in the
“I-1”, “I-2”, and “BP” zoning districts
Subdivision by preliminary plat to create one (1)
•
lot and one (1) outlot
Site Plan/Building Permit Authorization for an
•
approximately 69,500 sq. ft. manufacturing and
warehouse facility, and attached 4,200 sq. ft.
ancillary retail facility
Location
21.58-acre parcel northwest of Johnny Cake Ridge Road and 147Street W.
th
Comprehensive Plan
“IND” (Industrial)
Zoning
“I-2” (General Industrial)
Zoning Amendment
Industrial Zones do not allow for ancillary retail
•
Request is to allow ancillary retail
•
Draft language:
•
Retail does not exceed 15% of the total floor area or
•
5,000 sq. ft., whichever is smaller.
Retail uses are subordinate to primary use
•
Products manufactured or related to principal use
•
Parking requirements for retail uses must be met in
•
addition to primary industrial/business park use.
Allows a tenant to have a retail operation to sell
•
products manufactured or warehoused on the site.
Does not detract from the overall industrial use of
•
property
Industrial/BP Zones
Preliminary Plat (revised)
OutlotA
Lot 1, Block 1
KaramellaAddition
Create one 11.11-acre lot and 8.21-acre outlot
Site Plan (revised)
Building
Expansion
Area
Grading Plan (revised)
Storm Sewer Plan (revised)
Utility Plan (revised)
Landscape Plan (revised)
Building Floor Plan
Building Elevations
x
Public Hearing
Public hearing held August 5, 2015.
No major concerns
•
Bike racks
•
Additional pedestrian connections
•
Retail store architecture
•
Lighting plan
•
Landscaping
•
Revised plans address most of the concerns
•
Missing items addressed in conditions of approval
•
Recommended Actions
1. Recommend approval of the draft
ordinance amendment to allow for ancillary
retail in conjunction with a permitted use in
the “I-1”, “I-2”, and “BP” zoning districts.
Recommended Actions (cont.)
2.Recommend approval the preliminary plat of Karamella
Addition, a subdivision by preliminary plat to create one (1) lot
and one (1) outlotas shown on the plans received in City
offices on August 12, 2015, subject to all applicable City codes
and standards, and the following conditions:
a.All necessary drainage and utility easements shall be dedicated
on the plat for any existing and future public utility infrastructure.
b.A 26’-wide trail/drainage/utility easement shall be dedicated
along the east side of the property to provide for a future bike trail.
c.The property owner shall provide for park dedication for the
manufacturing building, which shall be in cash-in-lieu of land and
paid prior to the release of the final plat for filing.
d.No building permit shall be issued until the final plat of
KaramellaAddition is filed with Dakota County Recorder’s Office, a
Development Agreement is executed by the developer and City and
all the conditions of the executed Development Agreement have
been met by the applicant.
Recommended Actions (cont.)
3.Recommend approval of Site Plan/Building Permit Authorization for an
approximately 69,500 sq. ft. manufacturing and warehouse facility, and attached 4,200
sq. ft. ancillary retail facility, as shown on the plans received in City offices on August
12, 2015, subject to all applicable City codes and standards, and the following
conditions:
a.There shall be no operation of the ancillary retail until the adoption and publication of the
amendment to Chapter 155 (Zoning) allowing for ancillary retail in conjunction with a permitted
use.
b.The subject building shall be located on Lot 1, Block 1, KaramellaAddition.
c.There shall be a minimum of 196 parking spaces constructed in the first phase of the development.
Any future phases shall require additional parking to meet the needs of the development per City
code.
d.No building permit shall be issued until a Natural Resources Management Permit has been
obtained.
e.Submission of a nursery bid list that confirms the landscape materials and irrigation system meet or
exceed 1½ percent of the value of the construction of the building based on Means Construction
Data.
f.The property owner shall install bike racks at the retail store.
g.Additional pedestrian connections from 147th Street shall be made to the retail store.
h.The trash enclosure shall be constructed of the same materials as the primary building.
i.A lighting plan shall be submitted to ensure compliance with the City’s photometric requirements
of 1.0 footcandlesat the property line, and all lighting shall be arranged and shielded so as to
deflect light away from any adjoining residential uses or public roads.
j.The property owner shall address the comments raised by the Assistant City Engineer in his memo
dated August 14, 2015.
k.The property owner shall address the comments raised by the Fire Marshal in his memo dated July
21, 2015.
Questions?
***
*8
*0000
** 0*
**0
City of Apple 11
ValieV
MEMO
Community Development
TO: Chair Melander and Planning Commissioners
FROM: Bruce Nordquist, Community Development Director, AICP
DATE: August 19, 2015
SUBJECT: Review and Discussion related to the Mixed Business Campus designation in the
2030 Comprehensive Plan
A review and discussion is planned over the next few months at Planning Commission meetings
concerning the Mixed Business Campus designation in the 2030 Comprehensive Plan.
The 2030 Comprehensive was adopted by the City Council on January 14, 2010. A prior action
taken by the City Council in May, 2009, directed staff "to review and update the City Council
every five years on development and continued viability of the Mixed Business Campus."
It has been five years since the adoption of the 2030 Comprehensive Plan. The following review
schedule is planned:
• July 15 — Re-introduction of the background to the Comprehensive Plan designation
(completed)
• August 19 — Official actions taken related to sand and gravel mining, reclamation and
development
• September 16 — Developing interest and development options for the Mixed Business
Campus during the last five years
• October 21 — Market responses and development options by development professionals
moving forward
7/4
Mixed
Business Campus
Revisited
August 19, 2015
Apple Valley Planning Commission
Council Actions Related to the
2030 Comprehensive Plan
•May, 2009
“Staff is directed to review and update the City
Council every five years on development and
continued viability of the Mixed Business Campus as
set forth in the 2030 Comprehensive Plan Update.”
•January, 2010
“The updated Apple Valley Comprehensive Guide
Plan is adopted.”
w
2030 Comprehensive Plan
A Guide for Economic Development
•More households.
•More jobs.
•Jobs that support households.
•New job choices for 18,000 to 20,000 that
commute elsewhere on a daily basis.
•A population of 71,200 and 22,000 jobs in
2030 is forecasted.
Analysis by Owner, Fischer in 2007
•Alternative Urban Areawide Review
(AUAR)
•Up to 3 million sq. ft. of office, commercial,
industrial, and warehouse uses
•Up to 2,260 housing units
•Environmental impacts are identified,
managed, and mitigated
MBC by the Numbers
•After roads/parks/ponding; about 200 to 210 acres for
development
•The sq. ft. of development ranges from about 2.7 million
to 3.2 million
•About 55% is single and multi-tenant, office and light
industry (approx. 110 acres)
•About 20% is for healthcare, clinics, training (approx. 40
acres)
•About 20% is for medium density housing (approx. 40
acres & 1,100 units)
•The balance, about 5% or 100,000 sq. ft., is for retail
•The number of jobs created ranges from 7,600 to 9,300
w
Office/Medical and
Housing/Retail Areas
Today
Mixed Business Campus Comp Plan Map
Examples of Land Use Actions
the Last 5 Years
•MBC to Commercial (Menards/Fischer Point)
•Medium Density Residential to Low Density
Residential (Quarry Ponds)
•Medium density Residential to Commercial/Low
Density Residential (Apple Valley East Family 2 nd
Addition)
•Medium Density Residential to Low Density
Residential (Embry Place)
•High Density Residential/Commercial to High
Density Residential (The Springs)
•Park to Medium Density Residential
(Cobblestone Lake 7 th Addition)
FISCHER POINT/MENARDS
LOCATION MAP
SITE
CENTRAL
OPERATIONS
AREA
COMPREHENSIVE PLAN MAP
“MBC” (Mixed Business Campus)
LD
FLYCATCHER LN
EUROPA AVE
IND
MD
IND
JOHNNY CAKE RIDGE RD
IND
HD
146TH ST W
147TH ST W
EVEREST AVE
148TH ST W
ENERGY WAY
IND
IND
C
Area Proposed
C
149TH ST W
FLANDERS PATH
to be
FORUM PATH
FLORENCE TRL
Re-Designated
C
C
C
150TH ST W
INS
SITE
151ST ST W
151ST ST
GABELLA ST
C
FOLIAGE AVE
152ND ST W
FLORIST CIR
FORTINO ST
MBC
MD
153RD ST W
FLAGSTAFF AVE
FLOWER WAY
P
FROST PATH
LD
154TH ST W
MIX
FLIGHT WAY
LD
P
156TH ST W
HD
FLIGHT LN
FINCH AVE
LD
157TH ST W
C
HD
FOX LN
MD
LD
LD
AMENDED COMPREHENSIVE
PLAN MAP
“C” (Commercial)
LD
FLYCATCHER LN
EUROPA AVE
IND
MD
IND
JOHNNY CAKE RIDGE RD
IND
HD
146TH ST W
147TH ST W
EVEREST AVE
148TH ST W
ENERGY WAY
IND
IND
C
Area Proposed
C
149TH ST W
FLANDERS PATH
to be
FORUM PATH
FLORENCE TRL
Re-Designated
C
C
C
150TH ST W
INS
SITE
151ST ST W
151ST ST
GABELLA ST
C
FOLIAGE AVE
C
152ND ST W
FLORIST CIR
FORTINO ST
MBC
MD
153RD ST W
FLAGSTAFF AVE
FLOWER WAY
P
FROST PATH
LD
154TH ST W
MIX
FLIGHT WAY
LD
P
156TH ST W
HD
FLIGHT LN
FINCH AVE
LD
157TH ST W
C
HD
FOX LN
MD
LD
LD
PRELIMINARY PLAT
MENARDS SITE PLAN
QUARRY PONDS
LOCATION MAP
151ST ST
153RD ST W
FLORET WAY
FLOWER WAY
PILOT KNOB RD
154TH ST W
155TH ST W
FLIGHT WAY
FLOAT LN
REGATTA
PARK
FLIGHT LN156TH ST W
FINCH AVE
FLOAT CT
FLACKWOOD WAY
FLAGSTAFF AVE
FINESSE WAY
FJORD AVE
157TH ST W
FLACKWOOD AVE
157TH ST W
EMPEROR AVE
FLAN CT
SITE
QUARRY POINT
FESCUE CT
PARK
FIRTREE LN
158TH ST W
FLEET TRL
FIRTREE DR
FINCH LN
FLOTILLA TRL
FENNEL CT
160TH ST W
FLAGSTAFF AVE W
FAIRGREEN AVE
EXCEL WAY
LOWER 161ST ST W
EXCELSIOR DR
FINLAND AVE W
FISHING AVE WFINCH AVE W
DODD LN
161ST ST W
EXCELSIOR CT
COMPREHENSIVE PLAN MAP
“MD” (Medium Density Residential)
C
150TH ST W
INS
INS
151ST ST
C
MBC
MBC
LD
MD
FLOWER WAY
LD
LD
C
PILOT KNOB RD
155TH ST W
LD
P
FLIGHT LN
156TH ST W
FINCH AVE
LD
C
C
HD
LD
MD
FLAGSTAFF AVE
LD
FJORD AVE
157TH ST W
EMPEROR AVE
FLAN CT
SITE
LD
INS
LD
FIRTREE LN
LD
FIRTREE DR
P
158TH ST W
FLEET TRL
FINCH LN
LD
HD
160TH ST W
DODD LN
LOWER 161ST ST W
161ST ST W
AMENDED COMPREHENSIVE
PLAN MAP
“LD” (Low Density Residential)
EMBER CT
150TH ST W
INS
INS
151ST ST
LD
MBC
LD
MBC
P
LD
P
EMBLEM WAY
LD
LD
PILOT KNOB RD
LD
C
155TH ST W
MD
P
FINCH AVE
LD
C
C
LD
HD
LD
C
157TH ST W
EMPEROR AVE
INS
LD
SITE
LD
HD
LD
P
ELMHURST LN
FINCH LN
HD
LD
160TH ST W
DODD LN
LOWER 161ST ST W
QUARRY PONDS PLAN
APPLE VALLEY EAST FAMILY
2ADDITION
ND
SITE
COMPREHENSIVE PLAN MAP
“MD” (Medium Density Residential)
INST
MD
LD
MBC
SITE
P
MD
C
C
SITE
AMENDED COMPREHENSIVE
PLAN MAP
“C” (Commercial And “LD” (Low Density Residential)
INST
MD
LD
MBC
SITE
LD
P
C
MD
C
C
EMBRY PLACE
LOCATION MAP
149TH CT
149TH ST W
EASTER AVE
EMBRY PATH
ECHO WAY
EMBER CT
150TH ST W
DUTCHMAN CT
LEBANON
CEMETERY
DUNDEE AVE
DUTCHMAN WAY
DUPONT PATH
SITE
DUPONT CT
DUNLIN CT
DODD BLVD
DUNDEE CT
DUNBAR BLVD
EMBLEM WAY
EMBRY PATH
DREXEL WAY
DUNBAR AVE
APPLE VALLEY
EAST PARK
PILOT KNOB RD
EAGLE BAY DR
155TH ST W
DUNHILL LN
EARLY BIRD CIR
EAGLE RIDGE RD
EAGLEWOOD LN
DUNRAVEN DR
COBBLESTONE LAKE PKWY
COMPREHENSIVE PLAN MAP
“MD” (Medium Density Residential)
LDLD
EVEREST AVE
IND
ENERGY WAYENDICOTT WAY
148TH ST W
LD
148TH PATH W
EMBRY PATH
IND
IND
LD
LD
IND
LD
MD
149TH ST W
EASTER AVE
EMBER CT
ECHO WAY LD
150TH ST W
PILOT KNOB RD
DUTCHMAN WAY
INS
INS
151ST ST
LD
SITE
DUNDEE AVE
LD
MD
MBC
P
DODD BLVD
P
LD
MD
LD
P
EMBRY PATH
LD
MD
MD
COBBLESTONE LAKE PKWY
C
C
LD
HD
C
AMENDED COMPREHENSIVE
PLAN MAP
“LD” (Low Density Residential)
INST
SITE
LD
MBC
LD
P
C
MD
C
C
EMBRY PLACE PLAN
SPRINGS AT APPLE VALLEY
LOCATION MAP
145TH ST
FOLIAGE AVE
SITE
146TH ST W
FLAGSTAFF AVE
147TH ST W
COMPREHENSIVE PLAN MAP
“HD” (High Density Residential/12+ units per acre) and
“C” (Commercial)
LD
145TH ST
FOLIAGE AVE
HD
SITE
146TH ST W
C
147TH ST W
FLAGSTAFF AVE
FOLIAGE AVE
AMENDED COMPREHENSIVE
PLAN MAP
“HD” (High Density Residential/12+ units per acre)
LD
145TH ST
FOLIAGE AVE
HD
SITE
146TH ST W
Property to be
HD
Amended From
“C” to “HD”
147TH ST W
FLAGSTAFF AVE
FOLIAGE AVE
SITE PLAN
COBBLESTONE LAKE 7
TH
ADDITION
DODD BLVD.
EMBRY PATH
CORTLAND
APPLE VALLEY
SITE
EAST PARK
155TH STREET WEST
EAGLE BAY DRIVE
COBBLESTONE LAKE
LOCATION MAP
COMPREHENSIVE PLAN MAP
“P” (Park)
ELY AVE
P
DUNBAR BLVD
DUNDEE CT LD
DODD BLVD
LD
DREXEL WAY
P
EAGLE BAY DR
LD
MD
DUNBAR AVE
DREXEL CT
LD
P
LD
MD
155TH ST W
DUNHILL LN
SITE
MD
MD
LD
EAGLEWOOD LN
EAGLE STONE RD
COBBLESTONE LAKE PKWY
LD
EGRET PL
AMENDED COMPREHENSIVE
PLAN MAP
“MD” (Medium Density Residential
P
LD
DUNDEE CT
DUNBAR BLVD
DODD BLVD
LD
DREXEL WAY
P
EAGLE BAY DR
LD
MD
DUNBAR AVE
DREXEL CT
SITE
LD
LD
MD
155TH ST W
DUNHILL LN
LD
MD
MD
EAGLEWOOD LN
EAGLE STONE RD
COBBLESTONE LAKE PKWY
LD
EGRET PL
C
SITE PLAN
2015 –Next Steps/Work Plan
•Multiple PC meetings that assist to “review and
update the City Council”
•Upcoming: The land use market place today
Similar? Different? Success Stories?
•Upcoming: SWOT Analysis
Strengths, Weaknesses, Opportunities, Threats