HomeMy WebLinkAbout02/03/2016
Meeting Location: Municipal Center
City of
7100 147th Street West
Apple Valley, Minnesota 55124
FEBRUARY 3, 2016
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 JANUARY 20, 2016
4. CONSENT ITEMS
--NONE--
5. PUBLIC HEARINGS
A. Apple Ford Lincoln Quick Lane Addition C.U.P.
Public hearing to consider conditional use
permit to allow an approximately 3,200 sq. ft. Quick Lane building addition that results in combined
width of garage doors exceeding more than 50% of the length of the south building elevation facing
(2016-01-C)
a public street in the "PD-541" (Planned Development) zoning district.
LOCATION: 7200 150th Street West
PETITIONER: Apple Ford Lincoln Apple Valley
6. LAND USE/ACTION ITEMS
--NONE--
7. OTHER BUSINESS
A. Review of upcoming schedule and other updates.
8. ADJOURNMENT
NEXT PLANNING COMMISSION MEETINGS
Wednesday, February 17, 2016
Regular Scheduled Meeting 7:00 P.M.
-Public hearing applications due by 9:00 a.m. on Wednesday, January 20, 2016
-Site plan, variance applications due by 9:00 a.m. on Monday, February 8, 2016
Wednesday, March 2, 2016
Regular Scheduled Meeting 7:00 P.M.
-Public hearing applications due by 9:00 a.m. on Wednesday, February 3, 2016
-Site plan, variance applications due by 9:00 a.m. on Monday, February 22, 2016
NEXT CITY COUNCIL MEETINGS
Thursday, February 11, 2016
Informal 5:30 P.M.
Regular Scheduled Meeting 7:00 P.M.
Thursday, February 25, 2016
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.
CITY OF APPLE VALLEY
PLANNING COMMISSION MINUTES
JANUARY 20, 2016
Members Present: Tom Melander, Ken Alwin, Keith Diekmann, Angela Polozun, Paul Scanlan and
David Schindler.
Members Absent: Tim Burke
Staff Present: City Attorney Michael Klemm, Community Development Director Bruce Nordquist,
City Planner Tom Lovelace, Planner Kathy Bodmer, City Engineer Brandon Anderson, and
Department Assistant Joan Murphy.
2. APPROVAL OF AGENDA
Chair Melander asked if there were any changes to the agenda. Hearing none he called for a
motion.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan, approving
the agenda as amended. Ayes - 6 - Nays - 0.
3. APPROVAL OF MINUTES DECEMBER 16, 2015
Chair Melander asked if there were any changes to the minutes. Hearing none he called for a
motion.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan, approving
the minutes of the meeting of December 16, 2015. Ayes - 6 - Nays - 0.
4. CONSENT ITEMS
A. Planned Development No. 342 Zoning Amendments — Set public hearing for February 17,
2016, 7:00 p.m. to consider amendments to PD-342/Zone 1 related to building coverage
percentages.
LOCATION: Southeast corner of Johnny Cake Ridge Road and 142nd Street W.
PETITIONER: City of Apple Valley
MOTION: Commissioner Schindler moved, seconded by Commissioner Diekmann, setting
public hearing for February 17, 2016, 7:00 p.m. to consider amendments to PD-
342/Zone 1 related to building coverage percentages. Ayes - 6 - Nays - 0.
5. PUBLIC HEARINGS
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
January 20, 2016
Page of
A. Quarry Ponds Additions — Public hearing to consider a rezoning form "SG" (Sand and
Gravel) to "PD -975 /zone 1" (Planned Development) and subdivision of 25 acres into 60 single -
family residential lots. (PC 15- 47 -ZS)
LOCATION: Northwest corner of 157th Street West and Johnny Cake Ridge Road
PETITIONER: Palm Realty, Inc.
Chair Melander opened the public hearing at 7:02 p.m.
City Planner Tom Lovelace stated the property is currently zoned "SG" (Sand and Gravel). The
applicant has requested a rezoning of the property from "SG" to a "PD -975 /zone 1" (Planned
Development). The minimum lot area and lot width within this "PD" district is 8,450 sq. ft. and 60
feet for an interior lot, and 10,400 sq. ft. and 80 feet for a corner lot. All lots meet the minimum lot
area requirements and it appears that all lots meet the minimum lot width requirements.
The proposed development is located on property that is part of a sand and gravel mining
conditional use permit (C.U.P.). This proposal will end the ability of Fischer Sand and Aggregate,
the current owner, to mine the property. The owner will need to release the subject property from
sand and gravel mining C.U.P. Staff will work with the developer and property owner with an
amendment of their C.U.P.
Mining operations will continue to the north and east of the proposed development, which could
result in potential conflicts with the proposed residential development. This will need to be
addressed through the zoning code regulations that establish setbacks between residential property
and mining operations, operating hours, and screening.
The project is proposed to be done in three phases. The most southerly 21 lots will be developed in
the first phase, with the remaining 39 lots developed in the second and third phases. Therefore, all
residential lots in the latter phases should be platted as one or two outlots, consistent with the
phasing plan.
The City will share part of the cost for the construction of Johnny Cake Ridge Road and 157th
Street West.
Commissioner Scanlan asked if the streets were full widths or partial.
Mr. Lovelace answered they are the standard width of 60 foot wide right -of -way and that parking
would be allowed on both sides.
Chair Melander commented that years ago the Regatta residents were concerned about sand and
gravel in the area when those lots were being sold and he would not want a repeat performance in
this case. He would like something specific when it gets to the point of lots for sale that the people
contemplating the purchase are made aware of the sand and gravel operations.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
January 20, 2016
Page 3 of 8
Mr. Lovelace referenced the Quarry Ponds development to the south and Regent's Point
development where homes are being constructed, homes are being occupied and that the City has
not heard any complaints related to the sand and gravel operations and if there had been, they were
not real strong complaints about what the activity is.
Chair Melander closed the public hearing at 7:22 p.m.
6. LAND USE /ACTION ITEMS
A. Apple Valley Senior — Consideration of a rezoning from "M -8C" (Multiple Family
Residential, 12 -24 units /acre) to "PD" (Planned Development), subdivision by Preliminary Plat,
and Site Plan Review /Building Permit Authorization for construction of a 163 -unit senior
apartment building. (PC 15-41-ZSB)
LOCATION: Southwest corner of Cedar Avenue and 140th Street
PETITIONER: Apple Valley Leased Housing Development IV, LLC (Dominium)
Planner Kathy Bodmer stated the property is currently zoned M -8C which allows multiple family
residential with a density of 12 to 24 units /acre. An apartment building for seniors is a permitted
use in the zoning district. The petitioner is requesting a rezoning of the property to "PD" (Planned
Development) to reduce the number of required parking stalls, reduce the setbacks from Cedar
Avenue and 140th Street, and allow for increased density based upon senior amenities. A written
statement of how a rezoning of this property to a PD designation will benefit the public interest has
been provided.
The 4 -story senior apartment building with underground parking will be located roughly parallel to
Cedar Avenue in a north -south alignment. The building will have 163 units which will result in a
density of 45.5 units /acre. The plans indicate that 143 garage parking stalls and 50 surface parking
stalls would be provided which is a ratio of 1.14 parking stalls per unit.
Ms. Bodmer said the City Engineer conducted a traffic study and determined that the site will have
very low traffic volume and should have no negative impact on adjacent roadways. She reviewed
grades and retaining wall needs and related concerns.
She presented drawings showing the building in relation to the site. A variety of materials and
varying roofline helped to provide visual interest and breaks up the massing of the building. A
cross section drawing helped to show that the proposed new building will be constructed at a lower
elevation than the properties to the west. The proposed building will not "tower over" nearby
buildings, but will actually have a lower roofline than the Summerhill building. The proposed
senior apartment and Summerhill building will be over 300' between each other which will also help
to offset the "towering" effect.
Discussion followed.
MOTION: Commissioner Alwin moved, seconded by Commissioner Diekmann, recommending
approval of the rezoning of the subject property from "M -8C" (Multiple family, 12
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
January 20, 2016
Page 4 of 8
to 24 units/acre) to "PD" (Planned Development) subject to execution of a Planned
Development Agreement. Ayes - 6 - Nays - 0.
MOTION: Commissioner Alwin moved, seconded by Commissioner Diekmann, recommending
approval of the subdivision by preliminary plat of Hudson Division to combine four
existing parcels into a single parcel subject to compliance with all City Codes and
the following conditions:
a. A License to Encroach Agreement shall be executed for the private
improvements that encroach into City drainage and utility easements including
retaining walls, sidewalks, and stairs.
b. A Private Maintenance Agreement shall be executed for the long term
maintenance and functioning of storm water retention/infiltration basins and
structures.
c. A Trail Easement shall be dedicated for the trail along 140th Street West.
d. A Private Installation Agreement shall be executed for the removal of existing
public services on the site.
e. A Restricted Access Easement shall be dedicated along 140th Street W.
f. Park dedication shall be a cash-in-lieu of land dedication.
Ayes - 6 - Nays - 0.
MOTION: Commissioner Alwin moved, seconded by Commissioner Diekmann, recommending
approval of the site plan review/building permit authorization to construct a 163-unit
senior apartment building on the southwest corner of Cedar Avenue and 140th Street
West, subject to compliance with all City Codes and the following conditions:
a. Site plan/building permit authorization is subject to a rezoning of the property to
"PD" (Planned Development) and execution of a Planned Development
Agreement.
b. A License to Encroach Agreement shall be executed for the private
improvements that encroach into City drainage and utility easements including
retaining walls, sidewalks, and stairs.
c. A lighting plan shall be required at time of application of the building permit.
d. At time of application of the building permit and natural resources management
permit (NRMP), existing boulevard trees along Cedar Avenue shall be depicted
on the grading, landscape and site plans along with tree protection measures.
e. At time of application of the building permit, applicant shall provide measures
to mitigate noise levels on the east side of the building adjacent to Cedar
Avenue, subject to approval by the Planner.
f. Tree protection measures for the specimen Hackberry adjacent to Granite Ave
shall be reviewed and approved by the City's Natural Resources Coordinator
prior to issuance of the Natural Resources Management Permit (NRMP).
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
January 20, 2016
Page 5 of 8
g. At time of application of the building permit, the Site Plan shall be revised to
provide accessible building egress in accordance with the Building Code and
Fire Code.
h. No sign approval is given at this time. A separate sign permit that complies with
the Sign Code must be obtained prior to the installation of any signs on the site.
i. The petitioner shall revise plans as necessary to comply with the City Engineer's
memo of January 15, 2016.
j . The petitioner shall comply with the Fire Code requirements as indicated in the
Fire Marshal's memo of November 9, 2015.
k. The petitioner shall incorporate Crime Prevention Through Environmental
Design (CPTED) principals as recommended by the Crime Prevention
Specialist.
1. At time of application of the NRMP, the petitioner shall provide a designated
response action plan (DRAP) that outlines procedures to be followed in the
event of discovery of any historic artifacts during land disturbing activities on
the site in compliance with all Federal and State Historic Preservation and
Archeology requirements.
Ayes -6- Nays -0.
B. Pennock Center — Consideration of a conditional use permit for drive -thru in connection
with a Class III restaurant, variance and site plan review /building permit authorization to
construct a 4,800 sq. ft. commercial building. (PC15-4OCVB)
LOCATION: 7668 150th Street West
PETITIONER: Java Capital Partner
Planner Kathy Bodmer stated the project involves the redevelopment of an underused office
building on the southeast corner of CSAH 42 and Pennock Lane. The office building would be
removed and a 4,800 sq. ft. two - tenant retail building would be constructed. The petitioners
previously proposed a Class I Casual restaurant and Class III Neighborhood restaurant with drive -
thru window. The applicant has now revised their plans and scaled back to a coffee house and
dental office. The new plans would help with the parking demand on the property. A variance is
requested to reduce the parking lot setback from 20' to 10' adjacent to County Road 42. A 21"
public sanitary sewer line is located on the west side of the property. A drainage and utility
easement will be needed over the line.
Ms. Bodmer described how the number of required off - street parking spaces is calculated based on
the number of seats inside and outside a restaurant. The petitioner plans to work out a shared
parking agreement with the Firestone site west of the subject site for additional spaces. She
reviewed site plan, grading and drainage plans, landscaping design and utility plans. The site is
expected to connect to shared private utilities available at the site. The City will need copies of
agreements that allow for the private connections.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
January 20, 2016
Page 6 of 8
Mark Krogh, Java Capital Partners, provided addition information.
Discussion followed.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan,
recommending approval of a conditional use permit for a drive-thru window in
connection with a Class III restaurant, subject to compliance with City Code §
155.157(M) and all other City Codes and the following conditions:
a. Queuing traffic for the drive-thru window shall be accommodated on the site.
Drive-thru traffic shall not impede shopping center traffic using the private
driveway south of the site.
Ayes - 6 - Nays - O.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan,
recommending approval of a variance reducing the parking setback from 15' to 10'
adjacent to County Road 42, subject to compliance with all City Codes.
Ayes - 6 - Nays - 0.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan,
recommending approval of the site plan/building permit authorization to construct a
5,300 sq. ft. building for a Class III Neighborhood Restaurant with drive-thru and
dental office subject to compliance with all City Codes and the following conditions:
a. Executed cross-parking agreements shall be provided at time of application of
the building permit. If agreements cannot be reached that fully accommodate the
needed parking, the property owner shall be required to modify the plans and/or
tenants in order to accommodate all parking on site.
b. Evidence of private agreements to connect to utilities shall be provided at time
of application of the building permit.
c. Landscape plantings shall be installed at 2-1/2% the value of construction of the
building based on Means Construction Data.
d. The owner shall execute a License to Encroach Agreement with the City to
construct four parking stalls within the City easement.
e. The exterior of the trash enclosure shall be constructed of the same material as
the exterior of the building.
f. No sign approvals are given at this time. A separate sign permit must be
obtained prior to the installation of any signs on the site. The signs shown on the
site plan do not meet the sign requirements and must be revised at the time of
application of the building permit.
g. Plans shall be revised to address the City Engineer's memo of January 14, 2016.
Ayes - 6 - Nays - 0.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
January 20, 2016
Page 7 of 8
7. OTHER BUSINESS
A. TCF Bank Sketch Plan — Review of a potential comprehensive plan amendment, rezoning,
subdivision by preliminary plat, and site plan review /building permit authorization for proposed
2,200 -sq. ft. bank with drive -up lane(s) on a portion of an eight -acre parcel, located at 14201
Cedar Avenue, by TCF Bank and Mount Olivet Assembly of God Church.
Planner Kathy Bodmer stated the proposed sketch plan is very similar to the sketch plan presented
to the Planning Commission at its January 16, 2013, meeting. The site plan is nearly identical, but
the design of the building has been changed in keeping with TCF's new branding. The property is
guided "INS" (Institutional) in the 2030 Comprehensive Plan; commercial uses are not permitted in
this designation. Any new lot for the bank would require an amendment to the Comprehensive Plan
from "INS" to "C" (Commercial). In addition to review and approval by the City, the
Comprehensive Plan amendment requires review and approval by the Metropolitan Council. When
the City Council reviews a request to amend its Comprehensive Plan, it has the most discretion to
make its land use decision to ensure any amendment is consistent with the City's goals and vision.
The proposed bank would require a rezoning of the new lot. Staff believes a zoning designation of
"LB" (Limited Business) would be appropriate given the adjacent land uses, though the TCF Bank
would require a variance for building setbacks and approval of a shared parking plan. She
commented the applicant is proposing to subdivide the existing 8 -acre lot to create one 1/2-acre lot.
Because the site is adjacent to Cedar Avenue, any plat must be reviewed by the Dakota County Plat
Commission. No access is shown from Cedar Avenue. Parkland dedication or cash -in -lieu of land
would be required for the subdivision.
Ms. Bodmer reviewed the site plan and sidewalk that connect to the trail along Cedar Avenue.
Dakota County must approve the encroachment into the Cedar Avenue Right -of -Way. An
additional connection to the sidewalk on 142nd Street may be desired to ensure the site is consistent
with pedestrian connection plans for the Cedar Avenue corridor. A ground sign is shown in the
plaza area in the Cedar Avenue Right -of -Way; the ground sign must be located on the property.
The most significant change to the 2013 plans is the exterior design of the building.
The petitioner letter indicates that TCF is rebranding its bank buildings away from the former
colonial style. The exterior materials would be a combination of brick, glass and prefinished metal
panels. To help increase the visibility of the building, a tall entryway structure is shown on the
southeast corner of the building. A distinctive canopy structure is proposed over the drive -thru
lanes. Perspective drawings were included from a similar style bank.
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, February 3, 2016, at 7:00 p.m.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
January 20, 2016
Page 8 of 8
8. ADJOURNMENT
Hearing no further comments from the Planning Staff or Planning Commission, Chair Melander
asked for a motion to adjourn.
MOTION: Commissioner Schlinder moved, seconded by Commissioner Scanlan to adjourn the
meeting at 8:25 p.m. Ayes - 6 - Nays - 0.
Respectfully Submitted,
avi/L
Murphy, Planning D
J
'OA
partm Assistant
Approved by the Apple Valley Planning Commission on
PROJECT NAME:
APPLE FORD LINCOLN QUICK LANE ADDITION CUP
PROJECT DESCRIPTION
Request for CUP to construct a 3,200 sq. ft. quick lane addition that results in the combined
width of garage bay doors exceeding 50% of the length of the south elevation in PD -541.
STAFF CONTACT:
Kathy Bodmer, Planner
DEPARTMENT /DIVISION:
Community Development Department
APPLICANT:
Apple Ford Lincoln Apple Valley
PROJECT NUMBER:
PC16 -01 -C
APPLICATION DATE:
60 DAYS:
120 DAYS:
January 6, 2016
March 5, 2016
May 4, 2016
City of Apple
Valley
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
5A
February 3, 2016
Public Hearing
Proposed Action
• Open the public hearing, receive comments, close the public hearing. It is the policy of the
Planning Commission to not take action on an item on the night of its public hearing.
However, the requested CUP is not expected to raise significant issues. Therefore, if the questions
and issues are addressed to the Planning Commission's satisfaction, the following motion would be
recommended:
• Recommend approval of a CUP to authorize construction of a 3,200 sq. ft. Quick Lane
building addition that results in a combined width of garage bay doors exceeding 50% of the
length of the south building elevation facing a public street in the "PD-541" (Planned
Development) zoning district, subject to compliance with all City Codes and the following
conditions:
1. No sign approval is given at this time. A separate sign permit must be obtained prior to
the installation of any signs on the site.
2. A landscape plan and nursery bid list shall be submitted at the time of application of the
building permit that confirms the value of the plantings meet or exceed 2-1/2% value of
construction of building.
3. The plan shall be revised to provide a pedestrian connection through the site to the
building.
4. Apple Ford Lincoln shall manage its internal circulation and inventory to ensure public
safety access through the site.
5. A Parking and Inventory Management Plan shall be submitted prior to issuance of the
building permit that addresses how inventory and parking will be managed on the site to
reduce the need for daily on- street parking.
Project Summary /Issues
Apple Ford Lincoln wishes to construct a 3,200 sq. ft. addition on the southwest side of the building
for Quick Lane service bays. The addition includes six drive -thru service bays entering from the
west and exiting on the east side of the addition. Six drive -in service bays would also be constructed
on the south side of the addition. The building addition will add three overhead garage bay doors to
the west, three to the east and three to the south elevations. The site is located within PD -541 which
requires a CUP in order to construct a building elevation with garage doors exceeding 50% of its
length visible to a public street; the 50% requirement is exceeded on the south elevation and is
visible from 152 Street W. The door width requirement is met on the other elevations.
The property is zoned Planned Development No. 541 (PD -541) which was established specifically
for auto dealerships and repair facilities. The Planned Development has stringent performance
standards to ensure any auto use would be compatible with the City's downtown. The planned
development contains the door width restriction to help ensure the buildings are not dominated by
garage doors. In order to exceed the 50% requirement, the property owner must obtain a conditional
use permit. Further, the City Council must find that special architectural treatment of the bay doors
or elevation containing the doors has occurred which softens, camouflages, or minimizes the
appearance of the doors from the public street.
Internal circulation within the site will also be revised to help direct traffic flow between the
dealership and the maintenance areas of the site. While traffic circulation is improved, pedestrian
circulation is reduced. The plans should be revised to provide pedestrian access to the building from
the public sidewalks abutting the site.
The petitioner indicates that as a result of the Quick Lane addition project, 19 parking spaces will be
lost on the site. The petitioner indicates the spaces will be display spaces, not customer or staff
parking spaces. The petitioner states that any display space lost on site will require storage at their
off -site storage property in Shakopee. It should be noted, however, that currently Ford employees
are parking along 152 Street and Gallivant Place. The daily on- street parking impacts snow
removal and visibility at intersections in the area. The City will be constructing a parking lot in the
Central Village and some of the spaces are expected to be leased by Ford for employee parking.
However, staff is concerned that the loss of 19 parking spaces on the site may result in additional
need for on- street parking. Staff recommends that a condition of approval of the CUP will be
submission of a Parking and Inventory Management Plan that addresses how inventory and parking
will be managed on the site to reduce the need for daily on- street parking.
Budget Impact
N/A
Attachment(s)
1 o Location Map 6. Site Plan
2. Oblique Aerial Photo 7. Grading & Erosion Control
3. Comp Plan Map 8. Utilities
4. Zoning Map 9. Landscape Plan
5. Existing Conditions
Property
Location:
7200 — 150 Street West
Legal
Description:
Lot 1, Block 1 and Out lot A, Apple Valley Ford Addition; Lot 1. Block 1,
Apple Valley Ford Second Addition
Comprehensive
Plan Designation
C-Commercial
Zoning
Classification
Planned Development No. 541 (Apple Valley Auto Park)
Existing Platting
Platted lots.
Current Land
Use
Auto dealership, auto repair, with outdoor sales and display
Size:
13.7 acres
Topography:
Flat
Existing
Vegetation
Urban landscape
Other
Significant
Natural Features
N/A
Adjacent
Properties/Land
Uses
NORTH
Apple Valley Ford Addition (Display Lot)
Comprehensive Plan
C-Commercial
Zoning/Land Use
PD-541
SOUTH
Apple Valley Ford Service Area
Comprehensive Plan
C-Commercial
Zoning/Land Use
PD-541
EAST
Apple Valley Ford Truck Center
Comprehensive Plan
C-Commercial
Zoning/Land Use
PD-541
WEST
Super Target/Southport Center
Comprehensive Plan
C-Commercial
Zoning/Land Use
PD-244
Existing
Conditions
Development
Project Review
Apple Ford Lincoln Quick Lane Addition CUP
PROJECT REVIEW
Comprehensive Plan: The Comprehensive Plan guides the site for "C" (Commercial) uses; an
auto dealership with repair facilities is consistent with the comprehensive plan designation.
Zoning The property is zoned Planned Development No. 541 (PD-541) which was established
specifically for auto dealerships and repair facilities. The purpose of the zoning district is "to
provide an integrated mix of a variety of motor vehicle sales, repair and service uses." The
Planned Development has fairly stringent performance standards to ensure any auto use would be
compatible with the City's downtown.
One provision of the PD is that building elevations facing a public street cannot have over 50%
of its length in garage doors. The ordinance contains this requirement to help ensure the
buildings are not dominated by garage doors. In order to exceed the 50% requirement, the
property owner must obtain a conditional use permit. Further, the City Council must find that
special architectural treatment of the bay doors or elevation containing the doors has occurred
which softens, camouflages, or minimizes the appearance of the doors from the public street.
The 3,200 sq. ft. Quick Lane addition will add three overhead doors to the west elevation, three
overhead doors to the east elevation, and three overhead doors to the south elevation. The
addition will result in the south elevation having garage doors that exceed 50% of its length; the
south elevation is visible from 152 Street W. The door requirement is met on the other
elevations.
Preliminary Plat: No platting of the property is requested.
Site Plan: Apple Ford Lincoln wishes to construct a 3,200 sq. ft. addition on the southwest side
of their building. The addition includes six drive-thru service bays entering from the west and
exiting on the east side of the addition. Six drive-in service bays are located along the south
elevation. Three overhead garage bay doors will be installed on the west, east and south
elevations. The addition of garage bay doors on the south elevation triggers the need for the
CUP.
Internal circulation within the site will also be revised to help direct traffic flow between the
dealership and the maintenance garages.
Grading Plan: A final grading plan will be required at the time of application of the building
permit and natural resources management permit. The grading plan shall be reviewed and
approved by the City Engineer.
Elevation Drawings: The elevation drawings show that the building addition will match the
design and materials of the existing building.
Landscape Plan: A final landscape plan shall be submitted at the time of application of the
building permit. A nursery bid list shall accompany the plan and confirm that the landscape
plantings meet or exceed 2.5% of the value of construction of the addition.
Availability of Municipal Utilities: At site.
Street Classifications/Accesses/Circulation: Surrounding streets include 150 Street W.
(CSAH 42), 151 Street W., 152 Street W., Garrett Avenue and Gardenia Avenue. The
petitioners plan to revise the access off of the 151 Street cul-de-sac on the west side of the site
to improve traffic circulation within the site. Any construction within the City's right-of-way
will require a Right-of-Way permit. A traffic study was conducted by the City Engineer and he
indicates the project will not require any modifications to adjacent roadways or intersections.
Currently, Ford employees are parking their vehicles along 152' Street and Gallivant Place
during the day. The daily on-street parking hinders snow removal and impacts visibility at area
intersections. A total of 19 parking spaces will be lost on the site as a result of the building
addition. Staff recommends that the owner be required to develop a solution that reduces the
need for the daily on- street parking of vehicles.
Pedestrian Access: Pedestrian circulation within the site will be removed. A pedestrian access
is needed from the external trail system to the dealership building.
Public Safety Issues: AVPD indicates that a medical emergency occurred on the site recently
and public safety personnel had difficulty reaching the person on the south side of the building.
The owner must ensure that vehicles do not block public safety access around the building.
Recreation Issues: None identified.
Signs: No sign approvals are given at this time. No signs may be installed prior to the issuance
of a permit. A separate sign permit must be obtained prior to the installation of any signs on the
site or the building.
Public Hearing Comments: To be taken.
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