HomeMy WebLinkAbout11/04/2015
Meeting Location: Municipal Center
City of
7100 147th Street West
Apple Valley, Minnesota 55124
NOVEMBER 4, 2015
PLANNING COMMISSION TENTATIVE AGENDA
7:00 P.M.
This agenda is subject to change by deletion or addition to items until approved by the Planning
Commission on the date of the meeting.
1. CALL TO ORDER
2. APPROVAL OF AGENDA
3. APPROVAL OF MINUTES OF OCTOBER 21, 2015
4. CONSENT ITEMS
--NONE--
5. PUBLIC HEARINGS
A. Cobblestone Lake North Shore 2nd Addition
Public hearing to consider Comprehensive
Plan Land Use Map amendment, rezoning, and subdivision to allow for 47-single-family lots on
(PC15-35-PZS)
11.57 acres.
LOCATION: Southeast corner of 155th Street West and Embry Path
PETITIONER: South Shore Development, Inc.
B.Redevelopment of Hanson Property
Public hearing to consider Comprehensive
Plan Land Use Map and text amendments and rezoning to allow for 16.5 acres of commercial, 8.75
(PC15-36-PZ)
acres of industrial, and 14.1 acres of medical office development.
LOCATION: Northwest corner of CSAH 42 and Johnny Cake Ridge Road
PETITIONER: Menard, Inc.
6. LAND USE/ACTION ITEMS
A.
Consider site plan/building permit authorization and
setback variances to allow for construction of a 7,512-sq. ft. multi-tenant retail building on .92-acre
(PC15-34-BV)
site.
LOCATION: 7525 147th Street W.
PETITIONER: 7525 Cedar, LLC
7. OTHER BUSINESS
A. Review of upcoming schedule and other updates.
8. ADJOURNMENT
NEXT PLANNING COMMISSION MEETINGS
Wednesday, December 2, 2015
Regular Scheduled Meeting 7:00 P.M.
-Public hearing applications due by 9:00 a.m. on Wednesday, November 4, 2015
-Site plan, variance applications due by 9:00 a.m. on Monday, November 23, 2015
Wednesday, December 16, 2015
Regular Scheduled Meeting 7:00 P.M.
-Public hearing applications due by 9:00 a.m. on Wednesday, November 18, 2015
-Site plan, variance applications due by 9:00 a.m. on Monday, December 7, 2015
NEXT CITY COUNCIL MEETINGS
Thursday, November 12, 2015
Informal 5:30 P.M.
Regular Scheduled Meeting 7:00 P.M.
Tuesday, November 24, 2015
Regular Scheduled Meeting 7:00 P.M.
Regular meetings are broadcast live on Charter Communications Cable, Channel 180. Agendas are
also available on the City's Internet Web Site http://www.cityofapplevalley.org.
1. CALL TO ORDER
The City of Apple Valley Planning Commission meeting was called to order by Chair Melander at
7:00 p.m.
Members Present: Tom Melander, Ken Alwin, Angela Polozun and Paul Scanlan.
Members Absent: Tim Burke, Keith Diekmann and David Schindler.
Staff Present: City Attorney Sharon Hills, Community Development Director Bruce Nordquist,
Planner Kathy Bodmer, Assistant City Engineer Brandon Anderson, Fire Chief Nealon Thompson
and Department Assistant Joan Murphy.
2. APPROVAL OF AGENDA
Chair Melander asked if there were any changes to the agenda. Hearing none he called for a
motion.
MOTION: Commissioner Scanlan moved, seconded by Commissioner Polozun, approving the
agenda. Ayes - 4 - Nays - 0.
3. APPROVAL OF MINUTES OCTOBER 7, 2015
Chair Melander asked if there were any changes to the minutes. Hearing none he called for a
motion.
MOTION: Commissioner Scanlan moved, seconded by Commissioner Polozun, approving the
minutes of the meeting of October 7, 2015. Ayes - 4 - Nays — 0.
4. CONSENT ITEMS
--NONE--
5. PUBLIC HEARINGS
--NONE--
6. LAND USE/ACTION ITEMS
CITY OF APPLE VALLEY
PLANNING COMMISSION MINUTES
OCTOBER 21, 2015
A. Zoning Amendment 1-2 — Consideration of an Ordinance Amending the 1-2 (General
Industrial) zoning district concerning obsolete industrial uses and bulk fuel storage. (PC15-06-
Z)
LOCATION: City Wide
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
October 21, 2015
Page 2 of 4
PETITIONER: City of Apple Valley
Planner Kathy Bodmer stated that a total of 161.1 acres of land, or 1.5% of the total area of the City,
is zoned "I -2" (General Industrial). Parcels zoned I -2 are located in close proximity to residential
neighborhoods, parks and a high school. Some of the current permitted and conditional uses are no
longer compatible with the goals and vision of the City's 2030 Comprehensive Plan. The I -2 zone is
proposed to be amended by removing some of the obsolete and /or higher nuisance heavy industrial
uses. When an I -2 use is within 1,000 feet of residential or institutional property, the ordinance
allows the City Council to require berming, landscaping, orientation of activities, or a combination
of methods, to minimize impacts to the nearby residential and institutional properties.
Currently, petroleum storage tanks are listed as a permitted use in the 1-2 zoning district with no
additional requirements or standards. The proposed ordinance would allow existing bulk crude oil,
petroleum products or other flammable or combustible liquids storage tanks to remain as a
permitted use. However, following an established date, a property owner who wishes to add or
replace any fuel storage tanks in the I -2 zone that is 10,000 gallons or more, or with an aggregate
total of 10,000 or more gallons, would be required to obtain a conditional use permit (CUP). Tanks
of less than 10,000 gallons or with an aggregate total of tanks less than 10,000 gallons would be
allowed accessory uses, but must comply with the ordinance requirements.
To protect against leaks, spills and fires, the ordinance provides specific design requirements for the
construction of secondary containment (berming and impervious lining for surface and groundwater
protection) and fire protection. Containment berms must be able to contain a minimum of 1 /2
times the volume of the largest tank within the containment cell with a vertical travel time of no less
than seven days.
Direct fire protection/suppression must be pre - plumbed to all tanks. Foam fire protection is
required for atmospheric tanks. The ordinance containment and public safety measures will be
required at the time of construction of a new or replacement tank. When a CUP is issued for a new
tank, containment and public safety measures will be required on the existing tanks on a schedule
approved by the City. A property owner with above - ground storage tanks will be required to
provide a comprehensive emergency response plan indicating how any leak, spill or fire would be
managed a minimum of every five years.
The public hearing for the draft ordinance amendment was held on March 18, 2015. Since that
time, Staff has been working with owners of I -2 zoned properties to address issues of concern. The
ordinance was amended to address the concerns raised while maintaining the clear and objective
standards provided in the ordinance.
Discussion followed.
Tom Byers, Magellan, provided additional information.
MOTION: Commissioner Scanlan moved, seconded by Commissioner Alwin, recommending
approval of the draft ordinance amending the "I -2" (General Industrial) zone to
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
October 21, 2015
Page 3 of 4
7. OTHER BUSINESS
delete obsolete industrial uses and add performance standards for bulk fuel storage
tanks. Ayes - 4 - Nays - 0.
A. Dominium Sketch Plan Review — Sketch Plan Review of proposed rezoning from "M -8C"
(Multiple Family Residential, 12 - 24 units /acre) to "PD" (Planned Development) and Site Plan
Review /Building Permit Authorization to construct a 164 -unit senior apartment development on
the 3.6 -acre property on the southwest corner of Cedar Avenue and 140th Street by Dominium.
Planner Kathy Bodmer described the property that is currently zoned M -8C which allows multiple
family residential with a density of 12 to 24 units /acre. In an M -8 zoning district, densities may be
increased to 32 units /acre for a four story building and 40 units per acre in a five story building by
conditional use permit through density bonuses. Multiple- family housing for seniors is a permitted
use in the zoning district. The petitioner will be requesting a rezoning of the property to "PD"
(Planned Development) to allow fewer parking stalls and relief from some of the setback
requirements. A rezoning to PD will require the applicant to provide a written statement of how a
rezoning of this property to a PD designation will benefit the public interest.
She commented there are site challenges. The parcel is difficult to develop due to its topography
and proximity to Cedar Avenue and 140th Street. The site has a significant hill next to Granite
Avenue on the west side of the site. Approximately 30' of grade change occurs from the southeast
corner of the site to the peak of the hill adjacent to Granite Avenue. Cedar Avenue is classified as a
Principal Arterial road and 140th Street is classified as a Major Collector. Access to the site is only
available from Granite Avenue on the west side of the property. The site has several significant
trees, but they are mostly elm and boxelder.
The sketch plan showed the 4 -story senior apartment building with underground parking located
parallel to Cedar Avenue. The building will have 164 units which will result in a density of 45.6
units acre.
The sketch indicates that 143 garage parking stalls and 50 surface parking stalls would be provided
which is a ratio of 1.18 parking stalls per unit. In a market rate apartment development, parking is
required at 1 garage stall and 1.5 surface stalls per unit (2.5 spaces /unit). Variances were granted to
other recent senior developments based upon the unique needs of seniors.
Two access drives were shown to the site from Granite Avenue. The northern driveway does not
perfectly align with the Summerhill driveway to the west, but should not be a significant issue
because of the low traffic volume. No additional access drives will be permitted to the site from
Cedar Avenue or 140th Street.
A perspective drawing was provided that showed the exterior of the building and a variety of
materials and varying roofline.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
October 21, 2015
Page 4 of 4
Ron Mehl, Senior Developer with Dominium, introduced his team and provided additional
information.
Discussion followed.
B. Review of upcoming schedule and other updates.
Community Development Director Bruce Nordquist stated that the next Planning Commission
meeting would take place Wednesday, November 4, 2015, at 7:00 p.m.
8. ADJOURNMENT
Hearing no further comments from the Planning Staff or Planning Commission, Chair Melander
asked for a motion to adjourn.
MOTION: Commissioner Alwin moved, seconded by Commissioner Scanlan to adjourn the
meeting at 7:55 p.m. Ayes - 4 - Nays - 0.
Respectfully Submitted,
Jo urphy, Planning Dep 'rtmen ssistant
Approved by the Apple Valley Planning Commission on
PROJECT NAME:
Cobblestone Lake North Shore 2 Addition
PROJECT DESCRIPTION
The applicant is requesting a Comprehensive Plan Amendment re- designating a 11.57 parcel
from "MD" (Medium Density Residential /6 -12 units per acre) to "LD" (Low Density
Residential /2 -6 units per acre), rezoning "PD- 703 /zone 8" (Planned Development) to "PD-
703 /zone 2A" (Planned Development) and subdivision of an existing outlot 47 single-family
g g Y
residential lots and one outlot. The property is located at the southeast corner of 155 Street
West and Embry Path.
STAFF CONTACT:
Thomas Lovelace, City Planner
DEPARTMENT /DIVISION:
Community Development Department
APPLICANT:
South Shore Development, Inc.
PROJECT NUMBER:
PC 15- 35 -PZS
APPLICATION DATE:
60 DAYS:
120 DAYS:
October 8, 2015
December 6, 2015
February 4, 2016
City of Apple
Valley
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
5A
November 4, 2015
Public Hearing
Proposed Action
Open the public hearing, receive comments and close the public hearing. It is the policy of the
Planning Commission not to act on a public hearing item the night of the public hearing.
Project Summary /Issues
Approval of the rezoning and subdivision will be subject to approval by the Metropolitan Council of
the proposed amendments to the 2030 Comprehensive Plan Land Use Map.
The City Engineer has recommended revisions to the preliminary plat, and grading and utility plans
as outlined in his attached memo dated October 23, 2015. Revisions should be made to those plans
in accordance with Engineer's recommendations.
A 5 -foot wide sidewalk is proposed along one side of Street A, which will intersect with the existing
sidewalks along Cobblestone Lake Parkway North. A sidewalk shall be added to the other side of
the street as required by the planned development ordinance.
The applicant should submit a landscape plan and planting list for Outlot A for review and comment.
Budget Impact
None
Attachment(s)
City Engineer's Memo
Development Plans
Property Location:
Southeast corner of 155 Street West and Embry Path
Legal Description:
Outlot B, COBBLESTONE LAKE COMMERCIAL 3RD ADDITION
Comprehensive
Plan Designation
"MD" (Medium Density Residential /6 -12 units per acre)
Zoning
Classification
"PD- 703 /zone 8" (Planned Development)
Existing Platting
Platted as an outlot
Current Land Use
Vacant
Size:
11.57 acres
Topography:
Irregular terrain
Existing
Vegetation
Volunteer vegetation consistent with an undeveloped parcel
Other Significant
Natural Features
None
Adjacent
Properties/Land
Uses
NORTH
Cortland Addition and Quarry View Townhomes
Comprehensive
Plan
"LD" (Low Density Residential /2 -6 units p er
acre) and "MD" Medium Density
Y
Residential /6 -12 units per acre)
Zoning/Land Use
"R -3" (Single Family Residential/ 11,000 sq. ft.
lot) and "PD -849" (Planned Development)
SOUTH
Cottages of North Shore Detached Townhomes
Comprehensive
Plan
"LD" (Low Density Residential /2 -6 units per
acre)
Zoning/Land Use
"PD- 703 /zone 2A" (Planned Development
EAST
Legacy Homes at Cobblestone Lake North
Comprehensive
Plan
"MD" (Medium Density Residential /6 -12
units per acre)
Zoning/Land Use
"PD -703 /zone 2A" (Planned Development
WEST
Cobblestone Lake Commercial/Retail Center
Comprehensive
Plan
"C" (Commercial)
Zoning/Land Use
"PD- 703 /zone 6" (Planned Development)
COBBLESTONE LA NORTH SHORE 2ND ADDITION
PROJECT REVIEW
Existing Conditions
Development Project Review
Location Map
Comprehensive Plan: The subject property is currently guided "MD" (Medium Density
Residential /6 -12 units per acre). "MD" land uses include townhomes, other attached single- family
dwellings, and low -rise apartments and condominiums at densities that range between six to twelve
units per acre. This designation fits with the "M -4 ", "M -5 ", "M -6" (Multi- Family) and "PD"
(Planned Development) zoning districts.
The applicant is requesting an amendment to the 2030 Comprehensive Plan Land Use Map that
would re- designate Outlot B, COBBLESTONE LAKE COMMERCIAL 3RD ADDITION to
"LD" (Low Density Residential/2 -6 units per acre), with the proposed single - family development
having an overall density of 4.1 units per acre.
The 2030 Comprehensive Plan describes Low Density Residential as areas intended to create,
preserve, and maintain the places to live that define the primary character and identity of Apple
Valley. A variety of housing types may be built in the "LD" areas including single - family detached
dwellings, duplexes, twin homes, townhomes, and other types of low density attached housing that
range between three to six units per acre. Most single- family residential neighborhoods are zoned
"R -1 ", "R -2 ", "R -3 ", and "R -CL ". "R -5 ", "M -1 ", "M -2 ", and "M -3 ", and "PD" districts are
eligible for this land use category provided that the performance standards are met.
15 E T - WEST
MD
LD
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f
COBBLES.TOIVE LAKE= PARKWAY
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MD
Comprehensive Plan Land Use Map
Livable Communities impact: The proposal will add 47 market -rate single-family dwelling units
to the City's existing housing stock, which is consistent with the Livable Communities Act of
providing addition life -cycle dwelling units in the city.
Zoning: Outlot H is currently zoned "PD - 703 /zone 8" (Planned Development), which allows for
sand and gravel mining as a permitted use. Zone 8 was established as a temporary zone within this
planned development in 2001 in order to allow the existing property owners the ability to continue
mining certain areas of the development site until the mining material was exhausted or
development happened. It was expected that when one of these events occurred, the property
would be rezoned consistent with the development proposal.
The property identified to be used for the single - family development is proposed to be rezoned
"PD -703 /zone 2A ", which allows for single family, two - family, and six -unit townhouse dwellings
as permitted uses. The planned development ordinance's minimum lot area requirements for
single - family lots in zone 2A are 4,800 sq. ft. for an interior lot and 6,000 sq. ft. for a comer lot,
with a minimum lot width of 40 feet for both an interior and corner lot. The residential lots will
vary in size from 5,121 sq. ft. to 18,063 sq. ft., which meet or exceed the minimum requirements.
EOO_ TON WAY
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Zoning Map
Preliminary Plat: The preliminary plat indicates the subdivision of Outlot B, COBBLESTONE
LAKE COMMERCIAL 3RD ADDITION into 47 single - family lots and one outlot. Outlot A will
be open space that will be privately maintained.
The City's subdivision code requires that a plat include drainage and utility easements, a minimum
of ten (10) feet wide, which shall abut the street right -of -way and shall be centered on the rear and
side lot lines. The preliminary utility plan indicates easements around the perimeter of each lot in
accordance with the code.
Access to the proposed lots will be via a public street that will be constructed on platted road right -
of -way (r -o -w) that will have a width of 52 feet. On- street parking will be restricted to one side of
the street in accordance with the planned development ordinance.
The plat is bounded by public streets to the north, south and the east, and an outlot to the west.
Direct access from the lots within the proposed subdivision to the abutting streets shall be
prohibited, by means of access restriction easements that will be part of final plat approval.
A portion of a pipeline easement, 67 -90 feet deep, is located in the rear of Lots 7 -22, Block 1. This
easement will remain, which will put limitations on improvements in the rear of those lots.
Grad' Plan: The site is has been mass graded as part of the sand and gravel reclamation.
Additional grading will occur in preparation for single - family development that will include
grading for the streets, utilities, and building pads. The City Engineer has reviewed the submitted
grading plans and his comments are provided in the attached memo.
Landscape Plan: As is typical with other single- family residential development in the city, no
overall landscape plan has been submitted. The subdivision code does require, at a minimum, the
planting of one (1) tree per lot. That tree shall be placed five to seven feet inside the property line.
However, the applicant should submit a landscape plan for Outlot A, which will be private open
space, to ensure that the space will be properly maintained and not left fallow.
Availability of Municipal Utilities: Municipal utilities to serve the proposed development will be
available by means of extensions of existing watermain, storm sewer, and sanitary sewer lines
located in the Cobblestone Lake Parkway right -of -way. All public utilities and streets to serve this
development will be designed by the City. The City Engineer has reviewed the utility plan and his
continents are included in the attached memo. Revisions shall be made to the utility plan in
accordance with City Engineer's recommendations.
Street Classifications /Accesses /Circulation: Access to the proposed lots will be via a public
street that will intersect with Cobblestone Lake Parkway. In addition, construction of the proposed
street intersections will cause the removal of a minimum of 12 recessed parking spaces located
along the north side of Cobblestone Lake Parkway.
All vehicular access to the dwellings units within the development will be from Street A. The
proposed width of Street A will be 26 feet wide paved driving surface, which is typical for this
planned development but is 6 feet less than a typical local street. This will require that on- street
parking will be limited to one side of the street only, which is also typical for this planned
development. Staff has not identified any outstanding issues with the traffic circulation within the
proposed subdivision,
Pedestrian Access: A 5 -foot wide sidewalk is proposed along one side of Street A, which will
intersect with the existing sidewalks along Cobblestone Lake Parkway North. A sidewalk shall be
added to the other side of the street as required by the planned development ordinance.
Public Hearing Comments: Open the public hearing, receive comments and close the public
hearing. It is the policy of the Planning Commission not to act on a public hearing item the night
of the public hearing.
CITY OF Apple
TO: Tom Lovelace, City Planner
FROM: Brandon S. Anderson, Acting City Engineer
DATE: October 23, 2015
SUBJECT: Cobblestone Lake North Shore 2nd Addition Preliminary Plat Review
Tom, following is comments regarding the Cobblestone Lake South Shore 9th Addition Preliminary plan
dated October 07, 2015. Please include these items as conditions to approval.
General
• A right of way permit will be required for all work within public easements or right of way.
• Sewer, water and storm sewer utilities are proposed to be public. This infrastructure shall be
publicly designed and inspected.
• The developer shall identify whether site utilities will be installed under private or public
contract.
• Due to the existence of a gas pipeline running east and west along the northern boundary of the
proposed site an agreement with the pipeline for encroachment within the easement is required.
Developer shall obtain and provide a copy of executed agreement.
• A detour plan will be required as part of final construction plans for the proposed construction of
streets and utilities within Cobblestone Lake Parkway.
• A pre - construction meeting shall be held prior to beginning any work on the site.
Site
MEMO
Public Works
• Pavement section for median cut shall match existing Cobblestone Lake Parkway.
• Show proposed driveway layouts for all lots. Maximum width of driveway at R/W shall be 14'.
• Pedestrian curb ramps are required at sidewalk crossing of street A.
• Provide parking plan showing number of available parking spaces along public roadways.
Grading & Drainage
• A Natural Resources Management Permit will be required prior to mass site grading.
• A construction entrance and perimeter silt fences shall be provided for erosion control purposes.
• Street sweeping shall be performed as necessary to address material tracking from the site.
• Storm water quantity and quality control has been accounted for in the regional storm water pond
EVR -P44 and EVR -p44.2 infiltration trenches. Provide a low flow diversion weir and outlet pipe
from existing MH -101 (or add additional structure over existing 42" RCP) to direct storm water
from development to EVR -P44.2 infiltration trench. Provide infiltration calculations for EVR -
P44.2.
• Include the Overall site composite Curve Number (CN) for the development on the Grading Plan
• Include the Impervious % for the development on the Grading Plan.
• Provide additional spot elevations at the rear yard of Lot 7 Block 1 to ensure 2% minimum
drainage is met.
Storm Sewer
• Storm sewer catch basins shall be denoted as watertight where local conditions prevent 10'
separation from water main.
Sanitary Sewer and Water Main
• Consider re- alignment of Sanitary sewer and water main at Street A and Cobblestone Lake
Parkway to avoid 90 degree jogs in utility lines and avoid permanent easements in lots 1 & 29 of
Block 1. Re- alignment would include connecting to existing utilities in Cobblestone Lake
Parkway and removing or abandoning existing services back to the tee.
Landscape
® Provide landscape plan
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COBBLESTONE LAKE NORTH
SHORE 2ND ADDITION
APPLE VALLEY PLANNING COMMISSION
PRESENTATION
November 4, 2015
COBBLESTONE LAKE NORTH
SHORE 2ADDITION
ND
Request For:
1.Amendment to the 2030 Comprehensive Plan Land Use
Map re-designating Outlot B, COBBLESTONE LAKE
COMMERCIAL 3ADDITION from “MD” (Medium Density
RD
Residential/6-12 units per acre) to “LD” (Low Density
Residential/2-6 units per acre).
2.Rezoning to Planned Development 703/zone 2A.
3.Subdivision of 11.57 acres in 47 single family lots.
AERIAL MAP
DODD BLVD.
APPLE VALLEY
QUARRY VIEW
TOWNHOMES
EAST FAMILY 2ND
SINGLE FAMILY
EMBRY PATH
CORTLAND
DEVELOPMENT
154TH STREET WEST PRIMROSE
APPLE VALLEY
SCHOOL
EAST PARK
155TH STREET WEST
SITE
EAGLE BAY DRIVE
LEGACY HOMES
EMBRY PATH
AT
COBBLESTONE LAKE NORTH
COBBLESTONE
COBBLESTONE LAKE PARKWAY
COMMERCIAL
AREA
COTTAGES
OF
NORTH SHORE
COBBLESTONE LAKE
APPLE VALLEY
EXISTING COMPREHENSIVE PLAN
LAND USE MAP DESIGNATION
EAST FAMILY 2ND DODD BLVD.
MD
SINGLE FAMILY
EMBRY PATH
CORTLAND
DEVELOPMENT
154TH STREET WEST
LD
MD
LD
PARK
MDMDPARK
NS
PARK
155TH STREET WEST
SITE
EAGLE BAY DRIVE
MD
EMBRY PATH
MD
LD
MD
COM
COBBLESTONE LAKE PARKWAY
MD
LD
LD
LD
MD
MD
MD
Medium Density Residential /6-12 Units Per Acre
APPLE VALLEY DEVELOPMENTSINGLE FAMILY EAST FAMILY 2ND
PROPOSED COMPREHENSIVE PLAN
LAND USE MAP DESIGNATION
EMBRY PATH
MD
154TH STREET WEST
LD
PARK
MDMD
MD
LDNS
PARK
155TH STREET WEST
SITE
EAGLE BAY DRIVE
MD
EMBRY PATH
LD
MD
LD
COM
COBBLESTONE LAKE PARKWAY
MD
LD
LD
LD
MD
MD
MD
COM
MD
Low Density Residential/2-6 Units Per Acre
ZONING MAP
Text
DODD BLVD
EMORY AVE
153RD ST W
R-3
PD-849
PD-856
EMBRY PATH
PD-856
2
M-6
1
154TH ST W
A
P
EAMES WAY
155TH ST W
EAGLES NEST WAY
SITE
3
8
EARLY BIRD CIR
COBBLESTONE LAKE PKWY
EDDINGTON WAY
PILOT KNOB RD
PD-703
8
7
157TH ST W
6
6
EMPEROR AVE
6
158TH ST W
ELMWOOD WAY
8
EASTBEND WAY
Planned Development No. 703/Zone 8
EXISTING CONDITIONS
PRELIMINARY PLAT
Pipeline
Access
Easement
Restriction
Easements
On-Street
Parking
Restricted to
One Side Only
GRADING PLAN
Add
Sidewalk
Submit
Landscape Plan
For Outlot A
UTILITY PLAN
Realign
Utility
Connections
COBBLESTONE LAKE NORTH
SHORE 2ND ADDITION
Issues
1.Approval of the rezoning and subdivision will be subject to
approval by the Metropolitan Council of the proposed
amendments to the 2030 Comprehensive Plan Land Use
Map.
2.Revisions should be made to the preliminary plat, and
grading and utility plans as outlined in the City Engineer’s
memo dated October 23, 2015.
3.A 5-foot wide sidewalk shall be added to the other side of
Street A as required by the planned development
ordinance.
4.The applicant should submit a landscape plan and planting
list for Outlot A for review and comment.
PROJECT NAME:
Hanson Concrete Mixed -Use Redevelopment
PROJECT DESCRIPTION
Menard, Inc. is requesting amendments to the 203 0 Com rehensive Plan and rezoning of 40 net
acres of property, located in the northwest comer of 150 t Street West and Johnny Cake Ridge
Road. The property is currently guided and zoned for industrial uses. The applicant is requesting
that the south 14.9 acres be re- designated for commercial /retail uses and the remaining property for
uses consistent with the Comprehensive Plan's Mixed Business Campus (MBC) designation. This
would require a text amendment that would include select areas north of CSAH 42, adjacent to the
South Central Planning Area in the "MBC" designation.
The applicant is also requesting that the property be rezoned from "I -2" (General Industrial) to
"PD" (Planned Development) to allow for a mix of commercial /retail, medical office and limited
industrial uses.
Development of the industrial property in the northeast corner may occur earlier than indicated. This
may have an impact on the phasing of require infrastructure improvements, which may not be
compatible with the applicant's infrastructure phasing plan.
STAFF CONTACT:
Thomas J. Lovelace, City Planner
DEPARTMENT /DIVISION:
Community Development Department
APPLICANT:
Menard, Inc.
PROJECT NUMBER:
PC15 -36 -PZ
APPLICATION DATE:
60 DAYS:
120 DAYS:
October 6, 2015
December 4, 2015
February 2, 2016
Budget Impact
None
City of Apple
Vahey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
5B
November 4, 2015
Public Hearing
Action Requested
Open the public hearing, receive comments and close the public hearing. It is the policy of the
Planning Commission not to act on a public hearing item the night of the public hearing.
Project Summary /Issues
The applicant should be prepared to provide a commercial market analysis on their development's
impact on currently designated commercial property and existing commercial retail areas in the city.
The City of Lakeville has reviewed the proposed Comprehensive Plan amendments and has a
concern about the impact this proposal will have on their street system, in particular Flagstaff
Avenue. They have requested and staff concurs that the applicant shall prepare a traffic study that
will analyze the potential impacts this proposed development will have on the existing and future
roadway system.
It should be also noted that one of the performance standards in the 2030 Plan's commercial
designation is that no direct access to County Road #42 shall be allowed. This will need to be
addressed.
Attachments)
Applicant's Letter
Development Plans
Property Location:
Northwest corner of 150 Street West and Johnny Cake Ridge Road
Legal Description:
The south 50 acres of the East 1 /2 of Section 26 less the northeast 8.39 acres
Comprehensive
Plan Designation
"IND" (Industrial)
Zoning
Classification
"I-2" (General Industrial)
Existing Platting
Unplatted
Current Land Use
Vacant
Size:
Approximately 40 acres
Topography:
Generally flat with the exception of a five-foot high berm along the east side of
the property.
Existing
Vegetation
None
Other Significant
Natural Features
A storm water pond is located in the northwest corner of the site.
Adjacent
Properties/Land
Uses
NORTH
Location of the Future Karamella Manufacturing Facility
Comprehensive Plan
"IND" (Industrial)
Zoning/Land Use
"I-2" (General Industrial)
SOUTH
Fischer Sand and Aggregate Mining Operation
Comprehensive Plan
"MBC" (Mixed Business Campus)
Zoning/Land Use
"SG (Sand and Gravel)
EAST
Venstar Industrial Park
Comprehensive Plan
"IND" (Industrial)
Zoning/Land Use
"I-1" (Limited Industrial)
WEST
Magellan Petroleum Tank Farm
Comprehensive Plan
"IND" (Industrial)
Zoning/Land Use
"I-2" (General Industrial)
HANSON CONCRETE MIXED-USE REDEVELOPMENT
PROJECT REVIEW
Existing Conditions
Development Project Review
12: 5 = 'ccYagf _ t
Location Map
Comprehensive Plan: The subject property is currently guided "IND" (Industrial) on the 2030
Comprehensive Plan Land Use Map. The applicant is requesting a re- designation of the south 16.5
acres of the site to "C" (Commercial) and the remaining property "MBC" (Mixed Business
Campus).
Industrial designated areas allows offices, assembly, warehouse, manufacturing and other similar
activities within an enclosed building to limit the amount of dust, noise, odor and other adverse
impacts. The current zoning district categories that regulate industrial uses include "I -1"
(Limited Industrial), "I -2" (General Industrial) and "BP" (Business Park). A limited percentage
of floor space (10% of gross floor area) is permitted for retail activities accessory to the
industrial uses. Use of the I -2 zoning district will be phased out as redevelopment opportunities
arise to comply with the industrial land use policies of this plan.
The performance standards applicable to this land use category include:
• Quality site design and building materials are expected to be used within this land use
category to promote pleasing off -site views of the development;
• This land use designation shall not be located adjacent to residential land uses unless a
significant buffer which consists of distance, berming, heavy landscaping, decorative
fences /walls or a combination thereof as determined by the area characteristics is
proposed and deemed adequate by the City. Loading and delivery areas shall be screened
from off -site views;
• Landscaping shall consist of aesthetic treatment to provide interruption of long building
walls and to soften parking lot areas;
• Exterior storage of materials and equipment shall be completely enclosed, or screened
from all property lines by a fence or wall;
• Traffic generation from development is not expected to be significant compared to other
business land use categories; however, heavy vehicles such as trucks, etc. are
characteristic of uses in this land use category;
• Space for truck and vehicle maneuvering needs to be planned for these uses. Weekend
trip generation from the site should be minimal;
• Driveway access point to the development shall be from non -local streets or those
designed for primarily non - residential traffic. No direct access to County Road #42 shall
be allowed; and
• Lighting is limited to parking lot and building illumination designed for employee safety.
As previously stated, the applicant is requesting amendments that would re- designate property
within the site to "C" (Commercial) and "MBC" (Mixed Business Campus). The commercial
designation includes a wide variety of retail, office, and service uses that vary in intensity and
off -site impacts. The City uses the zoning ordinance to regulate the intensity and characteristics
of development based upon land use criteria and performance standards. Examples of limitations
to development include required parking, building setbacks, infiltration, site access and lot
coverage.
The proposed commercially designated property would be developed for retail uses, including a
236,000 -sq. ft. Menard's store. According to the Comprehensive Plan, retail uses typically
encompass the traditional community shopping businesses and occupy much of the downtown
area. It is intended to accommodate a wide range of commercial goods and services. Off -site
impacts include activity, light, noise and generally higher traffic generation rates than other
commercial uses. Retail land uses will be zoned "RB" Retail Business), "SC" (Shopping
Center), and "PD" (Planned Development), which allows uses according to the specific
performance standards:
• High quality site and architectural design and building materials are expected to be used
within this land use category to promote pleasing off -site views of the development;
• Development in the downtown area shall adhere to the Downtown Design Guidelines;
• Landscaping shall be installed to provide aesthetic treatment of buildings and to soften
parking lot areas;
• Significant traffic generation during the weekday and weekends is associated with retail
development. Traffic studies may be requested in conjunction with the review of large
developments that have the potential to threaten the integrity of the existing and planned
roadway system. Additionally, developments that lower the level of service on adjacent
roadways or intersections may be required to install traffic improvements to improve the
level of service to its pre- development condition if City approval is granted;
• Driveway access points to the development shall be from non -local streets or those
designed for primarily non - residential traffic. No direct access to County Road #42 and
Cedar Avenue shall be allowed; and
• Lighting is limited to parking lot and building illumination designed for employee safety.
The applicant is requesting that the majority of the property be re- designated "MBC" (Mixed
Business Campus). The Comprehensive Plan described "MBC" as areas that are intended to be
high quality settings for office campus, office with light industrial, office with biomedical
manufacturing, health care facilities, health care training, general office, corporate office, and
other higher intensity employment uses. The City will establish employment ratios, expressed as
creation of jobs, and floor -to -area ratios of buildings to guide multi -story buildings, structured
parking, and a more intensive use of land that will create job opportunities in the community.
Mixed retail and commercial service uses that serve the campus and adjacent neighborhoods will
be limited in area and to activities that support the employment objectives of the Business
Campus. Some examples of supporting uses include, lodging, restaurants, daycare, banking and
other retail uses that may support the campus and adjacent neighborhoods.
The mix of uses in the MBC district includes the following: a range of 55% to 65% office, 10 to
20% light industry /manufacturing, 10% office warehouse /showroom and 5% commercial and
retail uses generally supportive of the campus and surrounding neighborhoods. These uses would
generally be located along CSAH 42. As part of the interest in creating a mixed use environment,
higher density housing along 153rd Street and 155th Street (in a range of 20 to 35 units /acre and
up to 20 percent of the District ) would also be considered to compliment the most intense office,
health, and industrial uses. Modeling has indicated that adding housing to the mix, with the most
intense uses referenced, should not hinder job creation. The modeling is further discussed in the
Economic Development Chapter, referencing land, Floor Area Ration (FAR) and job creation
goals.
This land use currently applies to property in the South Central Planning Area (SCPA). The
section of the Land Use Chapter for the South Central Planning Focus Area describes other
objectives and policies that guide future development within the MBC land use designation.
The 2030 Comprehensive Plan specifically states that additional retail commercial land uses in
the SCPA will be concentrated around the existing district at 155 Streets and Pilot Knob
Road. The area east of Pilot Knob Road is the Cobblestone Lake commercial area. The west side
is a new expansion area comparable in size to the Cobblestone Lake commercial development.
This new development would serve residential neighborhoods west of Pilot Knob Road. It would
also take advantage of business development, transit facilities and the Quarry Point Park
recreational complex.
The 2030 Plan goes further to state that additional commercial development is intended to be on
a community scale to provide goods and services to the surrounding neighborhoods. By making
this area a community shopping district of limited size, the Plan seeks to minimize competition
for businesses that belong in the Downtown commercial core of Apple Valley. In addition, this
Plan avoids the creation of further retail commercial corridors along Pilot Knob Road and
County Road 42. The Mixed Business Campus land use pattern within the SCPA is intended to
include up to 5% of its area for commercial uses that would support other businesses, while not
directly competing with other more substantial commercial nodes.
The Land Use Categories section of the 2030 Plan states that the "MBC" land designation
applies specifically to property in the SCPA. The applicant is requesting a text amendment to
that statement to include "select areas north of County Road 42 adjacent to the South Central
Planning Area".
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Existing Comprehensive Plan Land Use Map
Proposed Comprehensive Plan Land Use Map
There is currently 75 acres of vacant property designated for commercial use in the Apple Valley.
This does not include existing unoccupied buildings such as the 63,590 -sq. ft. former Rainbow
grocery store, or the existing 14 -acre Menard's site that would be vacated as part of their
development on the subject property. The applicant should be prepared to provide a commercial
market analysis on their development's impact on currently designated commercial property and
existing commercial retail areas in the city.
Zoning: The property is currently zoned "I -2" (General Industrial). General industry districts are
designed to serve the smaller "quasi- industrial" uses, such as machine shops, sign shops,
millworking establishments, and the like. The applicant is requesting a rezoning to "PD"
(Planned Development), which is defined as an urban development often having two or more
principal uses and having specialized performance standards relating to an overall approved
development plan to provide for an optimal land use relationship. A planned development
provides the following:
• A more creative and efficient approach to the use of land;
• Allows for a variety in the types of environment available to the people of the city;
• Encourages more efficient allocation and maintenance of privately controlled open space
in residential developments through the distribution of overall density of population and
intensity of the land use where an arrangement is desired and feasible;
• Provides the means for greater creativity and flexibility in environmental design than is
provided under the strict application of the zoning and subdivision chapters while at the
same time preserving the health, safety, order, convenience, prosperity and general
welfare of the city and its inhabitants;
• Encourages an overall design within the natural boundaries for an area; and
• Provides an overall guide for developments that are staged because of the size of an area.
Site Plan: The site plan shows a two -level 236,000 -sq. ft. Menard's store on 14 acres in the
southwest comer of site, with an 8,000 -sq. ft. retail operation located on a one -acre lot to the east
of the store. Directly to the north will be 130,000 sq. ft. of medical /office space on 14 acres.
Rounding out the proposed development will be 80,000 sq. ft. of tech/flex space that will be
constructed on 4 acres of property owned by the applicant and 5 acres under a different ownership.
In the northwest comer of the site is an existing storm water holding pond. The pond currently
collects storm water generated from the site. It is expected that this pond will be incorporated into
the City's storm water management system.
Street Classifications /Accesses /Circulation: Access to the site will be via CSAH 42, a principal
arterial road, Johnny Cake Ridge Road, a major collector street and 147 Street West, a minor
collector street. The westerly CSAH 42 intersection will be a right in/right out/left in only
intersection. The easterly CSAH 42 intersection will be a right in/right out only. The plan shows
two full intersections on Johnny Cake Ridge Road that will align with 149 and 148 Streets to the
east. One full intersection will be located on 147 Street West. This intersection will align with a
future intersection on the north side of 147 Street.
The City of Lakeville has review the proposed Comprehensive Plan amendments and has
expressed their concern about the impact this proposal will have on their street system, in particular
Flagstaff Avenue. They have requested and staff concurs that the applicant shall prepare a traffic
study that will analyze the potential impacts this proposed development will have on the existing
and future roadway system.
It should be also noted that the one of the performance standards in the 2030 Plan's commercial
designation is that no direct access to County Road #42 shall be allowed.
Pedestrian Access: The applicant has submitted a bike and pedestrian circulation plan, which
identifies the location a portion of the North Creek Greenway and sidewalks /pathways along the
south side of 147 Street West, 148 Street West and Johnny Cake Ridge Road. Sidewalks should
be constructed on both sides of all streets within the proposed development and sidewalk
connections internal to the development sites to the public pedestrian system should be
incorporated into each phase of development.
Phasing Plan: The first phase of development will be the 14 acres of commercial, which will
occur in 2016 -2017, with the medical /office occurring in 2017 -2018, and the industrial
development occurring in in 2018. Staff believes that the industrial property in the northeast
corner may occur earlier than indicated, which may require infrastructure improvements that may
or may not be compatible with the applicant's infrastructure phasing plan.
Public Hearing Comments: Open the public hearing, receive comments and close the public
hearing.
October 7, 2015
Tom Lovelace, City Planner
Community Development Department
City of Apple Valley
7100 147 Street West
Apple Valley, MN 55124
Dear Tom,
Please find in the attached the application for rezoning and comprehensive plan amendment
for the Menard, Inc. development of the former Hanson Concrete property. The attached pdf
includes the foliowing materials:
• Completed Application Form
• Signed Deposit Agreement
�
Project Narrative
• Supporting Materials:
-
Exhibit A: Land use Plan
- Exhibit B: Illustrative Site Plan
-
Exhibit C: Bike and Pedestrian Circulation System
-
Exhibit D: Phasing Plan
- Exhibit E: Existing site legal description and abstractor's certificate
Mailing labels for notification should arrive by mail shortly. Please let us know if any additional
information or clarification is required for this application.
Sincerely,
Chrissy Lee, Planner
chrissy@hkgi.com (612) 252-7126
Hoisington Koegler Group Inc.
123 North Third Street, Suite 100 Minneapolis, Minnesota 55401
(612) 338-0800 Fax (612) 338-6838 www.hkgi.com
H CO S M USE DEVELOPMENT
COMPREHENSIVE PLAN AMENDMENT AND PLANNED DEVELOPMENT REZONING REQUEST
Overview
Menard, Inc. is seeking to develop the property on the northwes quadrant of County Road 42 and Johnny
Cake Ridge Road, formerly known as the Hanson Concrete Site. The proposed development plan features
a two-level Menards store, retail pad site, and sites for future medical office development.
The site is currently guided for Industrial use and is zoned 1'2 General /ndustdai Menards is seeking a
comprehensive plan amendment and rezoning to Planned Development (PD) zoning district. This Project
Narrative details the proposed development and provides information in support of the land use
application. The first part of the memorandum addresses the criteria for rezoning to PD District. The
second part addresses the comprehensive plan amendment, amending the comprehensive plan's future
land use map and related text.
Application for Rezoning to Planned Development District (PDD)
Sketch Plan
The attached exhibits illustrate proposed streets, access, parking, circulation, and block pattern. The
proposed development will be served by existing sanitary sewer and water lines located currently within
147~' Street and Johnny Cake Ridge Road, with future hookup points to be determined in consultation
with the City engineer.
See Exhibit B: Illustrative Site Plan.
See Exhibit A: Land Use Plan.
See Exhibit C: Bike and Pedestrian Circulation System.
Project Narrative
Land Use Plan
The land uses proposed for the project include a commercial retail oriented area of approximately 16
acres that would be ,the location of a new Menards store and ancillary retail use. A second land use
pattern includes professional office uses which would be approximately 14 acres between 148 and 149
streets as extended into the site. Both uses include two-story building configurations. The remaining area
north of the proposed 148 Street would remain as currently planned in the Comprehensive Plan
(Industrial). A roughly 5.25 acre area is identified as stormwater/open space area.
Density of development on the site will range from 0.30 to 0.35 FAR (floor area ratio).
Parks and Pedestrian Circulation
Park dedication will be per the City's park dedication ordinance and will be determined upon a
subdivision/platting of the property. The project does not anticipate any public park facilities which is
consistent with the Comprehensive Plan. Past regional planning efforts have identified a Dakota County
Greenway Corridor on the western edge of the property. Accordingly, this project includes a trail
connection along the proposed north-south road on the western edge of the site; this trail would
preserve the greenway corridor connection through the site and connect with the proposed storm water
feature. An internal sidewalk system would link proposed development sites and would connect to the
greater Apple Valley trail and sidewalk system.
Page 1
Phasing Plan
All roads, utilities, walkways open space, and stormwater ponding (as shown on the sketch plan) will be
constructed as part of the first phase of development. This includes the stormwater facilities on the
northwest portion of the site which will serve as a district stormwater treatment pond.
Proposed buildings will be built in phases depending on market conditions and demand. The first phase
will include the new Menards store on the southerly portion of the site and the associated infrastructure
for the overall development. First phase buildings would be constructed in 2016/2017. The medical office
buildings would follow. The easterly of the two medical office sites could be developed as early as 2017,
with full build out anticipated within five years depending on market conditions.
See Exhibit D: Phasing Plan.
Boundary Survey; legal description
See Exhibit E: Existing site legal description.
Consistency with the Comp plan (see next section)
The projec will require a comprehensive plan amendment. The following narrative identifies areas where
the project is consistent with the comprehensive plan and where amendment is needed. Specifically, the
proposed project is not consistent with the comprehensive land use map, which designates the site as
"Industrial". However, the project is consistent with many policy areas of the comprehensive plan as
described in the foliowing section.
Application for Comprehensive Plan ^"`o»ndmment
The proposed projec supports the overarching vision, goals, and policies in the comprehensive plan.
When fully developed, the project will:
Related to Land Use Goals and Policies
. Support the development of a mix of medical office, Iight industrial, commercial retail, and
healthcare-related uses and facilities largely consistent with the Mixed Business Campus (MBC)
future land use district
• Provide high quality site and architectural design, including Iandscaping and screening of parking
lots
• Vacating the current Menards store site provides an opportunity to redevelop the property for
higher-intensity retail uses that would be more consistent with Downtown district objectives
Related to Economic Development Goals and Policies
* Allow for the growth of an existing business within in the community- creating opportunities for
job growth and expanded tax base
• Establish infrastructure (roads, sidewalks, trails, utilities, and stormwater ponding) that will
facilitate future business growth and redevelopment of an existing brownfield site without
extensive public subsidies
• Provide high quality streetscape, site design, and amenities that will enhance the image and
identity of Apple Valley
• Catalyze redevelopment of an underutilized property into viable commercial, industrial, and retail
development, including medical office uses
Related to Parks and Active Living Goals and Policies
• Improve property values by improving the image and appearance of the city and enriching health
and recreation opportunities for residents through the connection offered by the North
Greenway trail segment
• Improve the ability of people to safely and efficiently travel within Apple Valley without a vehicle
• lmprove connec between employment centers, shopping areas, neighborhoods, etc.
Menards is seeking a comprehensive plan amendment to change the future land use designation on the
proposed site from its current Industrial use. The proposed amendment is to change the future land use
to a combination of Commercial and Mixed Business Campus.
The proposed change in land use will enable development of a two story commercial/retail Menards
store and catalyze the development of a medicaljoffime district and other job-intensive uses as described
in the comprehensive plan objectives.
Comprehensive Land Use Map Change
The requested Comprehensive Land Use Map amendment is to designate the southern portion of the
Menards site (the Menards store and retail pad site) to Commercial, and the northern portion of the site
(medical office sites) to Mixed Business Campus.
See Exhibit A: Land Use Plan.
This approach works within existing land use category definitions for Commercial and Mixed Business
Campus land uses, and would accommodate the development of future medical office uses and help to
catalyze development of the larger medical office campus/district.
A minor text amendment would also be required to the first paragraph on page 4-24 of the
comprehensive plan regarding the MBC district (proposed new text in bold): "This land use currently
applies to property in the South Central Planning Area and select areas north of County Road 42 adjacent
to the South Central Planning Area."
Attachments
�
Exhibit A: Land Use Plan.
• Exhibit B: lllustrative Site Plan
• Exhibit C: Bike and Pedestrian Circulation System
• Exhibit D: Phasing Plan
• Exhibit E: Existing site legal description and abstractor's certificate of all properties within 350
feet of the subject parcel
z
x
MENARD’S REDEVELOPMENT
OF HANSON PROPERTY
APPLE VALLEY PLANNING COMMISSION
PRESENTATION
November 4, 2015
MENARD’S REDEVELOPMENT
OF HANSON PROPERTY
Request For:
1.Amendments to the 2030 Comprehensive Land Use
Map to Re-designate Property From “IND” (Industrial)
to “C” (Commercial) and “MBC” (Mixed Business
Campus).
2.A text amendment to the 2030 Comprehensive Plan
to Include Select Areas North of CSAH 42, Adjacent to
the South Central Planning Area in the “MBC”
Designation.
3.Rezoning to a Planned Development to Allow for a
Mix of Retail, Office and Industrial Uses.
LOCATION MAP
KARMELLA
IND
IND
APPLE VALLEY
BUSINESS CAMPUS
IND
VENSTAR
SITE
INDUSTRIAL
WILLIAMS BROS.
PARK
PETROLEUM
TANK FARM
IND
FISCHER SAND AND AGGREGATE
INS
EXISTING COMPREHENSIVE PLAN
LAND USE MAP DESIGNATION
LD
P
LD
LD
IND
LD
LD
LD
LD
IND
IND
HD
IND
SITE
IND
C
IND
C
C
INS
C
C
MBC
Industrial
PROPOSED COMPREHENSIVE PLAN
LAND USE MAP DESIGNATION
IND
MBC
SITE
IND
C
C
C
MBC
Commercial and Mixed Business Campus
ZONING MAP
SG
P
I-1
I-1
I-2
I-2
SITE
I-1
SG
General Industrial
a
LAND USE PLAN
SITE PLAN
BIKE AND PEDESTRIAN PLAN
PHASING PLAN
MENARD’S REDEVELOPMENT
OF HANSON PROPERTY
Issues
1.The applicant should provide a commercial market analysis on
their development’s impact on currently designated commercial
property and existing commercial retail areas in the city.
2.The applicant shall prepare a traffic study that will analyze the
potential impacts this proposed development will have on the
existing and future roadway system.
3.Development of the industrial property in the northeast corner
may occur earlier than indicated. This may have an impact on
the phasing of require infrastructure improvements, which may
not be compatible with the applicant’s infrastructure phasing
plan.
PROJECT NAME:
7525 147 Street West Retail Building
PROJECT DESCRIPTION
Request for site plan/building permit authorization building setback variances to allow for
construction of a 7,512 sq. ft. retail building on .92 acres
STAFF CONTACT:
Thomas Lovelace, City Planner
DEPARTMENT /DIVISION:
Community Development Department
APPLICANT:
7525 Cedar, LLC
PROJECT NUMBER:
PC 15 -34 -BV
APPLICATION DATE:
60 DAYS:
120 DAYS:
September 29, 2015
November 27, 2015
January 26, 2016
MEP
0400
.e..
000
City of Apple
Valley
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
6A
November 4, 2015
Land Use /Action Items
Proposed Action
If the Planning Commission concurs, staff is recommending approval of the site plan/building
permit authorization at allow for the construction of 7,512 sq. ft. retail building and 50 parking
spaces on Lot 4, Block 3, VALLEY COMMERCIAL PARK 1ST ADDITION, subject to the
following conditions:
• Issuance of a building shall be subject to the vacation of existing drainage and utility
easements directly abutting the east and north property lines.
• Approval of a 16 -foot variance from the required building setback of 50 feet from
Cedar Avenue.
• Approval of a 10 -foot variance from the required building setback of 40 feet from 147
Street West.
• Construction shall be in conformance with the site plan, dated September 25, 2015.
• Any new curb, sidewalk, and streetscape amenities along 147 Street West shall be
installed in conformance with the existing ring route design.
• A bike rack shall be installed in accordance with City requirements.
• A sidewalk shall be installed along the east side of Glenda Avenue.
• Construction shall occur in conformance with the landscape plan dated September 25,
2015; subject to submission of a detailed landscape planting price list for verification of
the City's 2 landscaping requirement at the time of building permit application.
• Construction shall occur in conformance with the elevation plan dated August 21, 2015;
subject to the addition of aluminum awnings on the north and south elevations.
• Site grading shall occur in conformance with a final grading plan to be submitted for
review and approval by the City Engineer.
• Construction shall be in accordance with the City's storm water requirements.
• Soil borings and testing shall be provided to ensure that the soil in the infiltration
areas are not contaminated.
• Removal of the existing structures, pavement, base and fuel storage tanks and piping
shall be done in accordance with local, state and federal regulations; and all the
required permits and inspections shall be performed.
• Screening of the trash receptacles and mechanical protrusions shall be done in
accordance with City code.
• All applicable City ordinances shall be strictly adhered to.
Project Summary /Issues
The applicant is proposing to construct the building over an existing drainage and utility easement.
The easement will need to be vacated before the City can give final approval of this project. An
easement vacation application has been submitted and a public hearing for this request is
tentatively scheduled for the December 10 City Council meeting.
A small retaining wall is proposed around the west, south and north sides of infiltration basin 4. A
service door on the east side of the building will exit out to the retaining wall. A decorative fence
shall be constructed at that location to protect someone exiting that door from falling into the basin
area.
There are currently four access driveways from public streets to the site, two each off Glenda Avenue
and 147 Street West. The most - easterly driveway along 147 Street West and the southern
driveway off Glenda Avenue will be removed with this development project. The applicant will be
required to blend the curb, sidewalk, and install streetscape amenities at this location, consistent with
the existing ring route design and 147 Street West and new curb and gutter along Glenda Avenue.
A bike rack shall be installed in accordance with City requirements.
The trash enclosure will be located in the northwest corner of the site, approximately 8 feet south
of the north property line. The enclosure shall be located 10 feet from the property line shall be
constructed of the same materials as the principal building.
All mechanical equipment shall be screened in accordance with City code requirements.
The applicant is proposing to install four infiltration basins to treat storm water runoff generated on
this site. Construction of the basins will need to comply with the requirements outlined in the City
Engineer's memo dated October 15, 2015. Maintenance of these basins will be the responsibility of
the property owner. License agreements will need to be obtained for any infiltration basin located in
a drainage and utility easement.
Final grading and erosion control plans, and specifications shall be submitted for approval by the
City Engineer prior to issuance of a Natural Resources Management Permit.
A detailed planting price list shall be required for verification of the City's 2 landscaping
requirement at the time of submission of plans for a building permit.
A bench is located where the sidewalk connection will be made from the site to 147 Street West.
The sidewalk connection should be moved east of the bench. A sidewalk should be installed along
the east side of Glenda Avenue as part of this redevelopment project.
Budget Impact
None
Attachment(s)
Applicant's Letter
City Engineer's Memo
Development Plans
Property Location:
7525 147 Street West
Legal Description:
Lot 4, Block 3, VALLEY COMMERCIAL PARK 1ST ADDITION,
EXCEPT THE West 40 feet thereof, together with the vacated street adjacent
on the East of said Lot 4, Block 3
Comprehensive Plan
Designation
"C" (Commercial)
Zoning
Classification
"RB" (Retail Business)
Existing Platting
Platted
Current Land Use
Motor Fuel Station
Size:
.92 gross acres - .06 acres of right-of-way easement area - .13 acres of
easement area = .73 acres net buildable area
Topography:
Flat
Existing Vegetation
Landscaped
Other Significant
Natural Features
None
Adjacent
Properties/Land
Uses
NORTH
Kennedy Transmission Building
Comprehensive
Plan
"C" (Commercial)
Zoning/Land Use
"GB" (General Business)
SOUTH
Bank of America
Comprehensive
Plan
"C" (Commercial)
Zoning/Land Use
"RB" (Retail Business)
EAST
Applebee's Restaurant
Comprehensive
Plan
"C" (Commercial)
Zoning/Land Use
"PD-290" (Planned Development)
WEST
Cedar View Animal Hospital
Comprehensive
Plan
"C" (Commercial)
Zoning/Land Use
"RB" (Retail Business)
7525 147 STREET ST RETAIL BUILDING
PROJECT REVIEW
Existing Conditions
Development Project Review
Location Map
Comprehensive Plan: The subject property is currently designated "C" (Commercial). The
commercial designation includes a wide variety of retail, office, and service uses that vary in
intensity and off -site impacts. The City uses the zoning ordinance to regulate the intensity and
characteristics of development based upon land use criteria and performance standards. The
redevelopment proposal is consistent with this designation.
Comprehensive Plan Land Use Map
Zoning: The property is zoned "RB" (Retail Business). Retail business districts are areas, which
are centrally located to serve the need for general retail sales. Multi- tenant retail buildings are a
permitted use within this zoning district. The applicant has indicated that the proposed tenants
will be a national retailer and dental office.
1
Zoning Map
3
1
94th
D- 90
c 2
GLARIER
A1),E 1
Site Plan: The site is the current location of a 4,734 -sq. ft. motor fuel station with a convenience
store, car wash operation, and two motor vehicle repair bays. The applicant is proposing to
demolish the existing building, remove the pump islands and fuel tanks and construct a 7,512 -sq.
ft. multi -tenant retail building. The subject property is located at the northwest corner of Cedar
Avenue and 147 Street West.
Cedar Avenue borders the property to the east, 147 Street West to the south, and Glenda Avenue
to the west and the Kennedy Transmission building to the north. There are currently four access
driveways from public streets to the site, two each off Glenda Avenue and 147 Street West. The
most - easterly driveway along 147 Street West and the southern driveway off Glenda Avenue will
be removed with this development project. The applicant will be required to blend the curb,
sidewalk, and install streetscape amenities at this location, consistent with the existing ring route
design and 147 Street West and new curb and gutter along Glenda Avenue.
A raised center median is located in 147 Street West. It extends from just west of Cedar Avenue
to just east of Glenda Avenue. This currently restricts vehicular access from the project site to
right in/right out only. This condition will remain with the redevelopment of this site.
The site plan shows 50 surface parking spaces for the 7,512 -sq. ft. multi -tenant retail building.
City code requires one parking space for each 150 -sq. ft. of net floor area. The 50 spaces shown on
the site plan is seven (7) spaces over the minimum required.
A small retaining wall is proposed around the west, south and north sides of infiltration basin 4. A
service door on the east side of the building will exit out to the retaining wall. A decorative fence
shall be constructed at that location to protect someone exiting that door from falling into the basin
area.
Parking lots with fifteen (15) or more parking spaces shall provide for parking of bicycles near
the building entrance and shall not encroach into the pedestrian walkway. The petitioner shall
install a bike rack in accordance with City requirements.
The trash enclosure will be located in the northwest corner of the site, approximately 8 feet south
of the north property line. The enclosure shall be located 10 feet from the property line shall be
constructed of the same materials as the principal building.
The submitted plans do not identify the location of any mechanical systems that will serve the
building. City code requires that all necessary mechanical protrusions visible to the exterior shall
be screened or handled in a manner such that they are not visually obvious and are compatible
with the surrounding development. For rooftop mechanical equipment, satisfaction of this
requirement shall require that the equipment be fully screened visually by whether a parapet wall
along the edge of the building or by a screen immediately surrounding such equipment. The
height of the parapet wall or screen shall be at least the height of the equipment and must be an
extension of the outside walls or screens constructed of durable, low - maintenance materials and
be either a light, neutral color or the same color as the primary building materials of the outside
walls. Rooftop equipment shall be setback from the edge of the roof a minimum of 20 feet.
Proposed Setback Variances: Minimum building setbacks from Glenda Avenue and the north
property line have been met for this project and all minimum parking setbacks have been met with
the exception of the parking setback along the east side of the property. The applicant is requesting
building setback variances of 16 feet from Cedar Avenue and 10 feet from 147 Street West.
Variances shall only be permitted when they are in harmony with the general purpose and intent
of the official control and when the terms of the variance are consistent with the comprehensive
plan. Variances may be granted when the applicant for the variance establishes that there are
practical difficulties in complying with the official control. Practical difficulties are described
as:
• The property owner proposes to use the property in a reasonable manner permitted by the
ordinance.
• The owner's plight is due to circumstances unique to the property not created by the
owner.
• The variance will not alter the locality's essential character.
The subject property has gone through several changes since its platting in 1969. Several
changes have occurred to this property since its platting. The west 40 feet are now part of the 60
feet of Glenda Avenue right -of -way. Thirty feet of road right -of -way, located between the east
property and Cedar Avenue, was vacated and is now part of this site. With that said, trail,
drainage, and utility; and temporary easements are located in the 30 feet of that vacated area.
Trail, drainage, and utility, and temporary easements also exist over the south 10 -18 feet of the
subject property. Improvements associated with the reconstruction of Cedar Avenue and ring
route amenities are located within these easements.
These changes could be considered unique to the property that was not created by the owner,
which would prevent the current property owner or future developer the ability to construct a
typical retail building with a 60 -foot depth and associated parking within the required setbacks.
Grading Plan: Preparation of the site for development for the proposed retail building will
involve the removal of the pavement and base, the existing building and structures, and the
underground fuel storage tanks and piping. Removal of the existing structures, pavement, base and
fuel storage tanks and piping shall be done in accordance with local, state and federal regulations
and all the required permits and inspections shall be performed.
The site is relatively flat and a minimal amount of grading will occur in preparing the site for the
proposed retail building. Redevelopment of this site will require the project meet the City's storm
water requirements. This will include meeting the infiltration, water control, and rate control
standards. Issuance of a Natural Resources Management Permit and building permit shall be
contingent upon the City Engineer's approval the project's storm water management plan.
The applicant is proposing to install four infiltration basins to treat storm water runoff generated on
this site. There is some concern about the potential soil contamination associated with the fuel
storage and dispensing system. The City Engineer is requiring that soil/borings and testing be
provided to ensure that the soil in the infiltration areas is not contaminated. No permits should be
issued until the City Engineer has had a chance to review and sign off on the results of soil borings
and tests.
Construction of the basins will need to comply with the requirements outlined in the City
Engineer's memo dated October 15, 2015. Maintenance of these basins will be the responsibility
of the property owner. License agreements will need to be obtained for any infiltration basin
located in a drainage and utility easement.
Final grading and erosion control plans, and specifications shall be submitted for approval by the
City Engineer prior to issuance of a Natural Resources Management Permit.
Landscape Plan: The landscape plan shows a variety of live landscape materials that will be used
on the site. Staff has no outstanding issues with the landscape plan.
City code requires that the minimum cost of landscaping materials (live plant material excluding
sod) for commercial projects shall be 2 of the estimated building construction cost based on
Means construction data. A detailed planting price list shall be required for verification of the
City's 2 landscaping requirement at the time of submission of plans for a building permit.
Availability of Municipal Utilities: The site is currently served by public utilities that extend
from lines located in the 147 Street West right-of-way. The Cit En Engineer has reviewed the
City �
utility plan and his comments are included in the attached memo. Revisions should be made to the
utility plan per his comments.
Street Classifications /Accesses /Circulation: Streets on three sides surround the site. Abutting
the property's east side is Cedar Avenue, a principal arterial. There is currently no direct access to
the site from Cedar Avenue and none is proposed.
Directly adjacent to the south of the site is 147 Street West, a minor collector street. There are
currently two driveway accesses from this street to the subject property. The applicant is
proposing to remove the most easterly driveway as part of the redevelopment of the site. Staff
supports the removal of this driveway. A raised median in 147 Street West will restrict this
driveway to right in/right out movements only.
Glenda Avenue, a local street, borders the site on the west. Two driveways currently exist that
provide access to and from the site. The applicant is proposing the removal of the most southerly
driveway and retaining the north driveway at its current location. The most northerly access and
will allow full access to the site.
Staff has no issues with the use of the existing access driveways.
Elevation Drawings: The elevation drawings indicate a mix of brick and cast stone, with
prefinished composite panels at all customer entrances and two sets of windows on the east
elevation. Aluminum awnings will be placed over many of the windows and all the entrances.
Awnings should be added to north and south elevations.
Pedestrian Access: Public sidewalks exist directly adjacent to the site in the 147 Street West and
Cedar Avenue rights -of -way. The site plan identifies connections from the development to these
sidewalks.
A bench is located where the sidewalk connection will be made from the site to 147 Street West.
The sidewalk connection should be moved east of the bench.
Significant investment has been made to make Cedar Avenue and the surrounding area more
pedestrian and transit friendly. This includes the Cedar Avenue transit station located just north of
this property. In order to provide greater pedestrian access from surrounding property near the
transit station, staff is looking for opportunities to have sidewalks installed along public streets in
the area in order to provide pedestrian connections from properties near the Cedar Avenue
corridor. This is one of those opportunities. Therefore, we are recommending that a sidewalk be
installed along the east side of Glenda Avenue as part of this redevelopment project.
ARCHITECTURE IN
September 28, 2015
Tom Lovelace
City Planner
7100 147t Street West
Apple Valley, MN 55124
Re: 7525 147t Street West Apple Valley, MN
Project Narrative:
333 Washington Avenue North, Suite 210, Union Plaza, Minneapolis, MN 55401
T: 612.676,2700 F: 612.676.2796 www.djr-inc,com
The project is a redevelopment of the Paul's Cedar Avenue Tire and Auto at 7525 147 Street West. The
proposed project is a one story retail building at approximately 7,300 square feet with brick, storefront glass
and composite panel materials on the exterior creating a four-sided building with visual interest on all sides.
The proposed tenants are a national retailer and a dental office. The site is being reconfigured with parking,
landscaping and storm water improvements, removing the eastern curb cut on 147th street and maintaining
the western curb cut on 147t Street. The southern curb cut on Glenda will be removed and the northern
curb cut on Glenda Avenue shifted to the north.
The siting of the building toward the corner of 147th and Cedar Avenue will provide a better visual anchor to
the street intersection. In addition, parking will be largely screened from Cedar Avenue by the building and
the glazing and architectural treatment of the east facade will greatly improve the streetscape along Cedar
Avenue and 147th street for pedestrians, cyclists and motorists alike.
Setback Variances Requested:
We are requesting two setback variances from the Cedar Avenue Building Setback and the 147 Street
Setback. The depth of the site and required setback (50'-0" on Cedar Avenue) do not allow for a typical
depth of retail (60'-0") with an efficient parking layout at 60'-0" depth plus setbacks. Retail uses are a
permitted use for the zoning of the site and the project is therefore requesting reasonable accommodation
to make the project work for industry standards. We have sited the building in order to maintain a
landscape setback on Glenda and one along Cedar Avenue as well. In reviewing setbacks relative to
sidewalks along Cedar Avenue, five other buildings have similar setbacks — The Mid-Country Bank, Old
Chicago and Chick-Fil-A, townhouses at 143rd and at 146 % streets. With respect to the 147th Street
Setback — the project is requesting a setback from of 29'-3" down from a required setback of 40 The
project setback along 147 street is an attempt to use the average setback among other buildings on the
street. Four of the seven buildings along the block are at the same setback or closer. The proposed
setback is an average of these individual setbacks.
City of Apple
Valley
*000
400:
TO: Tom Lovelace, Planner
FROM: Brandon Anderson, Acting City Engineer
DATE: October 15, 2015
SUBJECT: 7525 147 Street W — Pauls' 76 Re- development
General
Site
MEMO
Public Works Department
Tom, following is comments on the Pauls' 76 Re- development site plan dated September 29, 2015.
Please include these comments as conditions to approval.
• Conveyance shall be maintained along the sidewalk on 147th Street throughout the
construction process except for temporary closures during construction activity. Signage
per the MN MUTCD shall be provided.
• All work within City right of way shall require a right of way permit and be constructed in
accordance with City of Apple Valley standards. Apple Valley standard detail plates shall
be included where applicable.
• No construction shall begin prior to a pre-construction conference with a City Public
Works representative.
• Sidewalk, pavement, striping, curb and gutter and median shall be replaced to match
existing conditions.
• A decorative fence matching Cedar Avenue corridor is required outside of maintenance
door shown on west elevation on top of the proposed retaining wall.
• Existing drainage and utility easement as indicated through middle of proposed building
shall be vacated.
• Trail, drainage and utility easement per Doc. No. 2754703 shall be amended to include the
area required for electrical transformer relocation and traffic control box.
• The retaining walls shown surrounding Filtration basin 4 shall be identified to be privately
owned and maintained. The wall appears to be located within a public drainage and utility
easement, and shall not be the responsibility of the City of Apple Valley.
• A drainage and utility easement is required for existing hydrant near south property line.
• It is recommended that the proposed site be re- platted.
Storm Drainage and Grading
• Provide the overall site composite Curve Number (CN) on the plans.
• Given the proposed plan qualifies as redevelopment of the site, storm water requirements
as identified in the Apple Valley Surface Water Management Plan must be met. This
includes infiltration (or filtration), water quality, and rate control.
• Infiltration may not be appropriate for this location. The area is in the high vulnerability
DWSMA, had a gas station on it that may have a higher vulnerability of having
contaminated soils, and has an unknown tenant whose probability of producing
contamination is unable to be assessed. Soil borings/testing shall be provided to ensure
soil in the area of filtration features are not contaminated given the historical use of the site.
• As indicated in the Storm Water Management Report provided, no infiltration is
recommended. Four above ground Filtration basins are proposed.
• Pre-sedimentation basins are required. Riprap is not an acceptable method for
pretreatment to the basins. It is usually poorly installed, causing erosion problems; weed
seeds tend to get trapped and germinate in it without a good means to clean it out;
removal of sediment and other maintenance often requires complete removal and
reinstallation of the riprap. Due to the steep slopes entering the basin, a grass filter strip
will likely not work either; the potential for erosion is too great. A modified sump and/or
curb cut chamber is recommended.
• Provide a curb cut detail at all inlets to filtration areas.
• The filtration areas must be staked off and marked to keep all construction traffic,
equipment and material stockpiles out of the proposed filtration areas.
• Filtration basins shall not be excavated until the contributing drainage areas with exposed
soils has been fully stabilized and upland drainage areas have been diverted to prevent
runoff from entering the excavated basin or into the work area. Do not use filtration basins
as temporary sediment basins.
• Care must be taken to avoid contamination of engineered soils with sediment, in-situ or
topsoil during and after installation. Materials must be segregated.
• Relocate CB2 (and STMH1) further north from inlet in Filtration basin 3 to prevent outlet
from short circuiting and provide more treatment time in basin.
• It is not recommended to place Filtration basin 1 directly adjacent to trash enclosure as the
basin will likely be filled with debris. Eliminate basin or incorporate outlet structure and
pre-sedimentation basin.
• Emergency overflows should be clearly identified on the grading plan.
• Indicate drawing patterns for Filtration basin 4 as it appears the only hydrology this can
receive is minimal surface area and roof drainage. Show roof leader locations on plan.
• Additional perforated drain tile is required throughout Filtration basin 4.
• Relocation CB 11 to the north (if applicable to create a more direct connection to existing
storm sewer along Cedar Avenue.) A lane closure would be required for connection and
working hours would be when buses are not running for connection at this location.
• Provide specification/product information regarding impermeable pond liner per detail 6
sheet SW1.2.
• Detail 6 sheet SW1.2 should be modified per review comments.
Erosion Control
• Perimeter protection is indicated on the proposed plan.
• Street sweeping shall be provided should tracking occur during construction.
• Rock construction entrance is indicated on the proposed plan. No construction access will
be allowed onto 147 Street.
• Inlet protection, silt fence and other erosion control features shall be maintained throughout
the project.
Utilities
• Every effort shall be made to re -use existing sewer and water services on the site.
• Provide additional drawing showing required hydrant coverage for site.
• Fire hydrants shall be provided per the Fire Marshall's recommendation.
• The fire and domestic water shall be split outside the building; each shall have their own
shutoff. Indicate correct size of services on drawing.
• Should existing sewer and water services not be able to be utilized:
o Existing service shall be removed back to the tee or extended for use as domestic
water if applicable.
o Notification is required 7 days in advance of lane or street closures. 7 -day advance
warning signage and notices to affected businesses for the closure shall be provided
by the contractor.
o A Traffic Control plan shall be submitted and approved for all lane or street
closures by the contractor. Flagmen shall be provided as necessary.
o An obstruction permit shall be applied for and approved with Dakota County for
detour routing prior to lane or street closures.
o Public Works is to be notified prior to any required water shutdown and/or
connection.
o All work within 147 Street right of way shall be completed between the hours of 9
pm and 6 am and be open to traffic by 6 am each day.
o Bituminous patching on 147 shall be completed to base course the same evening
as utility installation.
o Striping of 147 shall be completed within 2 days of base course completion.
• Storm sewer within right of way for purposes of connection to public infrastructure shall be
reinforced concrete pipe and meet all City standards.
• A wye connection from 18" RCP to 27" RCP is not acceptable. Provide STMH in 147
Street.
Natural Resources
• Protect existing trees along Cedar Ave from construction.
• Some of the different details on the plans for the filtration basins seem inconsistent. For
example, some areas mention seeding, while others indicate the use of mulch (seed is
unlikely to germinate with several inches of mulch covering it — that is part of the reason
you use mulch — to guard against weeds germinating).
• I would recommend against using seed to establish the basins. Seed provides a "fuzzier"
less organized look for the basins. It makes it difficult to identify what is a weed and
what is not. Due to the high visibility of these basins along Cedar and at the front of the
building, they should be planted in groupings to match the Cedar Avenue
corridor. Shrubs are also a planting option for ease of maintenance. If seed is selected, a
longer establishment maintenance schedule will be needed to keep the basin weed free
and ensure vigorous growth; a year minimum after seeding is generally required. Also,
timing for when seed will be installed will need to be indicated. There are certain times
of year that installing native seed should be avoided.
• Basins need to be kept off line (no water entering) until vegetation has been
established. This timeline will be longer for seeded areas.
• Staging of installation and protection of the area the basins are in needs more detail.
• Shredded hardwood mulch should be used instead of rock mulch. Shredded hardwood
much aids in the uptake of certain pollutants; rock does not. Shredded hardwood mulch
is better for plant health. Mulch should NOT be used if seeding; a blanket or hydro
mulch should be used instead.
• Absolutely no fabrics shall be installed in the basin: no protective weed barriers, no fabric
over gravel around drain tile. Fabrics will clog will fine sediments. Socks around drain
tile shall conform to Dakota County Low Impact Development Standard 2.44 p.7
http://www.dakotaswcd.org/pdfs/Dakota%2OLID%20Standards%20Revised%2002-09-
12.pdf.
• Maintenance plan is required from the proposed filtration basins.
• The property owner shall maintain healthy plants suitable for use in raingardens
throughout the raingarden. The property owner shall replace dead or diseased
vegetation with plants capable of tolerating conditions encountered in the
raingardens.
• The raingarden shall be kept free of non-native invasive plant species and noxious
weeds, including buckthorn.
• The overall areas of the raingarden shall not be reduced during the maintenance
term.
• The raingarden shall be watered such that it receives 1 inch of water per week
combined from rain and other sources during the first growing season.
• Fertilizers shall not be applied to any part of the raingarden.
• Insecticides and fungicides shall only be applied when damage from non-native
species is of concern.
• Herbicides shall be limited to spot applications.
• The property owner may remove dried vegetation once a year in the spring prior
to May 30 if desired.
• The property owner shall maintain at minimum a three inch layer of shredded
hardwood mulch for the maintenance term.
• The raingarden must drain free of water within 48 hours after a rainstorm except
for in times of frozen soils.
o The property owner is responsible for locating all utilities prior to
installation. The owner shall only hand dig within 2 feet of utility markings. The
raingardens shall not be installed over any utilities.
o The raingarden shall not cause nuisance conditions on adjoining property,
including flooding.
o The raingarden lies in close proximity to the right -of -way and a drainage and
utility easement held by the City of Apple Valley. The City of Apple Valley and
any public utility providers retain the right to use the right -of -way and drainage
and utility easement to maintain, replace, construct improvements to, or expand
facilities. The City of Apple Valley and utility companies will not be held liable
for any damage or loss caused to landscaping, structures, or other improvements
installed in the right -of -way or drainage and utility easement in the course of
exercising its rights to the right -of -way or drainage and utility easement.
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7525 147STREET WEST
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RETAIL BUILDING
APPLE VALLEY PLANNING COMMISSION
PRESENTATION
November 4, 2015
7525 147STREET WEST
th
RETAIL BUILDING
Request For:
1.Site plan/building permit authorization to allow for
construction of a 7,512 sq. ft. retail building on .92-
acre lot.
2.Building setback variances from Cedar Avenue and
147Street West.
th
CURRENT CONDITIONS
EASEMENT VACATION REQUEST
Drainage and Utility
Easements
Old Property
Line
Trail, Drainage
And Utility
Easement
New Property
Line
SITE PLAN
Install
Bike Rack
Install
Sidewalk
16-Foot Building
Setback Variance
10-Foot Building
Setback Variance
GRADING PLAN
UTILITY PLAN
LANDSCAPE PLAN
FLOOR PLAN
BUILDING ELEVATIONS
Add
Aluminum
Awnings
PERSPECTIVE DRAWING
RECOMMENDATION
Staff is recommending:
Approval of the site plan/building permit authorization
•
at allow for the construction of 7,512 sq. ft. retail
building and 50 parking spaces on Lot 4, Block 3,
VALLEY COMMERCIAL PARK 1ST ADDITION, subject to
the conditions outlined in the staff report.