HomeMy WebLinkAbout2025-09-03 Agenda Packet
Meeting Location: Municipal Center
7100 147th Street West
Apple Valley, Minnesota 55124
September 3, 2025
Planning Commission Tentative Agenda
7:00 PM
1. Call To Order
2. Approve Agenda
3. Consent Agenda
Consent Agenda Items are considered routine and will be enacted with a single
motion, without discussion, unless a commissioner or citizen requests to have
any item separately considered. It will then be moved to the regular agenda for
consideration.
A. Approve Minutes of August 6, 2025 Regular Meeting
4. Public Hearings
5. Land Use / Action Items
A. Valley Station Apartments - PC25-13BGZ
Consider Planned Development Amendments & Site Plan/Building Permit
Authorization to allow construction of 144-unit apartment building.
LOCATION: 15584 Gaslight Drive
APPLICANT: Real Estate Equities
6. Other Business
A. Review of Upcoming Schedule and Other Updates
Planning Commission - Wednesday, September 17, 2025 - 7:00 p.m.
Planning Commission - Wednesday, October 1, 2025 - 7:00 p.m.
City Council - Thursday, September 11, 2025 - 7:00 p.m.
City Council - Thursday, September 25, 2025 - 7:00 p.m.
7. Adjourn
Regular meetings are broadcast, live, on Charter Communications Cable Channel
180 and on the City's website at www.applevalleymn.gov
ITEM: 3.A.
MEETING DATE: September 3, 2025
SECTION: Consent Agenda
Description:
Approve Minutes of August 6, 2025 Regular Meeting
Staff Contact:
Breanna Vincent, Department Assistant
Department / Division:
Community Development
Action Requested:
Approve minutes of the regular meeting of August 6, 2025.
Summary:
The minutes of the regular Planning Commission meeting is attached for your review and approval.
Background:
State statute requires the creation and preservation of meeting minutes which document the official
actions and proceedings of public governing bodies.
Budget Impact:
N/A
Attachments:
1. 080625 PC MINUTES
CITY OF APPLE VALLEY
PLANNING COMMISSION MINUTES
August 6, 2025
1. CALL TO ORDER
The City of Apple Valley Planning Commission Meeting was called to order by Chair Kurtz
at 7:00 p.m.
Members Present: Jodi Kurtz, Paul Scanlan, Dave Schindler, Phil Mahowald, and
Douglas Hlas
Member(s) Absent: Becky Sandahl, Jeff Prewitt
City Staff: Community Development Director Tim Benetti, Associate Planner
Sydnee Stroeing, City Attorney Sharon Hills, and Department
Assistant Breanna Vincent.
2. APPROVAL OF AGENDA
Chair Kurtz asked if there were any changes to the agenda
CD Director Benetti stated that there is an updated resolution to item 5. A. provided to
commissioners.
MOTION: Commissioner Mahowald moved, seconded by Commissioner Hlas,
approving the agenda. Roll call vote: Ayes - 5 – Nays – 0.
3. CONSENT ITEMS
A. Approval of Minutes of July 16, 2025
MOTION: Commissioner Scanlan moved, seconded by Commissioner Schindler
approving the minutes of July 16, 2025. Roll call vote: Ayes - 5 – Nays – 0.
4. PUBLIC HEARING
A. Planned Development No. 1144 (PD-1144) Setback Amendment
Chair Kurtz opened the public hearing.
Associate Planner Stroeing provided a brief presentation.
Commissioner Hlas asked if the developer of the apartments will be constructing
the walking path on the northern side and then the City will be maintaining it.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
August 6, 2025
Page 2 of 3
Associate Planner Stroeing stated that was correct.
With no further comments, Chair Kurtz closed the public hearing.
MOTION: Commissioner Scanlan moved, seconded by Commissioner Schindler, to
recommend approval of the draft ordinance amending Article 40, Planned
Development No. 1144 of the City Code by revising the rear lot setback
requirement for Zone 2. Roll call vote: Ayes – 5 – Nays – 0.
B. §155.320 (Cannabis Businesses, Hemp Businesses, and Temporary Cannabis
Events) Text Amendment
Chair Kurtz opened the public hearing.
Associate Planner Stroeing provided a brief presentation.
With no further comments, Chair Kurtz closed the public hearing.
MOTION: Commissioner Hlas moved, seconded by Commissioner Schindler, to recommend
approval of the draft ordinance amending §155.320 (Cannabis Businesses, Hemp
Businesses, and Temporary Cannabis Events) to address the procedure of
measuring setback buffers for cannabis businesses. Roll call vote: Ayes – 5 –
Nays – 0.
C. §155.397 (Variances) Text Amendment
Chair Kurtz opened the public hearing.
Associate Planner Stroeing provided a brief presentation.
With no further comments, Chair Kurtz closed the public hearing.
MOTION: Commissioner Scanlan moved, seconded by Commissioner Hlas, to recommend
approval of the draft ordinance amending §155.397 (Variances) requiring a public
hearing for variance requests. Roll call vote: Ayes – 5 – Nays – 0.
5. LAND USE
A. Resolution Declaring City-Owned Lands (Central Village West site) as
Surplus and In Conformance with 2040 Comprehensive Plan
MOTION: Commissioner Schindler moved, seconded by Commissioner Scanlan, to adjourn
the meeting at 7:19 p.m. Roll call vote: Ayes – 5 – Nays – 0.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
August 6, 2025
Page 3 of 3
6. OTHER BUSINESS
A. Review of Upcoming Schedule and Other Updates
The next Planning Commission meeting is scheduled for Wednesday, August 20, 2025,
7:00 p.m. The next City Council meeting is Thursday, August 14, 2025 at 7:00 p.m.
7. ADJOURNMENT
Chair Kurtz asked for a motion to adjourn.
MOTION: Commissioner Schindler moved, seconded by Commissioner Scanlan, to adjourn
the meeting at 7:19 p.m. Roll call vote: Ayes – 5 – Nays – 0.
Respectfully submitted,
______________________________________
Breanna Vincent, Planning Department Assistant
Approved by the Apple Valley Planning Commission
on 09/03/2025 . Jodi Kurtz, Chair
ITEM: 5.A.
MEETING DATE: September 3, 2025
SECTION: Land Use / Action Items
Description:
Valley Station Apartments - PC25-13BGZ
Consider Planned Development Amendments & Site Plan/Building Permit Authorization to allow
construction of 144-unit apartment building.
LOCATION: 15584 Gaslight Drive
APPLICANT: Real Estate Equities
Staff Contact:
Terri Dill, City Planner
Department / Division:
Community Development
Action Requested:
Recommend approval of Zoning Text Amendments and Site Plan/Building Permit Authorization for
Valley Station Apartments.
Summary:
The applicant, Real Estate Equities (REE), requests amendments to Appendix F, Article 18, Planned
Development No. 507, and Site Plan/Building Permit Authorization to allow construction of Valley
Station Apartments, a 144-unit affordable workforce housing apartment development on Lot 1,
Block 2, Carroll Center 4th Addition. The 3.10-acre parcel is located at the southeast corner of 155th
Street West and Gaslight Drive. Surrounding land uses include the Minnesota Valley Transit
Authority transit station to the north, the Floor and Décor building and parking lot to the west,
Orchard Square/Cortland Apartments to the south, and Chasewood Family Townhomes to the east.
The site, often referred to as the Gaslight Site, was initially acquired by the Apple Valley Economic
Development Authority (EDA) in 1997 and subsequently leased to the Minnesota Valley Transit
Authority (MVTA) for use as a park and ride site. Due to improvements to the nearby transit station
in 2020, which increased the capacity to 1,200 parking stalls and overall shifts in transit usage, MVTA
and the Metropolitan Council agreed to release their interests in the site. In 2024, the EDA issued a
request for proposal (RFP) to redevelop the subject site. Three development proposals were
considered, and REE’s workforce housing apartment development was chosen. A purchase
agreement was subsequently executed for the proposed workforce housing apartment
development.
The Planning Commission reviewed this item at its meeting on July 16, 2025. After receiving initial
feedback, the developer has revised the plans based on comments received at the meeting. The
number of apartment units has been reduced from 148 to 144 units; the building height has been
lowered to four-stories at the northeast portion of the building to lessen the impact on the adjacent
multi-family units; an indoor playground has been added to provide a year-round play area for
children; and additional parking has been added to the development.
Background:
The subject property is currently guided SIHD – Suburban Intensive High Density, which allows
densities of 24 to 48 units per acre on sites exclusively for residential uses located adjacent to the
transit station. With a reduction in apartment units, the proposed development now has a net
density of 46.45 units per acre, which aligns with the 2040 Comprehensive Plan.
The parcel is currently zoned PD-507/Zone 2 (Planned Development). Multiple family is a permitted
use within this district; however, the following planned development district amendments are being
requested to PD 507 Subzone 2:
1. Reduce the setback required along a neighborhood collector street from 40 feet to 25 feet.
2. Increase the maximum units per acre from 16 to 48.
3. Reduce the minimum square footage of land required per unit from 2,760 square feet to 916
square feet.
4. Allow coverage to increase from 20% to 30% of the lot.
5. Increase the maximum number of stories from three stories to five stories and the
maximum height from 45 feet to 60 feet.
6. Eliminate the minimum one to three roof pitch requirement to allow for a flat roof.
Site Plan
The proposed site plan includes a five-story building containing 254,356 square feet. The building is
situated with the main entrance facing east and will have a 30-foot setback from Gaslight Drive, a 15-
foot setback on the south property line, and a 25-foot setback along 155th Street. The nearest
adjacent dwelling unit is located approximately 95 feet from the proposed apartment building.
The site will gain access from 155th Street and Gaslight Drive, with the west driveway extending
under the building, with three floors located above. The project will provide community amenities
for its residents, including a clubroom, outdoor patio/grilling area, fitness center, bike storage,
electric car chargers, dog run, and an indoor and outdoor playground. The proposed units range
from one to three-bedroom apartments, with the total of each type shown below:
UNIT TYPE NUMBER OF
UNITS ANTICIPATED RENTS
1-Bedroom 35 $1,406
2-Bedroom 72 $1,684
3-Bedroom 37 $1,941
The apartments will serve households with incomes at 60% area median income (AMI), which is
calculated annually by the U.S. Department of Housing and Urban Development. Below are the
maximum income restrictions:
HOUSEHOLD SIZE INCOME RESTRICTIONS
1-Person Household $55,620
2-Person Household $63,600
3-Person Household $71,520
4-Person Household $79,440
On-Site Parking and Traffic Review
Revisions to the underground parking and surface lot enabled an increase in the total number of
parking spaces from 240 to 258. Underground parking increased from 162 to 178 spaces, and
surface parking increased from 77 to 80. The site now provides a parking ratio of 1.79 spaces per
unit. There will be no additional charges for resident parking in this proposed development. Monthly
fees for parking on multi-family projects can lead to parking issues when residents avoid the extra
costs and find alternative parking, which often includes on-street or utilizing private retail sites.
Transportation Collaborative and Consultants LLC has completed a traffic and parking analysis. The
main objective of the study was to quantify the existing traffic and parking conditions and evaluate
potential impacts. Staff requested a detailed parking assessment to determine if the proposed
parking spaces were sufficient. Using the Institute of Transportation Engineers (ITE) Parking
Generation Manual, 6th Edition, the 85th percentile peak parking demand at peak average parking
demand is expected to range from 202 to 235 spaces, with the average demand range from 144 to
160 spaces. In summary, the analysis of the parking supply is expected to accommodate the peak
parking demand for the proposed development, and no parking impacts are expected on adjacent
sites or roadways. Please note that two surface spaces were added after the analysis was
completed.
The study also evaluated traffic volumes, transportation characteristics, crash history, and
intersection capacity. A trip generation estimate was created using the ITE Trip Generation Manual,
11th Edition. The intersection capacity analysis indicated that the intersections and approaches are
expected to continue to operate at Level of Service (LOS) B or better during peak hours with no
significant operational issues created from the proposed development. An analysis of the 155th
Street and Gaslight Drive intersection was completed, indicating that existing and future traffic
volumes do not meet the criteria for a traffic signal or an all-way stop condition.
Landscape Plan
A variety of landscape plantings are shown on the landscape plan, including trees along the west
and south property lines, foundation plantings, and parking lot islands. A six-foot vinyl fence is
proposed along the east property line with plantings to provide screening from adjacent rental
townhomes. Black ornamental fencing is also used within the interior site to enclose the tot lot, dog
run, and outdoor patio area, and to provide a safety barrier along the retaining walls. A final
landscape plan must be submitted for City staff review and approval before a building permit can be
issued. The applicant will need to meet the landscape requirements outlined in the Zoning Code,
which requires landscape improvements to be equal to 2.5% of the estimated building construction
costs.
Pedestrian Access
Currently, sidewalk runs along the south side of 155th Street and the east side of Gaslight Drive. The
site plan shows sidewalk connections at building exits on the north and west sides of the building.
An internal sidewalk runs in front of the building and extends north along the parking lot to a
building exit; staff recommend that this sidewalk continue north to connect to the sidewalk along
155th Street.
The City is reviewing potential pedestrian crossing improvements that the developer will be required
to provide to ensure a safe pedestrian crossing on 155th Street at Gaslight Drive, facilitating access
to the MVTA Station. Additionally, the developer will be required to make lighting improvements
along 155th Street and Gaslight Drive to ensure safe pedestrian walkways are available during
evening hours.
Architecture
The proposed building incorporates architectural features that are compatible with the surrounding
area, providing visual relief through both horizontal and vertical elements. Exterior building
materials include stone veneer/cultured stone, with secondary materials being cement fiber (James
Hardie) siding and decorative rockface concrete masonry unit (CMU). The building colors feature a
natural earth-tone palette of cream and white hues on the upper portion of the building to minimize
height, and this color palette is complemented by contrasting darker bronze/gray tones. Final plans
will need to include parapet walls to completely screen all rooftop units from public view.
Public Hearing Comments
The public hearing for this item was held on July 16, 2025. The Planning Commission and residents
raised the following comments and questions, and staff responses are included below:
1. How can you mitigate the change in the character of the area with a five-story
building? The developer has revised the architectural plans, reducing the building height
from five stories to four stories at the northeast corner of the building to provide a smoother
transition to the two-story townhomes to the east. The change reduces the number of units
from 148 to 144 and the density from 47.74 to 46.45 units per acre.
2. Is it possible to recess one of the stories?
Yes, however, the developer indicated that in discussions with the architect, they did not feel
this would provide a significant enough impact to reduce the appearance of the building
height, so they did not pursue this option and opted to reduce the building to four stories at
the northeast corner.
3. Who will maintain the existing sidewalk and trees/shrubs along the east property line
adjacent to Chasewood Family Townhomes?
REE will maintain the infrastructure and landscaping located on its property. Maintenance of
the existing sidewalk and plantings located along the east property line within the
Chasewood Family Townhomes development is the responsibility of Dakota County CDA.
With the discontinuation of the park and ride site, the landscaping along the common lot line
has become overgrown. The proposed landscape plan will include new plantings and a six-
foot privacy fence for screening.
4. What is the typical number of residents per unit?
REE has indicated that they tend to see 1.2 to 1.3 residents per bedroom. They also stated
that it is common for a one-bedroom unit to have two occupants, which drives the ratio up
and would equate approximately 2.4 to 2.6 residents per unit.
5. Will there be enough guest parking?
The traffic and parking review includes a detailed analysis of the on-site parking supply by a
traffic engineer using ITE standards. The study's results indicate that the proposed parking
supply can accommodate the proposed use.
6. What are the typical parking ratios per unit in the Twin Cities for two and three-
bedroom units?
The traffic and parking analysis provides parking ratios for multi-family apartment
developments owned and operated by REE, with the bedroom units included in the
comparisons. The study includes additional parking ratios for comparison purposes on the
back page.
7. Will residents park in the cul-de-sac to the southeast?
Staff do not believe parking will occur in the cul-de-sac because the proposed fence,
landscaping, and grade change do not make it an easy walk to the apartments for residents.
8. Can fire trucks maneuver within the site?
Yes, the developer has provided the required turning movement exhibits, which
demonstrate that it will meet the turning radius.
9. Will a traffic signal be required?
No, the preliminary traffic signal and all-way stop warrant analysis indicated that the
intersection is not even close to meeting the criteria.
10. What are the estimated traffic volumes with the apartments and vehicles using the
adjacent transit facilities?
The estimated traffic volumes have been included in the traffic and parking review analysis.
11. How many residents will only use transit and will not have a vehicle?
This data is hard to quantify, but the developer stated that about 20% of adult residents
living at REE properties do not have a car, and it was noted that the other REE sites are not
located near a transit station, making it more likely that residents will not need to rely on a
personal vehicle.
12. What is the height of The Legends apartments compared to the proposed apartment
building?
Valley Station Apartments is 57 feet tall, and the Legends apartment building ranges in
height from 52 to almost 72 feet, due to the grade and pitched roof. The developer has
provided an exhibit that provides a side-by-side comparison.
13. Request for a formal lighting plan with emphasis along the east property line. Will
light affect adjacent housing – will light shine in adjacent homes?
A photometric plan was submitted showing estimated light levels ranging from 0.01 to 0.03
footcandles at the property line, which will not create a disturbance. Site and building
lighting on the site must all consist of downcast, cut-off light fixtures or wall packers with
deflector shields.
14. How does the proposed density compare to the developments to the east and south?
Chasewood Rental Townhomes net density is 10.9 units per acre, and Orchard
Square/Cortland Apartments has a net density of 22.8 units per acre.
15. How does the green space and playground size compare to the developments to the
east? Is there a way to measure what size playground or dog run is needed for the size
of the proposed apartment project?
Dakota County’s CDA owns and manages the adjacent multi-family developments, and
Chasewood Rental Townhomes includes a 6,480 square foot outdoor play/gathering area.
The Orchard Square/Cortland senior apartments include a walkway and open area along the
north portion of the property. Unfortunately, there are no standards used for sizing
playgrounds or dog runs in private apartment projects, but the developer has provided
comparisons.
16. What is the impact on the utilities – electric, water, and sewer?
The existing electric, water, and sewer utilities have been sized appropriately, and there
would be no negative impacts. The sanitary sewer main currently bisects the site; it has been
further studied, and it is proposed to be reconstructed by the developer to ensure its long-
term functionality.
17. Height will block views of adjacent homes – will apartment residents be able to look
into the Cedar Point townhome windows?
The height of the proposed apartments will exceed that of the Cedar Point townhomes,
which are two-story structures. Although they are located more than 200 feet away, it may
be possible to look into a window if there are no window coverings in place.
18. Could a mistake have been made for this site in the 2040 Comprehensive Plan?
The 2040 Comprehensive Plan designated this area as SIHD, and the Land Use Chapter
(pages 4-24 to 4-25) includes details that SIHD was located on sites adjacent to transit
services. The section also provides use type examples and lists multi-story apartments,
condominiums, and cooperative complexes. The section also notes that the SIHD
designation did not increase the existing densities of the parcels and pointed out that the
City had already approved the densities. The subject site was designated for mixed-use in
the 2030 Comprehensive Plan, which includes high-density housing.
19. Will the greenway area on the Cortland apartments be affected? Who owns and
maintains this area?
No, this area will not be affected. It is owned and maintained by Dakota County CDA.
20. Will there be a buffer to the south and east?
Yes, landscape plantings will provide a buffer.
21. Will there be a sidewalk connection to the east or south?
No, there will not be sidewalks to the east or south.
22. Concerns with crime and safety
Input was sought from Chief Francis regarding calls for service at the existing affordable
housing developments. Details on calls for service for a one-year period at the three existing
affordable townhome developments are provided in Exhibit B. Chief Francis stated that, in
general, as population density increases, it creates additional demand for public safety
(Police, Fire, and EMS). Valley Station Apartments would be the first affordable workforce
apartment project in our City, and generally, apartment developments generate additional
calls due to shared walls and the closeness of residents. Chief Francis noted that Apple
Valley is the most densely populated city in Dakota County, after West St. Paul and South St.
Paul, and it stands to reason that higher-density housing will result in an increase in city
services related to public safety, and added, not that it’s a bad thing, it’s just the reality.
Budget Impact:
Park dedication will be required as part of the development agreement and is determined based on
the parkland demand created by the use. The amount of parkland required for each resident is
based on the need to achieve the park services standard, which the City has set through its historic
parkland development. The City standard is 0.00955 acres of parkland area needed for each
resident. Where cash-in-lieu of land is taken, the value of the land shall be based on the benchmark
values of raw land that are set by the City Council based on periodic review of market conditions.
Present benchmark values for 144 multi-family units, as per the 2025 Fee Schedule, equate to a park
dedication of $574,834.
Attachments:
1. Site Location
2. Zoning Map
3. Ordinance
4. Resolution - Issuance Builidng Permit
5. Exhibit A Playground and Dog Run Comparisons
6. Exhibit B Calls for Public Service
7. Valley Station Apartments - Engineering Review
8. Valley Station Apartments - Inspections Review
9. Height Comparison to Legends
10. Valley Station Apartments Civil Plans
11. Valley Station Apartments Architectural
12. Valley Station Apartments Photometric Plan
13. Valley Station Apartments Traffic and Parking Analysis
CITY OF APPLE VALLEY
ORDINANCE NO.___
AN ORDINANCE OF THE CITY OF APPLE VALLEY, AMENDING CHAPTER 155
APPENDIX F, ARTICLE 18, OF THE CITY CODE REGULATING
PLANNED DEVELOPMENT DESIGNATION NO. 507
The City Council of Apple Valley ordains:
Section 1. Chapter 155, Appendix F, Article 18 of the Apple Valley City Code is
amended by revising Section 18-5(A)(1), in part to read as follows:
§ A18-5 MINIMUM AREA STANDARDS AND REQUIREMENTS
(A) The following requirements and minimum area standards shall be met. No
improvements shall be placed on such lands unless the lands to be so used or improved shall
meet the following minimum area and dimensional requirements. Densities are predicated
upon the availability of public water, storm sewer, and sanitary sewer service; without the
service, densities shall be limited to one dwelling unit or structure per ten acres. The following
table shall be used to compute the minimum lot area exclusive of street rights-of-way, in
square feet, and such computation shall be subject to the following; ponding area or similar
unbuildable areas shall not comprise more than 10% of the total site area.
(1)Table of minimum area standards and requirements. The dimensions shall be
measured in feet unless otherwise specified.
MINIMUM REQUIREMENTS FOR DESIGNATION NO. 507
Requirements Zone 2
Minimum Lot Areas for Multi-Family Dwelling Unit Density
Minimum square footage of land per unit, (plus bonus)916
Maximum units per acre 48
Minimum Lot Areas for Multi-Family Dwelling Unit Density
Along community or neighborhood collector streets 25
Maximum Building Coverage
Coverage of lot (percentage)35%
Maximum Building Height
Maximum Number of Stories 5
Maximum Height 60
Section 2. Summary approved. The City Council hereby determines that the text of the
summary marked "Official Summary of Ordinance No. _____” a copy of which is attached hereto
clearly informs the public of the intent and effect of the ordinance. The City Council further
determines that publication of the title and such summary will clearly inform the public of the intent
and effect of the ordinance.
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Section 3. Filing. The City Clerk shall file a copy of this ordinance in her office, which
copy shall be available for inspection by any person during regular office hours.
Section 4. Effective Date. This ordinance shall take effect upon its passage and publication
of its title and official summary.
PASSED by the City Council this _____ day of August, 2025.
Clint Hooppaw, Mayor
ATTEST:
_______________________________
Christina M. Scipioni, City Clerk
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CITY OF APPLE VALLEY
ORDINANCE NO. _____
AN ORDINANCE OF THE CITY OF APPLE VALLEY, AMENDING CHAPTER 155
APPENDIX F, ARTICLE 18, OF THE CITY CODE REGULATING
PLANNED DEVELOPMENT DESIGNATION NO. 507
The following is the official summary of Ordinance No. ____ passed by the City Council of Apple
Valley on _________________, 2025:
This Ordinance amends Chapter 155-Appendix F, Article 18 (Planned Development
No. 507) by amending Section 18-5(A)(1) to allow the minimum square footage of
land per unit to be 916 sq. ft.; allow maximum 5 stories, allow maximum height of
60 feet; allow maximum 48 units per acre; allow setback of 25 feet along
neighborhood collector streets, allow maximum building coverage of 35%, and
amending Section 18-5(A)(2) eliminating the requirement that multiple-residential
buildings shall have a one to three roof pitch.
A printed copy of the ordinance is available for inspection by any person during regular office
hours in the office of the City Clerk at the Apple Valley Municipal Center, 7100 147th Street W.,
Apple Valley, Minnesota 55124.
CITY OF APPLE VALLEY
RESOLUTION NO. 2025-___
A RESOLUTION AUTHORIZING THE ISSUANCE OF A BUILDING PERMIT
FOR VALLEY STATION APARTMENTS AND ATTACHING CONDITIONS THERETO
WHEREAS, pursuant to Minnesota Statutes 462.357 the City of Apple Valley has adopted,
as Title XV of the City Code of Ordinances, zoning regulations to control land uses throughout the
City; and
WHEREAS, said regulations provide that issuance of a building permit for commercial,
industrial, institutional and multiple residential uses require the specific review and approval of
development plans by the Apple Valley Planning Commission and City Council; and
WHEREAS, approval of a building permit authorization of a proposed 144-unit workforce
apartment building, on property legally described as Lot 1, Block 2, Carroll Center 4th Addition,
Dakota County, Minnesota; and
WHEREAS, the Apple Valley Planning Commission reviewed the development plans and
recommended approval at its regular meeting on DATE.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Apple Valley,
Dakota County, Minnesota, that the issuance of a building permit for Valley Station Apartments to
be located within Lot 1, Block 2 Carroll Center 4th Addition, subject to all applicable City Codes
and standards, and the following conditions:
1. If the building permit is not paid for and issued within one (1) year of the date of
approval, the approval shall lapse.
2. Issuance of any building permits shall be subject to the approval and recording of
the storm water maintenance agreement and development agreement, and
associated documents.
3. Construction shall occur in conformance with the site plan dated DATE, including
parking lot paving and a non-surmountable concrete curb and gutter.
4. Construction shall occur in conformance with the landscape plans dated DATE
(including sodded/seeded public boulevard area up to each street curbline); subject
to submission of a detailed landscape planting price list for verification of the City’s
landscaping requirement at the time of building permit application.
5. Construction shall occur in conformance with the elevation plans dated DATE.
6. Subject to all conditions noted in the City Engineer’s memo dated July 10, 2025, on
file with the City.
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7. Subject to all conditions noted in the Building Official’s memo dated June 24,
2025, on file with the City.
8. All necessary mechanical protrusions visible to the exterior shall be screened or
handled in accordance with Section 155.346 (3) (a) (b) of the city code. If the
proposed roofline or parapet wall(s) is found to not be a sufficient screen, other
code compliant screening shall be installed.
9. Screening any outdoor utility meters and boxes shall be achieved through
landscaping, fence, decorative screen or a combination thereof, and approved by the
City.
10. Pedestrian crossing improvements shall be installed on 155th Street and Gaslight
Drive to provide a safe pedestrian crossing to access the MVTA Station.
11. Street lighting shall be installed along 155th and Gaslight Drive to ensure safe
pedestrian walkways are available during non-daylight hours.
12. A bike rack shall be installed close to the primary structure which does not impede
pedestrian flow along any proposed or future sidewalk.
13. Site grading shall occur in conformance with a Natural Resources Management
Plan (NRMP) which shall include final grading plan to be submitted for review and
approval by the City Engineer; subject to the applicant submitting a copy of the
General Storm Water Permit approval from the Minnesota Pollution Control
Agency pursuant to Minnesota Rules 7100.1000 - 7100.1100 regarding the State
NPDES Permit prior to commencement of grading activity.
14. Infiltration areas shall be constructed in conformance with the City standards and
the property owner shall execute a maintenance agreement or other suitable
agreement to be filed with the deed that ensures the perpetual maintenance of
infiltration areas.
15. Site and building lighting shall consist of downcast, shoebox lighting fixtures or
wall packs with deflector shields which confines light to the property and shall be
installed in conformance with Section 155.353 of the city code.
16. Approval of a signage plan is not included with this site plan and building permit
authorization. A separate application and signage plan in conformance with the sign
regulations must be submitted for review and approval to the City prior to the
erection of any signs.
17. Construction and earthmoving activities shall be limited to the hours of 7:00 a.m. to
7:00 p.m. Monday through Friday. Weekend construction hours shall be limited to
Saturdays during the hours of 8:00 a.m. to 5:00 p.m.
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18. Prior to issuance of a building permit, a construction staging and construction
personnel parking plan shall be submitted and approved by the City.
19. Earthmoving activities shall not occur when wind velocity exceeds thirty (30) miles
per hour. Watering to control dust shall occur as needed and whenever directed by
the Apple Valley Building Official or Zoning Administrator.
20. Issuance of a Building Permit and a final certificate of occupancy is contingent
upon the project being constructed in conformance with all the preceding conditions
as well as all applicable performance standards of the current zoning regulations. In
the event that a certificate of occupancy is requested prior to completion of all
required site improvements, a suitable financial guarantee in the amount of 125% of
the estimated cost of the unfinished improvements shall be required along with an
agreement authorizing the City or its agents to enter the premises and complete the
required improvements if they are not completed by a reasonably stipulated
deadline, with the cost of such City completion to be charged against the financial
guarantee.
21. The ongoing use and occupancy of the premises is predicated on the ongoing
maintenance of the apartment building and all required site improvements as listed
in the preceding. No alteration, removal, or change to the preceding building plans
or required site improvements shall occur without the express authorization of the
City. Site improvements which have deteriorated due to age or wear shall be
repaired or replaced in a timely fashion.
BE IT FURTHER RESOLVED that such issuance is subject to a finding of compliance of
the construction plans with the Minnesota State Building Code, as determined by the Apple Valley
Building Official, and with the Minnesota State Uniform Fire Code, as determined by the Apple
Valley Fire Marshal.
ADOPTED this ___th day of August, 2025.
__________________________________
Clint Hooppaw, Mayor
ATTEST:
___________________________________
Christina M. Scipioni, City Clerk
Playground Area Units SF/Unit
Valley Station Apartments 1,364 144 9.47
Landing at Amber Fields 860 160 5.38
Arbor Court 1,932 114 16.95
Spring House 861 168 5.13
Aster House 477 204 2.34
PLAY AREA ANALYSIS
EXHIBIT A
Dog Run Area Units SF/Unit
Valley Station Apartments 1,189 144 8.26
Landing at Amber Fields 1,082 160 6.76
Arbor Court 1,440 114 12.63
Spring House 1,488 168 8.86
Aster House 3,035 204 14.88
Dog Run Analysis
Total CFS
911 Hangup 8
Accident /Injuries 4
Accident/No injury 4
Motorist Assist 1
Paper Service/Civil 3
Premise Check 2
Road and Driving
Comp 2
Suspicious Activity 2
Threats/Stalking 2
Traffic Stop 13
Welfare Check 6
Grand Total 47
Top 5 CFS
Traffic Stop 13
911 Hangup 8
Welfare Check 6
Accident/Injuries 4
Accident/No injury 4
Chasewood Townhomes Calls for Service: 7/28/24-7/28/25
EXHIBIT B27 Units
Quarry View Townhomes Calls for Service: 7/28/24rry View Townhomes Calls for Service:Quarry View Townhomes Calls for Service: 7/28/arry View Townhomes Calls for Service: 7/28/24Quarry View Townhomes Calls for Service: 7/28/24--7/28/257/28/25
Total CFS
911 Hangup 16
Admin
Background/Permits 1
Animal Calls 3
Assault RPT 1
Assist Other Juris 1
Civil Assist 4
Crisis Mental Health 3
Disturbance/Disorderly 8
Harassment 3
Juvenile Complaint 1
Medical 4
Missing Person/Runaway 2
Premise Check 2
Suspicious Activity 3
Theft RPT 2
Grand Total 54
Top 5 CFS
911 Hangup 16
Disturbance/Disorderly 8
Civil Assist 4
Medical 4
Suspicious Activity 3
Animal Calls 3
Crisis Mental Health 3
Harassment 3
45 Units
GlenbrookGlenbrook TownhomesTownhomes Calls for Service: 7/28/24Calls for Service: 7/28/24ervice: 7/28/24--7/28/257/28/25
Total CFS
911 Hangup 15
Animal Calls 1
Assault In Progress 6
Assault RPT 2
Civil Assist 5
Crisis Mental Health 6
Disturbance/Disorderly 9
Domestic/Disputes in Progress 3
Fire Alarm 3
Fire Related Call 2
Follow up 5
Juvenile Complaint 4
Medical/Priority 15
Paper Service/Civil 10
Premise Check 4
Suspicious Activity 6
Theft RPT 1
Tow Repo/Private 4
Utility Callout 2
Vandalism/Property Damage 3
Welfare Check 3
Grand Total 109
Top 5 CFS
911 Hangup 15
Medical/Priority 15
Paper Service/Civil 10
Disturbance/Disorderly 9
Suspicious Activity 6
Crisis Mental Health 6
Assault In Progress 6
39 Units
City of Apple Valley
Public Works | Engineering
MEMORANDUM
DATE: August 29, 2025
TO: Terri Dill, City Planner
FROM: Evan Acosta, Assistant City Engineer
SUBJECT: Valley Station Apartments Site Plan Review per plans dated 08/7/2025
Terri,
The following are comments regarding the Valley Station Apartments preliminary site plans dated
August 7, 2025 (and updated 8/28/25). Please include these comments as conditions of approval.
General
1. All work and infrastructure within public easements or right of way shall be to City
standards.
2. Provide a narrative of how the buildings will be constructed and any impacts. The
narrative shall include the following:
a. Shoring (if applicable)
b. Material Storage.
c. Haul routes to and from the site.
d. Phasing
3. No construction work shall begin prior to a preconstruction meeting conference with a
Public works and a Building Inspections representative.
4. Provide a copy of the approval letter from the Department of Labor and Industry (DOLI)
prior to construction.
5. Public Work Department (952-953-2400) shall be notified a minimum of 48 hours for any
required water main shut downs and/or connections.
6. A stormwater maintenance agreement will be required for the pretreatment structure(s)
and underground chamber on the property.
7. Plans should include reference to all used City of Apple Valley standard detail plates. All
Standard detail plates should be shown in the details section of the plans.
8. No trees will be permitted in public easements except where identified as replacement
or otherwise approved by Public Works.
Permits
9. Provide a copy of the executed Minnesota Department of Health, Minnesota Pollution
Control Agency, Met Council, Department of Labor and any other required permits prior
to construction.
10. Department of Labor and Industry (DOLI) shall review private utilities.
11. A right of way permit will be required for all work within public easements or right of way.
12. A Natural Resource Management Permit (NRMP) will be required prior to any land
disturbing activity commences.
13. Since the site will be disturbing more than 1 acre and creating more than 1 acre of new
impervious. The applicant will be subject to the requirements of the State NPDES
Construction Storm water Permit. The applicant must provide proof of permit.
City of Apple Valley
Public Works | Engineering
MEMORANDUM
Traffic
14. The applicant has provided a traffic memorandum (included in Planner’s Staff Report)
that was reviewed by engineering. Neither traffic signal warrants nor “all way stop”
warrants are being met for Gaslight Dr/155th St W.
15. The City is reviewing the Dakota County Crossing Matrix and the proposed site plan for
potential crossing improvements on 155th St W at Gaslight Drive to access the MVTA
Station.
• This may include lighting along Gaslight Drive or 155th Street West.
Site
16. Final Site Plan subject to City Engineer Approval.
17. Include Auto turn drawings for both:
• Service and emergency vehicles entering and leaving the site.
•Ingress/Egress of vehicles into the parking garages (at grade and below grade)
18. Provide a sight line exhibit with dimensions.
19. Pavement section for public roadways shall match existing roadways and be shown on
the plans.
20. Provide detail on snow storage.
21. Show the location of manholes and gate valves and hydrants on the site plan.
22. Show existing easements on the site/grading and utlity plans. Permanent structures are
not allowed in drainage and utility easements or private storm water facilities.
23. Signage Plan and details should be included on site plan (i.e. pedestrian crossing
signage, ADA, directional signs, no parking, buffer/storm water signs, no snow storage in
storm water basins, etc…) for review
24. Driveway Apron shall be per City of Apple Valley standard detail plate STR-5.
25. All retaining walls over 48” from bottom of footing to the top of wall shall be designed and
certified by a structural engineer and submitted to building inspections for final approval.
Retaining walls over 4’ will require a fence above the wall. Provide additional details
and/or specifications for retaining wall block. Retaining walls shall be privately owned
and maintained. Retaining walls are not allowed in drainage and utility easements
without an approved encroachment agreement.
26. Show locations of proposed lighting fixtures for parking lots and site.
27. Site plan should show site line triangles at access entrances as well as on the landscape
plan
28. Drainage and utility easements should be shown on Plans.
Grading & Drainage Plan
29. Grading limits are shown crossing the property lines to the north and south. There is no
concern on the shared grading between the proposed Seven Brew and McDonald’s lot.
City of Apple Valley
Public Works | Engineering
MEMORANDUM
However, a letter from the property owner to the north (Health Partners Clinic) is required
to grade on their property.
30. Final Storm Water Pollution Prevention Plan (SWPPP) shall be included with plans and
shall be reviewed and approved by City Engineer.
31. Final Grading Plans shall be reviewed and approved by City Engineer.
32. Provide the overall site composite Curve Number (CN) along with the impervious % on
the area tabulation.
33. Label the EOF’s on the grading plan.
34. Provide elevations for top & bottom of all retaining walls.
35. Maximum driveway grades are 10% and should incorporate a landing taper for driver
sight line.
Storm Sewer
36. Final locations and sizes of Storm Sewer shall be reviewed with the final construction
plans and approved by City Engineer.
37. Provide a pre-sedimentation cell or pretreatment device/s, such as a SAFL Baffle or
approved equal and sump prior to discharging into the public storm sewer in an
additional separate MH. Sump structures as shown in City “Catch Basin Manhole with
Sump” detail STO-5S. Any sumps shall be privately maintained and routinely cleaned as
the accumulated sediment will be from the private parking lots and roadways.
38. Storm sewer within right of way and public drainage and utility easement for purposes of
connection to public infrastructure shall be reinforced concrete pipe and meet all City
standards.
39. Submit a Storm water Management Checklist. The checklist can be found on the City’s
website at https://www.cityofapplevalley.org/DocumentCenter/View/16258/Project-
Submittal-Checklist_Fillable
Sanitary Sewer and Water main
40. Final locations and sizes of Water main shall be reviewed with the final construction
plans and approved by City Engineer.
41. The sanitary sewer main on the property will be reconstructed with City created plans
and specifications per the executed Design Agreement.
42. All water mains located within right of way and public easements for purposes of
connection to public infrastructure shall be ductile iron pipe and meet all City standards.
43. Provide gate valves on all water lines going into the buildings including fire suppression
lines in accordance with City Detail plate SER-6.
44. Remove unused sanitary and water services to the main and indicate on plans.
45. All watermain shall be a min depth of 8.0’.
46. Identify Irrigation service location(s) if applicable per SER-4.
47. Provide additional drawing showing required hydrant coverage for site.
City of Apple Valley
Public Works | Engineering
MEMORANDUM
Landscape and Natural Resources
48. According to City Code, tree planting must follow 15-10-5 diversity rule, meaning tree
landscape schedule must not exceed 15% of any plant family, 10% of any plant genus, and 5%
of any species. Current plant schedule does not meet the diversity rule. Please diversify plant
schedule to meet requirements.
49. Current landscaping plan does not include maples, but planting of maple species is highly
discouraged due to severe overplanting. Please consider alternative species when re-
designing plant schedule.
50. Austrian Pine is no longer typically recommended due to its susceptibility to a variety of
disease and insect issues. If using, please use minimally and diversify with other conifer
species.
City of Apple Valley
Public Works | Building Inspections
MEMORANDUM
DATE: June 24, 2025
TO: Terri Dill, City Planner
FROM: George Dorn, Chief Building Official
SUBJECT:
Terri,
The following are comments regarding the Valley Station Apartment Project located at
15584 Gaslight Drive.
•SAC determination is required from Met Council prior to permit issuance from the city.
•Indicate Trash and recycling area calculations, Per MSBC 2020 1303.1500 Subpart 1, recycling
space is required in accordance with Table 1-A on plans issued for permit. Please designate this
recycling space at the time of permit submittal.
•Submit plans to Minnesota Department of Labor, Plumbing Division for review of proposed
plumbing, sanitary and storm design.
•Retaining walls shall be designed by a Structural Engineer for walls over 4 feet.
•Dog run shall not have any drains connected to the sanitary sewer.
•Platting the property lines must be completed prior to permit issuance.
•Architectural, Structural and Civil plans are required to be signed with the permit application.
•The domestic and fire suppression water supply is required to be split outside the building with
separate shut off valves. Contact our City Engineer for acceptable connections.
•The allowable area and building heights will be determined once the code analysis has been
completed.
•The City of Apple Valley has adopted the 2020 MSBC 1306, subpart 3 Special Fire Protection
systems. This section would require the buildings to have an automatic sprinkler system installed
based on occupancy type and square footage.
•Separate sign permits are required. Signed structural drawings will be required for review with the
Building Permit application.
•Per MSAC 502.4.4, the access aisles for the accessible areas shall be marked with a designation
sign that says “no parking. Review areas under consideration for accessible parking areas.
•Accessible parking required will be required per the Minnesota State Accessibility Code Table
1106.1
•Provide energy and lighting compliance calculations at the time of permit submittal.
•Mechanical equipment and appliances on roofs or elevated structures shall be accessed in
accordance with the 2020 Minnesota Mechanical Code 306.5.
•Building Sewer slope is required to be in accordance with the 2020 Minnesota State Plumbing
code.
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12
20
16 18 22 22 22 22
26
15
14151819
1719
29
REMOVE TRASH
ENCLOSURE
REMOVE ELECTRICAL
AND CONCRETE PAD
REMOVE
CURB/GUTTER-TYP
REMOVE
LIGHT POLE-TYP
REMOVE SIGN-TYP
REMOVE LIGHT
POLE-TYP
REMOVE
CURB/GUTTER-TYP
REMOVE CATCH
BASIN-TYP
REMOVE 18" RCP
REMOVE MANHOLE-TYP
MANHOLE TO BE REMOVED
REMOVE 33" RCPREMOVE HC
SIGNS-TYP
REMOVE BOLLARD-TYP
REMOVE PLANTER
REMOVE PAVERS
REMOVE
BUILDING OVERHANG
CONTRACTOR TO REMOVE
BUILDING AND SERVICES AND
TO MEET ALL APPLICABLE CITY
AND STATE REQUIREMENTS
REMOVE
PAVERS
REMOVE GAS LINE
REMOVE BUILDING COLUMN
REMOVE PAVERS
REMOVE TREE GRATES
REMOVE BENCHES
REMOVE TREE GRATE
REMOVE BIKE RACKS
REMOVE TREE GRATE
REMOVE BIKE
RACKS
REMOVE TREE-TYP.
REMOVE 33" RCP
REMOVE CONCRETE
APRON
REMOVE RAMP
REMOVE PAVER
DROP-OFF
REMOVE FLAT
CURB
SAWCUT
BITUMINOUS
(FULL DEPTH)
SAWCUT
BITUMINOUS
(FULL DEPTH)
REMOVE
RAMP
SAWCUT
BITUMINOUS
(FULL DEPTH)
REMOVE CONCRETE WALK
REMOVE
LIGHT POLE
REMOVE
LIGHT POLE
MANHOLE TO BE REMOVED
SANITARY SEWER
TO BE REMOVED
SANITARY SEWER
TO BE REMOVED
LOUCKS
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7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
APPLE VALLEY
GASLIGHT
APARTMENTS
APPLE VALLEY, MN
REAL ESTATE
EQUITIES
579 Selby Avenue
St. Paul, MN 55102
06/11/25 CHECK SET
06/18/25 CITY SUBMITTAL
08/07/25 CITY RE-SUBMITTAL
08/28/25 CITY RE-SUBMITTAL
C1-1 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 STORM SEWER PLAN
C4-2 WATERMAIN & SANITARY PLAN
C8-1 CIVIL DETAILS
C8-2 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
PJ Disch - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
49933
24514A
PJD
DDL
PJD
08/28/25
-
N
SCALE IN FEET
0 30 60
DEMOLITION
PLAN
C1-1
1. CONTRACTOR SHALL REMOVE AND/OR RELOCATE EXISTING PRIVATE UTILITIES AS NECESSARY.
CONTRACTOR TO COORDINATE ACTIVITIES WITH UTILITY COMPANIES & OWNER.
2. CLEAR AND GRUB AND REMOVE ALL TREES NOTED FOR REMOVAL, VEGETATION AND SITE DEBRIS
WITHIN CONSTRUCTION LIMITS PRIOR TO GRADING. STRIP TOP SOIL AND STOCKPILE ON-SITE. ALL
REMOVED MATERIAL SHALL BE HAULED FROM THE SITE DAILY. ALL CLEARING AND GRUBBING
AND REMOVALS SHALL BE PERFORMED PER THE CONTRACT SPECIFICATIONS. EROSION CONTROL
MEASURES SHALL BE IMMEDIATELY ESTABLISHED UPON REMOVAL. SEE THE STORMWATER
POLLUTION PREVENTION PLAN (SWPPP) / GRADING & EROSION CONTROL PLAN.
3. CONTRACTOR SHALL PROTECT SURFACE AND SUBSURFACE FEATURES NOT NOTED FOR REMOVAL.
CONTRACTOR TO NOTIFY ENGINEER WITH ANY CONFLICTS OR PLAN DISCREPANCIES.
4. CONTRACTOR TO SCHEDULE PRE-CONSTRUCTION MEETING(S) WITH UTILITY OWNER(S) TO
DISCUSS DISCONNECTIONS AND/OR RELOCATIONS.
5. REFER TO TREE INVENTORY, TREE PRESERVATION, AND TREE REPLACEMENT PLAN FOR REMOVAL
AND REPLACEMENT OF ON SITE TREES.
6. CONTRACTOR TO VERIFY LOCATION OF SEPTIC FIELD(S) & WELL(S) ON SITE. COORDINATE
REMOVALS AND/OR ABANDONMENT WITH THE APPLICABLE GOVERNING AGENCIES.
CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING APPLICABLE PERMITS. WELLS ON THE
PROPERTY SHALL BE SEALED BY A MINNESOTA DEPARTMENT OF HEALTH (MDH) LICENSED
CONTRACTOR.
7. BITUMINOUS PAVEMENT REMOVALS ARE TO BE MADE TO A VERTICAL SAW CUT OR TO A NEAT
MILLED EDGE.
8. CONCRETE PAVEMENT, SIDEWALK, CURB & GUTTER AND OTHER POURED CONCRETE ITEMS ARE TO
BE REMOVED TO AN EXISTING EXPANSION OR CONTRACTION JOINT. SAW CUT AS NECESSARY FOR
A NEAT EDGE OF REMOVAL.
9. ANY DAMAGE TO ITEMS NOT NOTED TO BE REMOVED SHALL BE THE RESPONSIBILITY OF THE
CONTRACTOR AND SHALL BE REPAIRED OR REPLACED TO ORIGINAL CONDITION WITH NO
ADDITIONAL COMPENSATION.
10. CONTRACTOR SHALL COORDINATE ALL WORK WITHIN THE PUBLIC RIGHT OF WAY WITH THE
APPLICABLE GOVERNING AGENCIES. ALL WORK SHALL BE PERFORMED PER THE REQUIREMENTS OF
THE APPLICABLE GOVERNING AGENCIES.
11. CONTRACTOR TO COORDINATE ALL WORK WITHIN THE ADJACENT PROPERTIES WITH THE OWNER
AND ADJACENT PROPERTY OWNER.
12. CONTRACTOR TO COORDINATE DEMOLITION PHASING WITH ALL DISCIPLINES INCLUDING BUT
NOT LIMITED TO ARCHITECTURAL, STRUCTURAL, ELECTRICAL, MECHANICAL, & OWNER.
13. REFER TO THE GEOTECHNICAL REPORT PREPARED BY XXX, DATED XX, XXXX FOR INFORMATION
INCLUDING BUT NOT LIMITED TO GROUNDWATER CONDITIONS AND RECOMMENDATIONS FOR
EXCAVATION DEWATERING.
14. THE CONTRACTOR SHALL COORDINATE WITH THE OWNER FOR ANY REPAIRS TO THE IRRIGATION
SYSTEM THAT IS AFFECTED DURING CONSTRUCTION.
DEMOLITION NOTES
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
REMOVE EXISTING MANHOLES, POWER POLES, LIGHT
POLES, BOLLARDS, PARKING METERS, SIGNS, ETC.
REMOVE EXISTING CONCRETE PAVING, SIDEWALKS,
ETC.
REMOVE EXISTING TREES
REMOVE EXISTING BITUMINOUS PAVING
TREE PROTECTION FENCE
DEMOLITION LEGEND
PROPOSED
BUILDING
FFE-953.20
GFE-942.20
PROPOSED
BUILDING
FFE-953.20
GFE-942.20
25.0'
29.8'
25.0'
30.0'
31.2'
19.2'
GA
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CMU RETAINING WALL
W/ PROTECTIVE
ORNAMENTAL FENCE
(2) - 5" HEIGHT
CONCRETE
STEPS
HC SIGNAGE
(SEE DETAIL)
10' CURB TAPER
FLAT CURB
(SEE DETAIL)
10' CURB TAPER
GARAGE
ENTRANCE
LEVEL 1
GARAGE
ENTRANCE
LEVEL -1
FLAT CURB
23' CURB
TAPER
10' CURB TAPER
5.0'
19.8'
24.0'
9.0'
9.0'
9.0'
9.0'
9.0'
9.0'
9.0'
20.0'
24.0'
24.0'
24.0'
24.0'
20.0'40.0'
24.0'
20.0'
24.0'24.0'
24.0'
24.0'
3-6" HEIGHT CONCRETE
STEPS W/ METAL RAILING
(SEE DETAIL)
TOT
LOT
OUTDOOR
PATIO
3' CURB TAPER
8' CURB TAPER
10' CURB TAPER
12.5' CURB
TAPER
6.0'
38.3'
38.0'
42" HEIGHT
ORNAMENTAL FENCE
(SEE DETAIL)
CONCRETE
CURB EDGING
(SEE DETAIL)
CMU RETAINING WALL
W/ PROTECTIVE
ORNAMENTAL FENCE
6.0'
NE
W
C
O
N
C
R
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S
I
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W
A
L
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TRANSFORMER
PAD
PROPERTY LINE
PROPERTY
LINE
B618 CURB/GUTTER
TO MATCH
EXISTING
HC RAMP
(SEE DETAIL)
CONCRETE
APRON
(SEE DETAIL)
HC RAMP
(SEE DETAIL)
6.0'
R7.0'R7.0'
R3.0'
R7.0'
R3.0'
R36.0'
R18.0'
R7.0'
R3.0'
R3.0'
R7.0'
R7.0'
R3.0'
R3.0'R3.0'
R7.0'
R7.0'R3.0'
R3.0'
R3.0'
R3.0'
HC SIGN-TYP (SEE DETAIL)
6.0'
B612
CURB/GUTTER
TYP
15.3'
236.3'
2' WIDE
BITUMINOUS
PATCH
B618 CURB/GUTTER
TO MATCH
EXISTING
6.0'
STOOPS - (SEE ARCH
AND STRUCTURAL)
35
7
10 10
12
6
2-DUAL CHARGING
STATIONS FOR
4 VEHICLES
BIKE RACKS
(SEE DETAIL)
BIKE RACKS
(SEE DETAIL)
CONCRETE CURBING
W/ FENCE AT DOG RUN
FENCE ENCLOSED
DOG RUN
30.0'
30' SIGHT
TRIANGLE
30' SIGHT
TRIANGLE
30' SIGHT
TRIANGLE
S1
S2
S1
S2
CMU RETAINING WALL
(SEE DETAIL ON SHEET
C8-1
LIGHTING POLE-TYP
(SEE ELECTRICAL)
LIGHTING POLE-TYP
(SEE ELECTRICAL)
LIGHT POLE-TYP
(SEE ELECTRICAL)
3-6" HEIGHT STAGGERED
CONCRETE STEPS (SEE DETAIL)
5.0'
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7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
APPLE VALLEY
GASLIGHT
APARTMENTS
APPLE VALLEY, MN
REAL ESTATE
EQUITIES
579 Selby Avenue
St. Paul, MN 55102
06/11/25 CHECK SET
06/18/25 CITY SUBMITTAL
08/07/25 CITY RE-SUBMITTAL
08/28/25 CITY RE-SUBMITTAL
C1-1 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 STORM SEWER PLAN
C4-2 WATERMAIN & SANITARY PLAN
C8-1 CIVIL DETAILS
C8-2 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
PJ Disch - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
49933
24514A
PJD
DDL
PJD
08/28/25
-
SITE PLAN
C2-1
1. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED IN
ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND APPLICABLE GOVERNING
AGENCY REQUIREMENTS.
2. ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA
STANDARDS AND APPLICABLE GOVERNING AGENCY REQUIREMENTS.
3. ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
4. ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.
5. BITUMINOUS IMPREGNATED FIBER BOARD TO BE PLACED AT FULL DEPTH OF CONCRETE ADJACENT
TO EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS AND SIDEWALKS.
6. SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.
7. REFER TO THE GEOTECHNICAL REPORT PREPARED BY BRAUN FOR AN EXISTING SUBSURFACE SITE
CONDITION ANALYSIS AND CONSTRUCTION RECOMMENDATIONS INCLUDING BUT NOT LIMITED
TO PAVEMENTS AND EXTERIOR SLABS.
8. THE SNOW STORAGE LOCATION WILL BE UP AGAINST THE EAST FENCE WHERE POSSIBLE.
APARTMENT FACILITY WILL CONTRACT WITH WITH A MAINTENANCE BUSINESS FOR REMOVAL OF
SNOW OFF SITE.
SITE NOTES
1. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SITE SIGNAGE AND STRIPING AS SHOWN ON THIS
PLAN.
2. CONTRACTOR SHALL PAINT ALL ACCESSIBLE STALLS, LOGOS AND CROSS HATCH LOADING AISLES
WITH WHITE PAVEMENT MARKING PAINT, 4" IN WIDTH.
3. CONTRACTOR SHALL PAINT ANY/ALL DIRECTIONAL TRAFFIC ARROWS, AS SHOWN, IN WHITE
PAINT.
4. ALL SIGNAGE SHALL INCLUDE POST, CONCRETE FOOTING AND STEEL CASING WHERE REQUIRED.
5. ALL SIGNAGE NOT PROTECTED BY CURB, LOCATED IN PARKING LOT OR OTHER PAVED AREAS TO
BE PLACED IN STEEL CASING, FILLED WITH CONCRETE AND PAINTED YELLOW. REFER TO DETAIL(S).
6. ANY/ALL STOP SIGNS TO INCLUDE A 24" WIDE PAINTED STOP BAR IN WHITE PAINT, PLACED AT THE
STOP SIGN LOCATION, A MINIMUM OF 4' FROM CROSSWALK IF APPLICABLE. ALL STOP BARS SHALL
EXTEND FROM DIRECTIONAL TRANSITION BETWEEN LANES TO CURB.
7. ALL SIGNS TO BE PLACED 18" BEHIND BACK OF CURB UNLESS OTHERWISE NOTED.
SIGNAGE AND STRIPING NOTES
SITE AREA: 3.10 ± AC
EXISTING IMPERVIOUS AREA: 2.72 ± AC (87.7%)
PROPOSED IMPERVIOUS AREA: 2.06 ± AC (66.5%)
SITE DATA
PROPOSED SURFACE PARKING - STANDARD: 76 STALLS
PROPOSED SURFACE PARKING - ACCESSIBLE: 4 STALLS
TOTAL STALLS 80 STALLS
REQUIRED ACCESSIBLE PARKING: 4 STALLS**
**REQUIRED MINIMUM NUMBER OF ACCESSIBLE SPACES FOR 76 TO 100 STALLS
PARKING DATA
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN
PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
N
SCALE IN FEET
0 30 60
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
SIGNAGE LEGEND
STOP SIGNS1
S2 NO PARKING-FIRE LANE
12" DIA.
TYPICAL ADA PARKING
SIGN / BOLLARD COMBO
12x18" STANDARD HANDICAP PARKING
SIGN WITH SEPARATE 'VAN ACCESSIBLE'
PANEL. WHITE LEGEND ON BLUE
BACKGROUND. USE HARDWARE PER
SIGN SUPPLIER'S RECOMMENDATIONS.
HC SIGNAGE PER MINNESOTA
RULES 1341.0502
12x6" STANDARD 'VAN
ACCESSIBLE' PANEL. WHITE
LEGEND ON BLUE BACKGROUND
2" DIA. 6' LONG MIN.
GALVANIZED SCHEDULE 40
STEEL PIPE. EMBED IN
CONCRETE FILLED BOLLARD
6" DIA. SCHEDULE 40
GALVENZIED STEEL PIPE 6'
LONG MINIMUM
HEAVY DUTY HDPE DOME TOP
DECORATIVE SLEEVE BLUE IN COLOR.
AVAILABLE FROM
BOLLARDSNSLEEVES.COM OR EQUAL.
COMPACTED OR
UNDISTURBED SUBGRADE.
NOTES:
1. BOLLARDS TO BE PLACED 12" BEHIND
BACK OF CURB.
2. MAINTAIN PLUMB UNTIL CONCRETE IS
SUFFICIENTLY CURED.
3. HOLD CONCRETE FOOTING BELOW
GRADE OF FINISHED CONCRETE TO
CREATE FINAL PAVING PATTERN AS
SHOWN ON PLANS.
DRAWN 12/2016
LOUCKS PLATE NO.
2038LOUCKS
SITE AREA: 3.10 ± AC
EXISTING IMPERVIOUS AREA: 2.72 ± AC (87.7%)
PROPOSED IMPERVIOUS AREA: 2.06 ± AC (66.5%)
SITE DATA
PAVEMENT LEGEND
CONCRETE SIDEWALK
HEAVY DUTY CONCRETE PAVEMENT
BITUMINOUS PAVEMENT
PROPOSED
BUILDING
FFE-953.20
GFE-942.20
PROPOSED
BUILDING
FFE-953.20
GFE-942.20
25151
TRAV MAG950.66
25152TRAV MAG950.75
0.1%
2.
0
%
2.0
%
2.
0
%
9
5
1
95
2
950
948
949
951
947945944
9
5
0
94
6
94
7
9
4
8
9
4
9
95
1
950
951
952
953
10
.
0
%
1.0%1.0%
2.0%
2.
0
%
11
.
2
%
11
.
2
%
945
950
943
944
946
947
948
949
1.
6
%
1.
5
%
1.7%
1.4%1.5%
954
953
954 954
954
9
5
1
951
95
0
9
4
3
94
4
948
95
1
95
2
95
2
950
95
1
4
:
1
5:1
4:1
6:1
1.0%
944
945
952
2.0
%
2.
3
%
2.3%
1.0%0.7%
1.3%
4.8%
95
2
95
2
95
2
0.
4
%
953
952
952
4.9%
3.9
%
95
2
95
2
95
1
953
95
1
1.
8
%
2.
0
%
1.
1
%
1.
0
%
4.
6
%
50.88
51.31
51.05 52.19 52.67
51.51
51.42
51.48
51.43
42.05
42.20
42.05
52.02
GW=942.90
TW=952.90 53.20
54.2053.2053.00
52.90
52.27 53.20 53.14
53.20
53.20
TW=952.00
42.20
49.0053.20
52.4052.90
52.87
42.10
42.10
44.75
48.41
47.98
48.70
49.1651.74
51.57
51.6551.90
51.90
51.90
51.82
52.15
48.37
50.82
51.12
50.6050.59
50.66
50.98
51.70
50.6553.13 53.18
50.15
53.53
53.76
54.61
54.50
53.45
50.39
55.03
51.53
52.5552.19
52.09
50.92
51.33
50.98
51.04
54.36
53.30
52.61
52.67
51.89
52.49
53.11
53.20
43.00
52.30
51.50
52.0052.64
52.50
50.7550.68
51.12
50.68
49.95
51.49
51.55
50.76
51.90
51.8451.00
52.00
51.9051.17
51.75
51.69
50.96
52.16
52.2051.64
50.74
50.56
45.12
48.36
GW=946.00
GW=946.25TW=951.50
TW=951.00
GW=951.00
TW=951.0053.14
52.64
52.64
50.56
50.03
52.00
52.54
52.90
52.90
52.33
TS=952.38
BS=953.13
53.14
51.75 51.11
50.91
50.85
49.7850.21
50.73 50.23
50.56
50.95
51.02
51.34
51.40
52.46
52.46
51.96
51.90
51.90
51.96
52.46
52.21
52.88
6.
0
%
4.
6
%
95
4
95
4
54.28
95
3
53.00
53.00
BS=952.95
TS=954.95
52.77
51.00
51.90 51.79
4.9%1.0%
51.65 50.84
52.80
42.15
48.25
48.81
0.8%
2.
0
%
42.20
42.20
2.
1
%
4.5%
2.
5
%
2.0%1.
0
%
1.
5
%
52.47
TW=949.01
GW=948.75
TW=951.00
GW=949.06
TW=952.00
GW=951.75
53.20
51.23
BS=951.89
TS=953.14
E.O.F.
951.72
E.O.F.
951.32
E.O.F.
948.75
LOUCKS
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7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
APPLE VALLEY
GASLIGHT
APARTMENTS
APPLE VALLEY, MN
REAL ESTATE
EQUITIES
579 Selby Avenue
St. Paul, MN 55102
06/11/25 CHECK SET
06/18/25 CITY SUBMITTAL
08/07/25 CITY RE-SUBMITTAL
08/28/25 CITY RE-SUBMITTAL
C1-1 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 STORM SEWER PLAN
C4-2 WATERMAIN & SANITARY PLAN
C8-1 CIVIL DETAILS
C8-2 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
PJ Disch - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
49933
24514A
PJD
DDL
PJD
08/28/25
-
GRADING
PLAN
C3-1
1. SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF BUILDING,
OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.
2. ALL ACCESSIBLE ROUTES SHALL BE CONSTRUCTED WITH A CROSS SLOPE NOT EXCEEDING 2% AND
A RUNNING SLOPE NOT EXCEEDING 5%.
3. AT TURNING POINTS ALONG THE ACCESSIBLE ROUTE THE PAVEMENT SHALL NOT EXCEED 2% IN
ANY DIRECTION FOR AN AREA 60" IN DIAMETER.
4. ALL PUBLIC SIDEWALKS SHALL BE CONSTRUCTED WITH A CROSS SLOPE NOT EXCEEDING 2% AND A
RUNNING SLOPE NOT EXCEEDING 5%.
5. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS
IN GUTTERS SHALL BE SUMPED 0.16 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT REFLECT
SUMPED ELEVATIONS.
6. REFER TO GEOTECHNICAL EVALUATION REPORT FOR AN EXISTING SUBSURFACE SITE CONDITION
ANALYSIS AND CONSTRUCTION RECOMMENDATIONS INCLUDING BUT NOT LIMITED TO:
A. REUSE OF ON-SITE SOILS
B. GROUNDWATER AND RECOMMENDATIONS FOR EXCAVATION DEWATERING.
C. SITE GRADING AND SUBGRADE PREPARATION.
D. PAVEMENTS AND EXTERIOR SLABS.
E. TRENCH EXCAVATION AND BACKFILL.
F. EXTERIOR UTILITY SUPPORTS.
G. FROST PROTECTION.
7. GRADING, INCLUDING BUT NOT LIMITED TO EXCAVATION AND BACKFILL, OF THE INFILTRATION
AREA(S) SHALL BE ACCOMPLISHED USING LOW-IMPACT EARTH-MOVING EQUIPMENT TO PREVENT
COMPACTION OF THE UNDERLYING SOILS. SMALL TRACKED DOZERS AND BOBCATS WITH
RUNNER TRACKS ARE RECOMMENDED. NO WHEELED MACHINES SHALL BE USED.
8. SOIL BENEATH THE INFILTRATION AREA(S) SHALL BE RIPPED WITH A TOOTHED BUCKET TO REMOVE
SOIL INTERFACE PRIOR TO BACKFILL.
9. A FLOOD TEST OR DOUBLE RING INFILTROMETER TEST SHALL BE COMPLETED FOR THE
INFILTRATION SYSTEM TO VERIFY INFILTRATION RATES ARE WITHIN THE ACCEPTABLE RANGE OF
X.X IN/HR TO X.X IN/HR.
10. CITY AND WATERSHED SHALL BE NOTIFIED AT LEAST 24 HOURS PRIOR TO CONSTRUCTION OF
STORMWATER BMPS.
11. ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF TOP SOIL AND
SEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR UNTIL
VEGETATION IS ESTABLISHED. REFER TO THE LANDSCAPE PLANS, DETAILS AND SPECIFICATIONS FOR
FINAL SITE STABILIZATION.
12. FOR SITE RETAINING WALLS "TW" EQUALS SURFACE GRADE AT TOP FACE OF WALL (NOT TOP OF
WALL), "GW" EQUALS SURFACE GRADE AT WALL GRADE TRANSITION, AND "BW" EQUALS SURFACE
GRADE AT BOTTOM FACE OF WALL (NOT BOTTOM OF BURIED WALL COURSES).
13. FOR SITE STAIRS, "TS" EQUALS SURFACE ELEVATION AT TOP OF STAIRS AND "BS" EQUALS SURFACE
ELEVATION AT BOTTOM OF STAIRS. REFER TO SITE PLAN FOR NUMBER OF RISERS AND RISER
HEIGHT.
14. STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTS OCCURS AND
BEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS. A REGULAR SWEEPING SCHEDULE
MUST BE ESTABLISHED.
15. DUST MUST BE ADEQUATELY CONTROLLED.
16. SEE SWPPP FOR ADDITIONAL EROSION CONTROL NOTES AND REQUIREMENTS.
17. SEE UTILITY PLAN FOR WATERMAIN, STORM SEWER, AND SANITARY SEWER INFORMATION.
18. SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.
19. REFERENCE ARCHITECTURAL AND STRUCTURAL DRAWINGS FOR BUILDING ELEVATIONS.
20. THE CONTRACTOR ALONG WITH THE OWNER SHALL OBTAIN ALL NECESSARY PERMITS AND
APPROVALS FROM GOVERNING AUTHORITIES, INCLUDING ANY CITY PERMITS AND THE NPDES
PERMIT.
21. INSTALL EROSION CONTROL AND TREE PROTECTION MEASURES BEFORE BEGINNING SITE GRADING
ACTIVITIES. SOME EROSION CONTROLS SUCH AS BALE CHECKS AND TEMPORARY SILT PONDS MAY
BE INSTALLED AS GRADING OCCURS IN SPECIFIC AREAS. MAINTAIN EROSION CONTROLS
THROUGHOUT THE GRADING PROCESS AND REMOVE WHEN TURF HAS BEEN ESTABLISHED.
22. PER NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM/STATE DISPOSAL SYSTEM
(NPDES/SDS) REQUIREMENTS, THE WASHOUT AND CLEANOUT OF STUCCO, PAINT, CONCRETE,
FORM RELEASE OILS, CURING COMPOUNDS, AND OTHER CONSTRUCTION MATERIALS SHALL BE
PROPERLY CONTAINED AND DISPOSED OF. THE CONTRACTOR SHALL BE RESPONSIBLE FOR
PROVIDING AND USING APPROVED METHODS OF CONTAINMENT SUCH AS PRE-FABRICATED
WASHOUT CONTAINERS, CONCRETE WASHOUT TOTE, READY MIX TRUCKS WITH SELF-CONTAINED
CHUTE CLEANOUT, ETC.
23. CONTRACTOR SHALL PROVIDE AS-BUILT INFORMATION OF GRADING ACTIVITIES AS NEEDED PER
APPLICABLE PERMIT REQUIREMENTS AND/OR DEVELOPMENT AGREEMENTS.
GRADING, DRAINAGE & EROSION CONTROL NOTES
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN
PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
DIRECTION OF FLOW 1.0%
972.5
N
SCALE IN FEET
0 30 60
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
AREA NOTES
EXISTING
TOTAL AREA = 135,009 SQ.FT. OR 3.099 AC.
IMPERVIOUS SURFACE AREA = 118,443 SQ.FT. OR 2.719 AC. = 87.7%
PERVIOUS SURFACE AREA = 16,566 SQ.FT. OR 0.380 AC. = 12.3%
OVERALL CURVE NUMBER = 93
PROPOSED
TOTAL AREA = 135,009 SQ.FT. OR 3.577 AC.
IMPERVIOUS SURFACE AREA = 89,799 SQ.FT. OR 2.127 AC. = 66.5%
PERVIOUS SURFACE AREA = 45,230 SQ.FT. OR 1.450 AC. = 33.5%
OVERALL CURVE NUMBER = 86
3
IL
3
IL
4
SK
3
NO
3
NO
2
PE
1
NO
2
BL
3
BL
3
PO
2
PO
3
PE
2
PO
3
BL
4
BS
1
IL
2
SK
2
IH
3
PE
2
KC
3
GL
3
IHD
18
BE
23
BE
5
GF
9
AC
7
IHD
8
ALC
4
IHD
4
AC
4
WS
4
AC
8
IHD
8
ALC
6
WS
4
AC
25
FG
6
GF
18
GF
16
BE
3
ALC
4
ALC
2
IHD
14
FG
4
GF
7
AC
6
IHD
9
TY
9
AC
4
IHD
4
ALC
4
WS
4
AC
4
IHD
10
ALC
7
IHD
8
AC
6
WS
2
IHD
9
AR
3
IHD
6
IHD
3
AR
29
BAD
5
INH
42
BAD
20
FG
11
FG
19
BE
5
Mj2
1
Mj2
1
INH
5
TY 2
INH
5
AJ
7
MJJ 34
BAD
9
AJ
61
ML
1
IH
1
SK
3
SSC
8
IHD
3
AC
9
WS
2
IHD
3
ALC
10
TY
14
BE
9
ALC
6
IHD
16
FG
6
GF
6
LN
6
LIB
3
ALC
5
ALC
1
IHD
METAL EDGER, TYP.
METAL EDGER, TYP.
METAL EDGER, TYP.
METAL EDGER, TYP.
VINYL FENCE,
SEE DETAIL 6/L2-1
ORNAMENTAL FENCE,
SEE DETAIL 7/L2-1
WIREWORKS FENCE,
SEE DETAIL 9-10/L2-1
ORNAMENTAL FENCE,
SEE DETAIL 7/L2-1
30' SIGHT
TRIANGLE
30' SIGHT
TRIANGLE
CODE QTY BOTANICAL NAME COMMON NAME CONT.SIZE
DECIDUOUS TREES
IH 3 GLEDITSIA TRIACANTHOS `IMPCOLE` TM IMPERIAL HONEYLOCUST 2.5" CAL.B&B
SK 7 GLEDITSIA TRIACANTHOS `SKYCOLE`SKYLINE HONEYLOCUST 2.5" CAL.B&B
KC 2 GYMNOCLADUS DIOICA KENTUCKY COFFEETREE 2.5" CAL.B&B
PO 7 PRUNUS CERASIFERA 'OAKVILLE CRIMSON SPIRE'OAKVILLE CRIMSON SPIRE PURPLE PLUM 2.5" CAL.B&B
BL 8 TILIA AMERICANA `BOULEVARD`BOULEVARD LINDEN 2.5" CAL.B&B
GL 3 TILIA CORDATA `GREENSPIRE`GREENSPIRE LINDEN 2.5" CAL.B&B
PE 8 ULMUS AMERICANA `PRINCETON`PRINCETON ELM 2.5" CAL.B&B
38 SUBTOTAL:
EVERGREEN TREES
BS 4 PICEA GLAUCA `DENSATA`
FULL FORM
BLACK HILLS SPRUCE 6` HEIGHT B&B
NO 7 PINUS RESINOSA
FULL FORM
NORWAY PINE 6` HEIGHT B&B
11 SUBTOTAL:
ORNAMENTAL TREES
SSC 3 MALUS X `SPRING SNOW`SPRING SNOW CRABAPPLE 1.5" CAL.B&B
IL 7 SYRINGA RETICULATA `IVORY SILK`IVORY SILK TREE LILAC 1.5" CAL.B&B
10 SUBTOTAL:
SHRUBS
AC 52 ARONIA MELANOCARPA `MAGIC CARPET`AUTUMN MAGIC CHOKEBERRY 5 GAL CONT.
IHD 73 CORNUS ALBA `BAILHALO` TM IVORY HALO DOGWOOD 5 GAL CONT.
INH 8 HYDRANGEA ARBORESCENS `INCREDIBALL`INCREDIBALL HYDRANGEA 5 GAL CONT.
LN 6 PHYSOCARPUS OPULIFOLIUS `LITTLE DEVIL` TM LITTLE DEVIL NINEBARK 5 GAL CONT.
GF 39 RHUS AROMATICA `GRO-LOW`GRO-LOW FRAGRANT SUMAC 5 GAL CONT.
ALC 57 RIBES ALPINUM ALPINE CURRANT 5 GAL CONT.
WS 29 SYMPHORICARPOS ALBUS WHITE SNOWBERRY 5 GAL CONT.
ML 61 SYRINGA PATULA `MISS KIM`MISS KIM LILAC 5 GAL CONT.
325 SUBTOTAL:
PERENNIALS
BAD 105 HEMEROCALLIS X `BAJA`BAJA DAYLILY 1 GAL CONT.
BE 90 RUDBECKIA FULGIDA `GOLDSTRUM`BLACK EYED SUSAN 1 GAL CONT.
195 SUBTOTAL:
CONIFEROUS SHRUBS
MJJ 7 JUNIPERUS CHINENSIS `MONLEP`MINT JULEP JUNIPER 5 GAL CONT.
AJ 14 JUNIPERUS HORIZONTALIS `PLUMOSA COMPACTA`ANDORRA COMPACT JUNIPER 5 GAL CONT.
Mj2 6 JUNIPERUS SCOPULORUM `MEDORA`
FULL FORM
MEDORA JUNIPER 15 GAL 4` HGT
TY 24 TAXUS X MEDIA `TAUNTON`TAUNTON YEW 5 GAL CONT.
51 SUBTOTAL:
GRASSES
AR 12 ANDROPOGON GERARDII 'RED OCTOBER'RED OCTOBER BIG BLUESTEM 5 GAL CONT.
FG 86 CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER`FEATHER REED GRASS 1 GAL CONT.
LIB 6 SCHIZACHYRIUM SCOPARIUM LITTLE BLUESTEM 1 GAL CONT.
104 SUBTOTAL:
SYMBOL CODE BOTANICAL NAME COMMON NAME CONT.SIZE
GROUND COVERS
SM 1 CRUSHED GRAY ROCK 1/4" MINUS 3" DEPTH STONE MULCH NONE
Hwm HARDWOOD MULCH - 3" DEPTH OVER GEOTEXTILE
FABRIC
HARDWOOD MULCH NONE
SOD TURF SOD SOD
PLANT SCHEDULE
LOUCKS
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7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
APPLE VALLEY
GASLIGHT
APARTMENTS
APPLE VALLEY, MN
REAL ESTATE
EQUITIES
579 Selby Avenue
St. Paul, MN 55102
06/11/25 CHECK SET
06/18/25 CITY SUBMITTAL
08/07/25 CITY RE-SUBMITTAL
08/28/25 CITY RE-SUBMITTAL
C1-1 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 STORM SEWER PLAN
C4-2 WATERMAIN & SANITARY PLAN
C8-1 CIVIL DETAILS
C8-2 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
Douglas D. Loken - LA
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Landscape Architect under the laws
of the State of Minnesota.
45591
Project Lead
Drawn By
Checked By
Loucks Project No.24514A
PJD
DDL
DDL
08/28/25
-
N
SCALE IN FEET
0 30 60
LANDSCAPE
PLAN
L1-1
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMITTING BID. HE SHALL INSPECT SITE AND BECOME
FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF WORK.
VERIFY LAYOUT AND ANY DIMENSIONS SHOWN AND BRING TO THE ATTENTION OF THE LANDSCAPE
ARCHITECT ANY DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN AND / OR INTENT OF THE
PROJECT'S LAYOUT.
ASSURE COMPLIANCE WITH ALL APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK OR
MATERIALS SUPPLIED.
CONTRACTOR SHALL PROTECT ALL EXISTING ROADS, CURBS / GUTTERS, TRAILS, TREES, LAWNS AND
SITE ELEMENTS DURING PLANTING OPERATIONS. ANY DAMAGE TO SAME SHALL BE REPAIRED AT NO
COST TO THE OWNER.
CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF ALL UNDERGROUND AND ABOVE GRADE
UTILITIES. CONTRACTOR TO PROVIDE THE NECESSARY PROTECTION FOR THE UTILITIES BEFORE
CONSTRUCTION / MATERIAL INSTALLATION BEGINS. CONTRACTOR TO NOTIFY GENERAL CONTRACTOR
OF ANY CONCERNS PRIOR TO INSTALLATION OF PLANTINGS.
EXISTING CONTOURS, TRAILS, VEGETATION, CURB / GUTTER AND OTHER EXISTING ELEMENTS BASED
UPON INFORMATION SUPPLIED TO LANDSCAPE ARCHITECT BY OTHERS. CONTRACTOR SHALL VERIFY
ANY AND ALL DISCREPANCIES PRIOR TO CONSTRUCTION AND NOTIFY LANDSCAPE ARCHITECT OF
SAME.
THE ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND / OR ROADWAYS ARE SUBJECT
TO FIELD ADJUSTMENT REQUIRED TO CONFORM TO LOCALIZED TOPOGRAPHIC CONDITIONS AND TO
MINIMIZE TREE REMOVAL AND GRADING. ANY CHANGE IN ALIGNMENT MUST BE APPROVED BY
LANDSCAPE ARCHITECT.
VERIFY EXISTING / PROPOSED IRRIGATION SYSTEM LAYOUT AND CONFIRM COMPLETE LIMITS OF
IRRIGATION PRIOR TO SUPPLYING SHOP DRAWINGS.
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AN IRRIGATION LAYOUT PLAN
AND SPECIFICATION AS A PART OF THE SCOPE OF WORK WHEN BIDDING. THESE SHALL BE APPROVED
BY THE LANDSCAPE ARCHITECT PRIOR TO ORDER AND / OR INSTALLATION. IT SHALL BE THE
LANDSCAPE CONTRACTORS RESPONSIBILITY TO INSURE THAT ALL SODDED / SEEDED AND PLANTED
AREAS ARE IRRIGATED PROPERLY, INCLUDING THOSE AREAS DIRECTLY AROUND AND ABUTTING
BUILDING FOUNDATION.
THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH AN IRRIGATION SCHEDULE
APPROPRIATE TO THE PROJECT SITE CONDITIONS AND TO PLANT MATERIAL GROWTH REQUIREMENTS.
IRRIGATION SYSTEM IS NOT TO SPRINKLE ACROSS PAVEMENT NOR SHALL THE SYSTEM SPRINKLE THE
BUILDING.
THE SYSTEM SHALL INCORPORATE A RAIN SENSOR INTO IRRIGATION SYSTEM.
PLANTINGS OUTSIDE THE LIMITS OF IRRIGATION ARE TO BE WATERED REGULARLY UNTIL PLANTING /
SOD / SEED HAS BEEN ESTABLISHED.
GENERAL NOTES
IRRIGATION NOTES
LANDSCAPE CACULATIONS:
FOR COMMERCIAL PROJECTS IN APPLE VALLEY THE MINIMUM LANDSCAPE
VALUE IS TO BE 1.5% MIN. OF THE TOTAL
TOTAL ESTIMATED PROJECT VALUE: $32 MILLION
ESTIMATED LANDSCAPE VALUE REQUIRED: $480,000
ESTIMATED LANDSCAPE VALUE PROVIDED: $480,000 (SEE CHART BELOW)
REQUIRED MINIMUM LANDSCAPE VALUE: 1.5% OF PROJECT VALUE = $480,000
OVERSTORY TREES
38 TREES X $700) $26,600
CONIFEROUS TREES
(11 TREES X $600) $6,600
ORNAMENTAL TREES
(10 TREES X $500) $5,000
SHRUBS - 339 x $70 $23,730
EVERGREEN SHRUBS - 52 X $100 $5,200
PERENNIALS 196 X $40 $7,840
GRASSES 174 X $40 $6,960
IRRIGATION $50,000
COURTYARD (FURNITURE, PLANTERS, DECORATIVE PAVING) $25,000
DOG RUN (CONCRETE EDGER, ARTIFICIAL TURF, DOG SIGNAGE/TRASH) $30,000
TOT LOT (CONCRETE EDGER, PIP RUBBER, PLAYGROUND) $50,000
FENCING $80,000
LANDSCAPE EDGING $15,000
LANDSCAPE ROCK $5,000
LANDSCAPE HARDWOOD MULCH $3,000
BIKE RACKS $6,000
MISCELLANEOUS IMPROVEMENTS $134,070
(ADDITIONAL SITE FURNISHINGS, PERGOLA STRUCTURE,
PLAYGROUND SHADE STRUCTURE)
TOTAL $480,000
MINIMUM LANDSCAPE VALUE COST OPINION
LOUCKS
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M
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
APPLE VALLEY
GASLIGHT
APARTMENTS
APPLE VALLEY, MN
REAL ESTATE
EQUITIES
579 Selby Avenue
St. Paul, MN 55102
06/11/25 CHECK SET
06/18/25 CITY SUBMITTAL
08/07/25 CITY RE-SUBMITTAL
08/28/25 CITY RE-SUBMITTAL
C1-1 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 STORM SEWER PLAN
C4-2 WATERMAIN & SANITARY PLAN
C8-1 CIVIL DETAILS
C8-2 CIVIL DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
Douglas D. Loken - LA
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Landscape Architect under the laws
of the State of Minnesota.
45591
Project Lead
Drawn By
Checked By
Loucks Project No.24514A
PJD
DDL
DDL
08/28/25
-
LANDSCAPE
DETAILS
L2-1
2x ROOT BALL WIDTH
SET PLANT ON UNDISTRUBED NATIVE SOIL
SCARIFY BOTTOM AND SIDES OF HOLE PRIOR
TO PLANTING
EDGE CONDITION VARIES
WOOD STAKE
BACKFILL WITH IN SITU TOPSOIL
MULCH - 4" DEEP. NO MULCH IN CONTACT WITH
TRUNK - SEE NOTES OR SPECS.
ROOT FLARE EVEN WITH OR JUST ABOVE GRADE
SAFETY FLAGGING - ONE PER WIRE
TREE WRAP TO FIRST BRANCH
16"X2" POLYPROPYLENE OR POLYETHYLENE STRAP
NOTES:
1. THE CONTRACTOR IS RESPONSIBLE FOR
MAINTAINING ALL TREES IN A PLUMB
POSITION THROUGH THE WARRANTY
PERIOD. STAKING IS SUGGESTED, BUT NOT
REQUIRED. ANY STAKING MUST CONFORM
WITH PRACTICES AS DEFINED IN A.N.A.
GUIDELINES FOR STANDARD PRACTICES.
2. PRUNE DAMAGED AND CROSSING
BRANCHES AFTER PLANTING IS COMPLETE.
3. CUT BACK WIRE BASKET.
4. WATER TREE THOROUGHLY DURING
PLANTING OPERATIONS. PLACE BACKFILL IN
8-12" LIFTS AND SATURATE SOIL WITH
WATER. DO NOT COMPACT MORE THAN
NECESSARY TO MAINTAIN PLUMB.
5. CONTRACTOR IS RESPONSIBLE FOR
TESTING PERCOLATION RATES PRIOR TO
PLANTING. NOTIFY LANDSCAPE ARCHITECT
IMMEDIATELY IF POOR DRAINAGE EXISTS.
DETAIL - DECIDUOUS TREE
3/4" = 1'-0"
CUT ROPES AND EXPOSE TOP 1/3 OF BURLAP BALL.
REMOVE NON-BIODEGRADABLE MATERIAL.
PLANT-TREE-011
2 x ROOT BALL WIDTH
NOTES:
1. THE CONTRACTOR IS RESPONSIBLE FOR
MAINTAINING ALL TREES IN A PLUMB
POSITION THROUGH THE WARRANTY
PERIOD. STAKING IS SUGGESTED, BUT NOT
REQUIRED. ANY STAKING MUST CONFORM
WITH PRACTICES AS DEFINED IN A.N.A.
GUIDELINES FOR STANDARD PRACTICES.
2. PRUNE ANY DAMAGED BRANCHES AFTER
PLANTING IS COMPLETE.
3. WATER TREE THOROUGHLY DURING
PLANTING OPERATIONS. PLACE BACKFILL IN
8-12" LIFTS AND SATURATE SOIL WITH
WATER. DO NOT COMPACT MORE THAN
NECESSARY TO MAINTAIN PLUMB.
4. CONTRACTOR IS RESPONSIBLE FOR
TESTING PERCOLATION RATES PRIOR TO
PLANTING. NOTIFY LANDSCAPE ARCHITECT
IMMEDIATELY IF POOR DRAINAGE EXISTS.
DETAIL - CONIFEROUS TREE
3/4" = 1'-0"
SET PLANT ON UNDISTRUBED NATIVE SOIL
SCARIFY BOTTOM AND SIDES OF HOLE PRIOR
TO PLANTING
EDGE CONDITION VARIES
WOOD STAKE
BACKFILL WITH IN SITU TOPSOIL
MULCH - 4" DEEP. NO MULCH IN CONTACT WITH
TRUNK - SEE NOTES OR SPECS.
SAFETY FLAGGING - ONE PER WIRE
16"X2" POLYPROPYLENE OR POLYETHYLENE STRAP
CUT ROPES AND EXPOSE TOP 1/3 OF BURLAP BALL.
REMOVE NON-BIODEGRADABLE MATERIAL.
2 PLANT-TREE-02
NOTES:
LOOSEN ROOTS OF ALL CONTAINERIZED
PLANTS. SCARIFY BOTTOM AND SIDES
OF HOLE PRIOR TO PLANTING
EDGE VARIES - REFER TO PLAN
EDGING MATERIAL - SEE NOTES OR SPEC.
LANDSCAPE FABRIC - SEE NOTES OR SPEC.
MULCH - 3" DEPTH - SEE NOTES OR SPEC.
PLANTING SOIL - SEE NOTES OR SPEC.
SHRUBS TO BE PLACED SO THAT TOP OF
CONTAINER SITS FLUSH WITH PROPOSED GRADE
DETAIL - SHRUB PLANTING
1" = 1'-0"
REFER TO SCHEDULE
18" MIN.
PREPARE BED A MIN. 4" DEEPER THAN ROOT BALL
PLANT-SHRB-013
VARIES
SEE SCHEDULE FOR SPACING
NOTE:
LOOSEN ROOTS OF PLANT
MATERIAL PRIOR TO PLANTING
PLANTING SOIL - SEE NOTES
EDGE VARIES - REFER TO PLAN
EDGING MATERIAL - SEE NOTES
MULCH - 3" MIN. DEPTH - SEE NOTES
PLANTING - PERENNIAL
1" = 1'-0"PLANT-PER-014
ROCK MULCH AT 4" MIN. DEPTH; EXPOSE NO
FABRIC ; SEE SCHEDULE FOR COLOR
WOVEN GEOTEXTILE FABRIC. OVERLAP 6" MINIMUM;
SECURE IN PLACE WITH POLY FABRIC STAPLES
PREPARED SUBGRADE
LM-01 - ROCK MULCH
1 1/2" = 1'-0"HARD-LM-035
VINYL FENCE
NTS
8' TYP
12" DIAM
HARD-LM-036
AEGIS II ORNAMENTAL STEEL FENCE
NTS
VARIES - SEE PLAN 3 34"
1 34" FORERUNNER RAIL
1 34" FORERUNNER RAIL
CONFIRM POST SIZE WITH MNFR.
1" X 14 GA. SQUARE PICKET
COMPACTED OR
UNDISTURBED GRADE
HARD-LM-037
10 11
2 3/8"1'-4 1/2"
SURFACE MOUNT PER
MANUFACTURER'S
RECOM\MENDATIONS
PAVING PER PLANS
AGGREGATE BASE
2-3/8" SCH. 40 PIPE
COVER PLATE
COMPACTED SUBGRADE
BIKE RACK DETAIL
3/4" = 1'-0"8 PROJ-OB-12
CONCRETE CURBADD CONTROL JOINTS EVERY 48" MIN.
TWO #4 REBAR CONTINUOUS
ORNAMENTAL FENCE
(SURFACE MOUNT) SEE DETAIL
GRAVEL DOG RUN SURFACE
CONCRETE CURB @ DOG RUN
1/2" = 1'-0"9 DETAIL-FILE
CONCRETE PLAYGROUND EDGER
8x18PLAYEDGE-WOOD.dwgSCALE: 3/4" = 1'-0"12
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REPORT
| www.transportationcollaborative.com |
To: Blaine Barker, Senior Development Associate
Real Estate Equities
From: Matt Pacyna, PE, Principal
Transportation Collaborative & Consultants, LLC
Date: August 20, 2025
Subject: Valley Station Apartments Traffic and Parking Review
INTRODUCTION
TC2 conducted a traffic and parking review for the proposed Valley Station Apartments development at
the former Appley Valley Transit Station park-and-ride as shown in Figure 1. The site, which is currently
vacant, is in the southeast quadrant of the 155th Street and Gaslight Drive intersection. The proposed
development is a 144-unit workforce housing apartment complex, which includes a combination of 1-,
2-, and 3-bedroom units and a total of 240 parking spaces (162 garage and 78 surface lot). The main
objectives of the study are to quantify existing traffic and parking conditions within the study area,
evaluate potential impacts associated with the proposed development, and recommend improvements,
if necessary, to ensure safe and efficient operations for all users. The following study assumptions,
methodology, and findings are offered for consideration.
Figure 1 Subject Site
Subject Site
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Transit Station
153rd St
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Valley Station Apartments Traffic and Parking Review August 20, 2025
Page 2
EXISTING CONDITIONS
Existing conditions were reviewed within the study area to establish current traffic conditions to help
determine impacts associated with the proposed development. The evaluation of existing conditions
included collecting traffic volumes, observing transportation characteristics, reviewing crash history,
and analyzing intersection capacity, which are described in the following sections.
Traffic Volumes
Vehicular intersection turning movement and pedestrian / bicyclist counts were collected on
Wednesday, July 30, 2025 from 6 a.m. to 7 p.m. at the 155th Street and Gaslight Drive / Apple Valley
Transit Station intersection. In addition, a.m. (7-9 a.m.) and p.m. (4-6 p.m.) peak period counts were
collected at the 155th Street / East Apple Valley Transit Station and 153rd Street / Gaslight Drive
intersections. The a.m. and p.m. peak hours within the study area represent 7 to 8 a.m. and 4:30 to
5:30 p.m. Average daily traffic (ADT) volumes were provided by MnDOT or estimated based on the
13-hour traffic count collected. Note that there was a total of 35 north-south pedestrians that crossed
155th Street at Gaslight Drive between 6 a.m. and 7 p.m.
Transportation Characteristics
Observations were conducted within the study area to identify various transportation characteristics
such as roadway geometry, traffic controls, speed limits, and multimodal facilities. A general overview
of key roadways within the study area is as follows:
• 155th Street – a 2-lane undivided minor collector roadway with no turn lanes within the study area.
There is sidewalk along both sides of the roadway and the speed limit is 30-mph.
• Gaslight Drive – a 3-lane undivided local roadway with a center two-way left-turn lane. There is
sidewalk along both sides of the roadway and the speed limit is 30-mph.
The north approach of the 155th Street / Gaslight Drive intersection is the primary access to the Apple
Valley Transit Station. All study intersections are two-way stop controlled. Existing geometrics, traffic
controls, and volumes within the study area are shown in Figure 2.
Crash History
Five (5) years of crash history were reviewed from July 1, 2020 through June 30, 2025 using MnDOT’s
Crash Mapping Analysis Tool (MnCMAT), which identified one (1) intersection-related crash at the 155th
Street and Gaslight Drive / Apple Valley Transit Station intersection. The accident was an angle-type
crash that resulted in property damage only. At this level of crash frequency, there does not appear to
be any existing safety or crash issues at the 155th Street and Gaslight Drive / Apple Valley Transit Station
intersection.
Intersection Capacity
Intersection capacity was evaluated using Synchro / SimTraffic Software (version 11), which uses
methods outlined in the Highway Capacity Manual, 6th Edition. The software is used to develop
calibrated models that simulate observed traffic operations, account for peaking characteristics, and
identify key metrics such as intersection Level of Service (LOS) and queues. These models incorporate
collected traffic, pedestrian, and bicyclist volumes, traffic controls, heavy commercial vehicle activity
(i.e., buses and trucks), and driver behavior factors.
Valley Station Apartments Traffic and Parking Review
Existing Conditions
88 (15)24 (81)25 (69)
33 (9)31 (23)11 (58)
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Figure 2
Legend
AM Peak Hour VolumePM Peak Hour VolumeEstimated ADT VolumeStop Sign
XXX(XXX)X,XXX N
Valley Station Apartments Traffic and Parking Review August 20, 2025
Page 4
Level of Service (LOS) quantifies how an
intersection is operating. Intersections are
graded from LOS A to LOS F, which
corresponds to the average delay per vehicle
values shown. LOS A indicates the best traffic
operation, while LOS F indicates an
intersection where demand exceeds
capacity. An overall intersection LOS A
though LOS D is generally considered
acceptable in the study area.
For side-street stop-controlled intersections, special emphasis is given to providing an estimate for the
level of service of the side-street approach. Traffic operations at an unsignalized intersection with side-
street stop control can be described in two ways. First, consideration is given to the overall intersection
level of service, which accounts for the total number of vehicles entering the intersection and the
capability of the intersection to support the volumes. Second, it is important to consider the delay on
the minor approach. Since the mainline does not have to stop, most delay is attributed to the side-street
approaches. It is typical of intersections with higher mainline traffic volumes to experience high-levels
of delay (i.e., poor levels of service) on the side-street approaches, but an acceptable overall intersection
level of service during peak hour conditions.
The existing intersection capacity analysis results, summarized in Table 1, indicate that all study
intersections and approaches operate at an acceptable LOS B or better during the typical weekday a.m.
and p.m. peak hours. Peak existing queues generally range between one (1) and two (2) vehicles. Thus,
there are no significant existing operational issues from an intersection capacity perspective.
Table 1 Existing Intersection Capacity
Study Intersection Traffic
Control
Level of Service (Delay)
AM Peak Hour PM Peak Hour
Gaslight Drive & 155th Street / Transit Access SSS A / B (13) A / B (13)
Gaslight Drive & West Site Access SSS A / A (0) A / A (0)
Gaslight Drive & 157th Street SSS A / B (10) A / B (11)
155th Street & Transit Access / North Site Access SSS A / A (0) A / B (11)
SSS – Side-Street-Stop
Level of
Service
Average Delay / Vehicles
Unsignalized
Intersections
Signalized
Intersections
A < 10 seconds < 10 seconds
B 10 to 15 seconds 10 to 20 seconds
C 15 to 25 seconds 20 to 35 seconds
D 25 to 35 seconds 35 to 55 seconds
E 35 to 50 seconds 55 to 80 seconds
F > 50 seconds > 80 seconds
Valley Station Apartments Traffic and Parking Review August 20, 2025
Page 5
PROPOSED DEVELOPMENT
The proposed development site, which is a former Apple Valley
Transit Station park-and-ride, is currently vacant and in the southeast
quadrant of the 155th Street and Gaslight Drive / Apple Valley Transit
Station intersection. The proposed development is a 144-unit
workforce housing apartment complex, which includes a combination
of unit types. There is planned to be 35 1-bedroom, 72 2-bedroom,
and 37 3-bedroom units. A total of 240 parking spaces are proposed,
which includes 162 garage and 78 surface lot spaces. For study
purposes, the project was assumed to be open for residents in 2027.
Access to the site will be provided in two locations. One access to
155th Street is planned in the current location across from the Apple
Valley Transit Station east access, while the other access is planned
along Gaslight Drive approximately 200 feet south of 155th Street.
The existing southernmost access to the former Apple Valley Transit
Station park-and-ride will be removed as part of the project.
TRAFFIC FORECASTS
Traffic forecasts were developed for year 2028 conditions, which represents one (1) year after opening.
The forecasts account for general background growth and trip generation from the proposed
development. The following information summarizes the traffic forecast development process.
Background Growth
To account for general background growth in the study area, an annual growth rate of one (1) percent
was applied to the existing traffic volumes to develop year 2028 background traffic forecasts. This
growth rate is consistent with historical growth trends in the area.
Trip Generation
A trip generation estimate for the proposed development, shown in Table 2, was created using the ITE
Trip Generation Manual, 11th Edition. The estimate was developed using two independent variables
(i.e., units and bedrooms) to illustrate the range of potential trip generation. Based on the average of
the two variables, the proposed development is expected to generate 102 a.m. peak hour (28 in / 74
out), 73 p.m. peak hour (43 in / 30 out), and 870 daily (435 in / 435 out) trips. No reductions for walking,
biking, or transit were applied to provide a conservative estimate, however it would be reasonable to
assume that a portion of residents would regularly use the adjacent Apple Valley Transit Station. The
Affordable Housing trip generation rate is slightly higher than the Multifamily Housing (Mid-Rise) rate.
Table 2 Trip Generation Summary
Land Use Type (ITE Code) Size AM Peak Hour PM Peak Hour Daily In Out In Out
Affordable Housing (223) 144 units 21 51 39 27 694
Affordable Housing (223) 290 bedrooms 34 97 46 32 1,046
Total Trips (Average of Both Variables) 28 74 43 30 870
Valley Station Apartments Traffic and Parking Review August 20, 2025
Page 6
The proposed development trips were distributed throughout the study area using the directional
distribution shown in Figure 3, which is based on a combination of existing area travel patterns and
engineering judgment. The resultant year 2028 build conditions, which accounts for both the general
background growth and trips from the proposed development, are illustrated in Figure 4.
YEAR 2028 CONDITIONS
To understand impacts associated with the proposed development, an intersection capacity analysis
was completed for year 2028 conditions. Results of the year 2028 intersection capacity analysis, shown
in Table 3, indicate that all study intersections and approaches are expected to continue to operate at
LOS B or better during the typical weekday a.m. and p.m. peak hours. Peak queues will also continue
to generally range between one (1) and two (2) vehicles. Thus, there are no significant operational issues
related to the proposed development from an intersection capacity perspective.
Table 3 Year 2028 Intersection Capacity
Study Intersection Traffic
Control
Level of Service (Delay)
AM Peak Hour PM Peak Hour
Gaslight Drive & 155th Street / Transit Access SSS A / B (13) A / B (14)
Gaslight Drive & West Site Access SSS A / B (10) A / B (11)
Gaslight Drive & 157th Street SSS A / B (10) A / B (11)
155th Street & Transit Access / North Site Access SSS A / B (10) A / B (11)
SSS – Side-Street-Stop
PARKING REVIEW
The proposed 144-unit development is planning a total of 240 parking spaces, which includes
162 garage and 78 surface lot spaces. The required amount of parking based on Apple Valley City Code
(Section 155.379) is 1.5 parking spaces per dwelling unit and one (1) garage space per unit. This
equates to a minimum requirement of 360 spaces, of which 144 should be garage spaces. The proposed
development does not meet the minimum required spaces per Apple Valley City Code. However, at the
request of City staff, a more detailed parking assessment was conducted to determine if the proposed
parking supply is sufficient to accommodate the expected parking demand. The following information
summarizes the additional parking review approach and findings.
Parking Demand
A parking demand estimate for the proposed development, shown in Table 4, was created using the ITE
Parking Generation Manual, 6th Edition. The estimate was based on ITE Land Use Code 223 – Affordable
Housing and developed using two independent variables (i.e., units and bedrooms) to illustrate the range
of potential parking demand. An estimate based on ITE Land Use Code 221 – Multifamily Housing (Mid-
Rise) was also developed for comparison purposes, which is included in Table 4. The parking demand
estimates include both the average and 85th percentile demand; the 85th percentile parking demand is
the parking capacity needed to accommodate the peak parking demand experienced by 85% of users
and is considered a conservative estimate. Based on the parking demand summary, the 85th percentile
parking demand for the proposed affordable housing development is expected to range from 202 to
235 spaces, while the average parking demand ranges from 144 to 160 spaces. Based on the planned
240 parking supply and the peak parking demand (average of both variables), the proposed affordable
housing development would have a 21-space parking surplus.
Valley Station Apartments Traffic and Parking Review
Site Generated Trips Figure 3
Legend
AM Peak Hour Site TripsPM Peak Hour Site TripsADT Site TripsStop SignDirectional Distribution
XXX(XXX)+XXX N
35%30%
35%
0 (0)3 (9)2 (4)
0 (0)18 (5)2 (3)
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Valley Station Apartments Traffic and Parking Review
Year 2028 Build Conditions Figure 4
91 (15)28 (93)28 (75)
34 (9)50 (29)13 (63)
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Legend
AM Peak Hour VolumePM Peak Hour VolumeEstimated ADT VolumeStop Sign
XXX(XXX)X,XXX N
155th St
Valley Station Apartments Traffic and Parking Review August 20, 2025
Page 9
Table 4 Parking Demand Summary
Land Use (Variable) Size Rate
(Average to 85th Percentile)
Parking Demand
(Average to 85th Percentile)
Affordable Housing (Units) 144
units
1.00 to 1.40
spaces per unit 144 to 202 spaces
Affordable Housing (Bedrooms) 290
bedrooms
0.55 to 0.81
spaces per bedroom 160 to 235 spaces
Parking Demand (Average of both variables) 152 to 219 spaces
Proposed Supply 240 spaces
Surplus / (Deficit) 21 spaces
Multifamily Housing (Units) 144
units
1.23 to 1.45
spaces per unit 177 to 209 spaces
Multifamily Housing (Bedrooms) 290
bedrooms
0.78 to 0.88
spaces per bedroom 226 to 255 spaces
Parking Demand (Average of both variables) 202 to 232 spaces
Proposed Supply 240 spaces
Surplus / (Deficit) 8 spaces
Site Comparison
To provide additional context, parking supply and demand was reviewed at similar Real Estate Equities
apartment developments in the Twin Cities area. As shown in Table 5, comparable sites have an existing
parking supply that ranges from 1.69 to 2.00 spaces per unit with an actual demand that ranges from
1.09 to 1.47 spaces per unit. The ITE 85th percentile parking demand estimated for the proposed
development is 1.52 spaces per unit, which is at the higher end of the observed parking demand at
comparable sites. The proposed development parking supply (1.67 spaces per unit) exceeds the actual
demand at similar facilities, as well as the ITE estimated parking demand. Additional comparable sites,
which include other workforce and market-rate developments, are provided in the Appendix.
Table 5 Parking Supply / Demand Site Comparison
Development Size
Parking Supply Parking Demand Surplus /
(Deficit) Supply
(spaces)
Ratio
(spaces / unit)
Demand
(spaces)
Ratio
(spaces / unit)
Arbor Court
St. Louis Park, MN
114
units 207 1.82 158 1.40 49
Aster House
Eagan, MN
204
units 344 1.69 253 1.30 91
Landing at Amber Fields
Rosemount, MN
160
units 290 1.81 232 1.47 58
Spring House
Coon Rapids, MN
168
units 336 2.00 219 1.34 117
Vista Point
Mahtomedi, MN
110
units 192 1.75 112 1.09 80
Average Comparable 152
units 277 1.82 195 1.28 79
Proposed Development 144
units 240 1.67 219 1.52 21
Valley Station Apartments Traffic and Parking Review August 20, 2025
Page 10
Parking Conclusion
Based on the parking review, the proposed parking supply is expected to be able to accommodate the
peak parking demand for the proposed development and no parking impacts to the adjacent roadway
network are anticipated. The proximity of the Apple Valley Transit Station and other area retail land uses
have the potential to further reduce the parking demand for the site.
SITE PLAN
A review of the proposed site plan does not indicate any major issues. However, the following items are
offered for further consideration between area agencies and / or the project team.
• Locate signage and landscaping to avoid creating any sight distance issues.
• Review truck maneuverability to limit potential internal circulation conflicts.
• Modify the internal crosswalk to ensure a perpendicular crossing / eliminate the crosswalk skew.
155TH STREET AND GASLIGHT DRIVE INTERSECTION
A preliminary traffic signal and all-way stop warrant analysis was completed for the 155th Street and
Gaslight Drive / Apple Valley Transit Station intersection, which indicated that existing / future volumes
are not close to meeting the criteria for a traffic signal or an all-way stop condition. Given the acceptable
intersection operations and lack of crash history issues, no traffic control changes are needed at the
155th Street and Gaslight Drive / Apple Valley Transit Station intersection. Detailed results are shown in
the Appendix.
Note that there is an existing crosswalk marked along the west approach of the intersection, but not the
east approach. Based on the data collected, there were a total of 35 north-south pedestrians that
crossed the 155th Street and Gaslight Drive / Apple Valley Transit Station intersection between 6 a.m.
and 7 p.m., with no more than seven (7) pedestrians on any north-south approach during any hour
observed. Even with some increased pedestrian activity with the proposed development, there does
not appear to be a need to provide an enhanced pedestrian crossing, such as a rectangular rapid
flashing beacon (RRFP) at this time. In general, the east-west volumes along 155th Street are low enough
to provide sufficient gaps for pedestrians to cross 155th Street.
Preliminary review of the pedestrian crossing along the west side indicates that the current pedestrian
ramps do not likely meet current ADA design standards. Therefore, the City should consider either
removing the crosswalk marking and corresponding pedestrian signage along the west approach of the
155th Street and Gaslight Drive / Apple Valley Transit Station intersection or provide improved
pedestrian ramps and pavement markings to allow for consistent pedestrian crossings on all four (4)
approaches of the intersection. Note that the City plans to conduct a pedestrian crossing review and
recommend changes consistent with Dakota County’s Crossing Matrix.
Valley Station Apartments Traffic and Parking Review August 20, 2025
Page 11
CONCLUSIONS
Based on the findings of the study, the following conclusions are offered for consideration.
1) There does not appear to be any existing safety or crash issues at the 155th Street and Gaslight
Drive / Apple Valley Transit Station intersection from a crash history perspective.
2) All study intersections and approaches operate at an acceptable LOS B or better during the typical
weekday a.m. and p.m. peak hours; peak queues range between one (1) and two (2) vehicles.
a. There are no significant existing intersection capacity issues in the study area.
3) The proposed development, which would replace the former Apple Valley Transit Station park-and-
ride, is a 144-unit workforce housing apartment complex; there is planned to be 35 1-bedroom,
72 2-bedroom, and 37 3-bedroom units. The project was assumed to be open for residents in 2027.
4) Traffic forecasts were developed for year 2028 build conditions, which included a one (1.0) percent
annual background growth and trip generation from the proposed development.
a. The proposed development is expected to generate 102 a.m. peak hour (28 in / 74 out), 73 p.m.
peak hour (43 in / 30 out), and 870 daily (435 in / 435 out) trips.
5) Under year 2028 build conditions, all study intersections and approaches are expected to continue
to operate at LOS B or better during the typical weekday a.m. and p.m. peak hours; peak queues
will also continue to generally range between one (1) and two (2) vehicles.
a. There are no significant operational issues related to the proposed development from an
intersection capacity perspective, and no additional infrastructure is needed to support the
proposed development.
6) The proposed development is planning a total of 240 parking spaces, which includes 162 garage
and 78 surface lot spaces; the proposed parking supply is expected to be able to accommodate the
peak parking demand for the proposed development and no parking impacts to the adjacent
roadway network are anticipated.
7) A review of the proposed site plan identified the following considerations:
a. Locate signage and landscaping to avoid creating any sight distance issues.
b. Review truck maneuverability to limit potential internal circulation conflicts.
c. Modify the internal crosswalk to ensure a perpendicular crossing / eliminate the crosswalk skew.
8) 155th Street and Gaslight Drive / Apple Valley Transit Station intersection considerations:
a. Given the acceptable intersection operations and lack of crash history issues, no traffic control
changes are needed.
b. Preliminary review of the pedestrian crossing along the west side of the intersection indicates
that the current pedestrian ramps do not likely meet current ADA design standards; the City
should consider either removing the crosswalk marking and corresponding pedestrian signage
along the west approach of the intersection or provide improved pedestrian ramps and
pavement markings to allow for consistent pedestrian crossings on all four (4) approaches of the
intersection. The City plans to conduct a pedestrian crossing review and recommend changes
consistent with Dakota County’s Crossing Matrix.
c. There does not appear to be a need to provide an enhanced pedestrian crossing, such as a
rectangular rapid flashing beacon (RRFP) at this time.
APPENDIX
Time Left Turns Through Right Turns Peds/Bikes Time Left Turns Through Right Turns Peds/Bikes
12 - 1 AM 12 - 1 AM
1 - 2 AM 1 - 2 AM
2 - 3 AM 2 - 3 AM
3 - 4 AM 3 - 4 AM
4 - 5 AM 4 - 5 AM
5 - 6 AM 5 - 6 AM
6 - 7 AM 81 15 19 6 - 7 AM 5 27 32
7 - 8 AM 88 24 25 7 - 8 AM 11 31 33
8 - 9 AM 21 20 30 8 - 9 AM 15 34 3
9 - 10 AM 3 20 27 9 - 10 AM 15 21 0
10 - 11 AM 11 37 34 10 - 11 AM 34 28 1
11 - 12 PM 7 37 56 11 - 12 PM 26 25 1
12 - 1 PM 7 47 57 12 - 1 PM 28 42 3
1 - 2 PM 9 62 72 1 - 2 PM 45 27 1
2 - 3 PM 5 42 69 2 - 3 PM 38 16 0
3 - 4 PM 11 43 77 3 - 4 PM 39 31 0
4 - 5 PM 4 77 64 4 - 5 PM 48 30 5
5 - 6 PM 19 69 64 5 - 6 PM 54 22 7
6 - 7 PM 12 44 70 6 - 7 PM 41 31 1
7 - 8 PM 7 - 8 PM
8 - 9 PM 8 - 9 PM
9 - 10 PM 9 - 10 PM
10 - 11 PM 10 - 11 PM
11 - 12 AM 11 - 12 AM
1,479 0 851 0
Time Left Turns Through Right Turns Peds/Bikes Time Left Turns Through Right Turns Peds/Bikes
12 - 1 AM 12 - 1 AM
1 - 2 AM 1 - 2 AM
2 - 3 AM 2 - 3 AM
3 - 4 AM 3 - 4 AM
4 - 5 AM 4 - 5 AM
5 - 6 AM 5 - 6 AM
6 - 7 AM 8 54 4 6 - 7 AM 3 9 9
7 - 8 AM 22 55 13 7 - 8 AM 8 9 8
8 - 9 AM 15 18 24 8 - 9 AM 2 6 7
9 - 10 AM 22 2 29 9 - 10 AM 1 2 3
10 - 11 AM 22 5 33 10 - 11 AM 0 2 6
11 - 12 PM 23 5 36 11 - 12 PM 2 4 3
12 - 1 PM 36 1 38 12 - 1 PM 5 19 6
1 - 2 PM 46 4 39 1 - 2 PM 2 6 9
2 - 3 PM 26 3 38 2 - 3 PM 8 18 8
3 - 4 PM 30 2 35 3 - 4 PM 20 38 15
4 - 5 PM 28 6 28 4 - 5 PM 23 68 25
5 - 6 PM 30 5 38 5 - 6 PM 34 69 33
6 - 7 PM 36 4 30 6 - 7 PM 19 30 18
7 - 8 PM 7 - 8 PM
8 - 9 PM 8 - 9 PM
9 - 10 PM 9 - 10 PM
10 - 11 PM 10 - 11 PM
11 - 12 AM 11 - 12 AM
893 0 557 0
Traffic Signal Warrant Analysis
Total Vehicles (unadjusted) Total Vehicles (unadjusted)
155th Street (Major Street) Volume
Gaslight Drive (Minor Street) Volume
Eastbound Volume by Hour
Total Vehicles (unadjusted)
Westbound Volume by Hour
Total Vehicles (unadjusted)
Northbound Volume by Hour Southbound Volume by Hour
Project Name
Project/File #
Scenario
Major Street (E/W Road) Minor Street (N/S Road)
Analyzed with Analyzed with
Total Approach Volume Total Approach Volume
Total Ped/Bike Volume Total Ped/Bike Volume
Right turn reduction of Right turn reduction of
No high speed or isolated community reduction applied to the Volume Warrant thresholds.
Traffic Signal Warrant Analysis
Required values reached for 0 total, minor, 0 delay 0 hours
Condition Satisfied?Not Satisfied Not Satisfied
Criteria - Total Approach Volume (veh in one hour)800
See Figure BelowCriteria - Minor Street High Side Volume (veh in one hour)150
Criteria - Minor Street High Side Delay (veh-hrs)5
* Should be applied only after an adequate trial of other alternatives that could cause less delay and inconvenience to
traffic has failed to solve the traffic problems.
Not Satisfied
0 hours
Condition Satisfied?
Required values reached for
Warrant 3, Peak Hour Vehicular Volume
Warrants 1 - 3 (Volume Warrants)
Valley Station Apartments Traffic Review
25-217
Existing Conditions
Intersection Information
Condition Satisfied?Not Satisfied Not Satisfied Not Satisfied
155th Street Gaslight Drive
1 approach lane 1 Approach Lane
0 percent applied 0 percent applied
Warrant 1, Eight Hour Vehicular Volume
Condition A Condition B Condition A+B*
2330 vehicles 1450 vehicles
0 crossings 0 crossings
500 750 400 (Cond. A) & 600 (Cond. B)
Criteria - Minor Street (veh/hr)150 75 120 (Cond. A) & 60 (Cond. B)
Figure 4C-1 (Warrant 2) & Figure 4C-3 (Warrant 3)
Condition A Condition B
See Figure BelowCriteria
Warrant 2, Four Hour Vehicular Volume
Required values reached for 0 hours 0 hours 0 (Cond. A) & 0 (Cond. B)
Criteria - Major Street (veh/hr)
0
100
200
300
400
500
600
700
800
900
1,000
0 500 1000 1500 2000 2500
Mi
n
o
r
S
t
r
e
e
t
V
o
l
u
m
e
(
H
i
g
h
A
p
p
r
o
a
c
h
O
n
l
y
)
Major Street Volume (Both Approaches)
Warrant 2 Threshold Warrant 3 Threshold Intersection Volumes
Project Name
Project/File #
Scenario
Major Street (E/W Road) Minor Street (N/S Road)
Analyzed with Analyzed with
Total Approach Volume Total Approach Volume
Total Ped/Bike Volume Total Ped/Bike Volume
Right turn reduction of Right turn reduction of
No high speed or isolated community reduction applied to the Multi-Way Stop Warrant thresholds.
Criteria - Minor Street (total vol-veh, ped, & bikes/hr) 160 for the same 8 hours of an average day
Criteria - Crash Experience 4 or more correctable crashes in 12-month period
Criteria - Delay (average sec/veh) 24 during the highest hour
Required values reached for 0 hours, crashes, & sec. average delay/veh
Criteria - Major Street (veh/hr) 240 for any 8 hours of an average day
Criteria - Minor Street (total vol-veh, ped, & bikes/hr) 200 for the same 8 hours of an average day
Criteria - Delay (average sec/veh) 30 during the highest hour
Condition D - Combination Volume, Crash Experience, & Delay
Condition Satisfied?
Required values reached for correctable crashes
Criteria - Crash Experience 5 or more correctable crashes in 12-month period
Not Satisfied
Condition C - Intersection Volume & Delay
Condition Satisfied?Not Satisfied
Required values reached for 0 hours & sec. average delay/veh
Criteria - Major Street (veh/hr) 300 for any 8 hours of an average day
Condition Satisfied?Not Satisfied
Criteria* Traffic Signal Warranted & Justified
* Multi-way stop control may be used as an interim measure that can be installed quickly to control traffic while arrangements are
being made for the installation of the traffic control signal.
Condition B - Crash Experience
Condition Satisfied?Not satisfied
Traffic Signal Warrant Analysis
Multi-Way Stop Warrants
Valley Station Apartments Traffic Review
25-217
Existing Conditions
Intersection Information
155th Street Gaslight Drive
1 approach lane 1 Approach Lane
2330 vehicles 1450 vehicles
0 crossings 0 crossings
0 percent applied 0 percent applied
Condition A - Traffic Signal Warrant
ITEM: 6.A.
MEETING DATE: September 3, 2025
SECTION: Other Business
Description:
Review of Upcoming Schedule and Other Updates
Planning Commission - Wednesday, September 17, 2025 - 7:00 p.m.
Planning Commission - Wednesday, October 1, 2025 - 7:00 p.m.
City Council - Thursday, September 11, 2025 - 7:00 p.m.
City Council - Thursday, September 25, 2025 - 7:00 p.m.
Staff Contact:
Breanna Vincent, Department Assistant
Department / Division:
Community Development
Action Requested:
N/A
Summary:
Next Planning Commission Meetings:
Wednesday, September 17, 2025 - 7:00 p.m.
Applications due by 9:00 a.m. on Wednesday, August 20, 2025.
Wednesday, October 1, 2025 - 7:00 p.m.
Applications due by 9:00 a.m. on Wednesday, September 3, 2025.
Next City Council Meetings:
Thursday, September 11, 2025 - 7:00 p.m.
Thursday, September 25, 2025 - 7:00 p.m.
Background:
N/A
Budget Impact:
N/A
Attachments:
None