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HomeMy WebLinkAbout04/06/2016••• •••• ••••• •••• ••• City of Apple VaValley Meeting Location: Municipal Center 7100 147th Street West Apple Valley, Minnesota 55124 APRIL 6, 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 MARCH 16, 2016 4. CONSENT ITEMS - -NONE-- 5. PUBLIC HEARINGS - -NONE-- 6. LAND USE/ACTION ITEMS A. Foliage Medical Office Building —Consider site plan review/building permit authorization to allow for construction of an 18,375 -sq. ft. medical office building on 5.47 acres. (PC16-09-B) LOCATION: Northeast comer of 152nd Street West and Foliage Avenue PETITIONER: Elder Doyle, LLC B. MN Zoo Sign Variance —Consideration of sign variance to install two 184 sq. ft. entrance monument signs. (PC16-15-V) LOCATION: County Road 38 (McAndrews Road) and Zoo Boulevard PETITIONER: Visual Communications, Minnesota Zoo and Dakota County 7. OTHER BUSINESS A. PHS Cobblestone Lake Senior Housing Development Sketch Plan— Review of a potential Comprehensive Plan amendment, rezoning, replat of existing outlots and site plan building permit authorization to allow for the construction 175 -unit continuum of care facility. (PC16-14-PZSB) LOCATION: Intersection of 157th Street West and Cobblestone Lake Parkway PETITIONER: Tradition Development and Presbyterian Homes and Services B. Review of upcoming schedule and other updates. 8. ADJOURNMENT NEXT PLANNING COMMISSION MEETINGS Wednesday, April 20, 2016 Regular Scheduled Meeting - Public hearing applications due by 9:00 a.m. on Wednesday, March 23, 2016 - Site plan, variance applications due by 9:00 a.m. on Monday, April 11, 2016 Wednesday, May 4, 2016 Regular Scheduled Meeting - Public hearing applications due by 9:00 a.m. on Wednesday, April 6, 2016 - Site plan, variance applications due by 9:00 a.m. on Monday, April 25, 2016 NEXT CITY COUNCIL MEETINGS Thursday, April 14, 2016 Informal Regular Scheduled Meeting Thursday, April 28, 2016 Regular Scheduled Meeting 7:00 P.M. 7:00 P.M. 5:30 P.M. 7:00 P.M. 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. CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES MARCH 16, 2016 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to order by Chair Melander at 7:00 p.m. Members Present: Tom Melander, Ken Alwin, Tim Burke, Angela Polozun, Paul Scanlan and David Schindler. Members Absent: Keith Diekmann Staff Present: City Attorney Sharon Hills, 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 Burke moved, seconded by Commissioner Scanlan, approving the agenda. Ayes - 6 - Nays - 0. 3. APPROVAL OF MINUTES MARCH 2, 2016 Chair Melander asked if there were any changes to the minutes. Hearing none he called for a motion. MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan, approving the minutes of the meeting of March 2, 2016. Ayes - 6 - Nays - 0. 4. CONSENT ITEMS --NONE-- 5. PUBLIC HEARINGS A. Amendment to Planned Development Ordinance 342/Zone 1 — Continue public hearing to consider amendments to Planned Development No. 342 to address building coverage and impervious surface area. (PC16-02-Z) LOCATION: Southeast corner of Johnny Cake Ridge Road and 142nd Street West PETITIONER: City of Apple Valley Chair Melander continued the public hearing at 7:02 p.m. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes March 16, 2016 Page 2 of 4 Planner Kathy Bodmer stated that on February 17, 2016, the public hearing for the PD -342 amendment was opened and continued to allow for additional research. The Scottsbriar neighborhood is located within Planned Development No. 342, Zone 1, which allows reduced minimum lot sizes and at the same time restricts the maximum building coverage to 20%. The Scottsbriar neighborhood is located between Johnny Cake Ridge Road and Pilot Knob Road, south of 142th Street W. The single family residential neighborhood was constructed in the mid to late 1980s. Over time, owners have constructed additions onto their homes that have resulted in lots with over 20% building coverage. A home owner submitted a building permit for a small addition onto the rear of his home and it was found that his home was well over the 20% building coverage requirement. Typically, a homeowner would seek relief by requesting a variance. However, variances are not available for PD zoned properties; instead, the PD zoning district must be amended. When staff reviewed the Scottsbriar neighborhood, it was discovered that several lots have exceeded the 20% building coverage requirement. Today the City regulates building coverage in the "R" residential zoning districts by restricting the maximum impervious surface area coverage to 35%. Restricting impervious surface area is important to reduce stormwater runoff and improve water quality. As PD -342 stands today, there is no limit to the amount of impervious coverage that could be constructed on the lots within the Scottsbriar neighborhood. As a result, staff believes a more effective and meaningful tool would be to restrict overall impervious surface area rather than just building area. Staff proposes to amend the PD -342 zoning district by deleting the building coverage requirement and replacing it with a maximum impervious surface coverage of 35%. Instead of increasing the allowable impervious surface area coverage up to 40% for all lots in the neighborhood, staff proposes adding an exception that would allow an increase in impervious coverage by 5% (up to 40%), with the condition that the City reviews and approves a suitable method for infiltrating the additional stormwater. Natural Resources, Engineering and Legal staff are working to devise language that would address this issue. A draft amendment is attached for discussion purposes. Commission Scanlan inquired how rain gardens could be tied into the property and how that was done in the past. He asked what mechanism ties into the Dakota County records so it becomes a permanent part of the property so that if it is sold it becomes the responsibility for the next owner to be maintained as well. So we do not agree to it and then it disappears. Ms. Bodmer stated that there are a couple ways this can be managed. She said in the past the City would require a maintenance agreement and then have it recorded at Dakota County with the deed. Those two items would be tools that would help the City keep track of that. Commission Burke asked what could be done besides rain gardens. Ms. Bodmer answered that the approach would be to wait for the homeowners to come up with ideas and strategies. She commented that staff may have to come up with a list for property owners. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes March 16, 2016 Page 3 of 4 City Engineer Brandon Anderson commented there are a lot of different stormwater tools that have been tried and each site is a little bit different. The City has looked at tree trenches, rainwater gardens, and permeable pavers which have some limitations where those can be used. There are some other tools besides just a rainwater garden. The key to these things being functional is really in the maintenance agreement. Not every type of stormwater solution works. There will have to be a variety of tools and the City will need to look at them on an individual basis. One of the key components is to be able to carry this through to maintain and keep them up. Maintenance is one of the most critical parts of any stormwater system being successful. Commissioner Alwin asked if staff is considering that they only need to mitigate the difference in the percentages between 35% and 40%. Ms. Bodmer answered that has been the discussion among staff. Chair Melander closed the public hearing at 7:12 p.m. 6. LAND USE/ACTION ITEMS A. Uzlik Porch Variance — Consider variance to reduce the front setback from 30' to 24' to construct a 6' x 20' covered porch addition. (PC16-1O-V) LOCATION: 12163 Gantry Lane PETITIONER: Brad Uzlik Planner Kathy Bodmer reported Brad Uzlik, 12163 Gantry Lane, wishes to remodel the front of his home to relocate the front entry from a side -loaded entry to a front -loaded entry. At the same time, he would like to add 6' to an existing 4' covered porch to create a fully functioning covered front porch. The addition would be 6' x 20' and would require a 6' variance from the 30' front setback requirement. Currently, Mr. Uzlik's porch functions more as a stoop and entrance walk to the side loaded front entry than a porch. Relocating the front door and placing it under a gable roof will allow the home owner to create a more prominent front entry that will update and enhance the appearance of the home. At the same time, extending the porch 6' will allow the home owner to place chairs and other items to make the porch a functional sitting area. Discussion followed. MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan recommending approval of a variance to reduce the front yard setback from 30' to 24' (6' variance) to construct a 6' x 20' porch addition at 12163 Gantry Lane, subject to compliance with plans submitted March 7, 2016, and compliance with all City Codes, based upon the following findings: • The proposed covered entryway updates and enhances the front elevation, providing increased curb appeal. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes March 16, 2016 Page 4 of 4 • The porch addition will create a useable porch area which will promote front yard activity and social interaction. • The proposed covered porch addition is consistent with the goals and policies of the comprehensive plan for reinvesting in and improving the City's existing housing stock and neighborhoods. • The size of the porch addition and covered front entry are consistent with other approved front porch and entryway variances. • The proposed porch addition will not negatively impact adjacent properties. Ayes -6 -Nays -0. 7. OTHER BUSINESS A. Review of upcoming schedule and other updates. City Planner Tom Lovelace stated that the next Planning Commission meeting would take place Wednesday, April 6, 2016, 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 Schindler moved, seconded by Commissioner Alwin to adjourn the meeting at 7:18 p.m. Ayes - 6 - Nays - 0. Respectfully Submitted, Murphy, Murphy, Planning Dpartm 'A ► t Assistant Approved by the Apple Valley Planning Commission on *0* ***0 040*** ***0 **a city of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 6A April 6, 2016 Regular PROJECT NAME: Foliage Medical Office Building PROJECT DESCRIPTION Request for site plan review/building permit authorization to allow for construction of an 18,375 -sq. ft. office building and 128 parking spaces on 5.47 -acre lot. The property is located at the northeast corner 152nd Street West and Foliage Avenue. STAFF CONTACT: Thomas Lovelace, City Planner DEPARTMENT/DIVISION: Community Development Department APPLICANT: Elder Doyle, LLC PROJECT NUMBER: PC16-09-B APPLICATION DATE: March 4, 2016 60 DAYS: May 2, 2016 120 DAYS: July 1, 2016 Proposed Action If the Planning Commission concurs, staff is recommending approval of the site plan review/building permit authorization to allow for the construction of a 18,375 -sq. ft. office building and 128 parking spaces on property legally described as Lot 2, Block 1, HILLCREST ACRES FIFTH ADDITION, subject to the following conditions: 1. The south driveway shall be aligned with the 152" Street West/Foliage Avenue intersection. 2. The width of the landscaped parking islands shall be increased by one (1) foot. 3. Bicycle and motorcycle parking shall be installed. 4. A final grading plan shall be submitted for review and approval by the City Engineer prior to issuance of a Natural Resources Management Permit and building permit. 5. A final utility plan shall be submitted for review and approval by the City Engineer prior to issuance of a building permit. 6. The landscape plan shall be revised per the Natural Resources Coordinator's comments and submitted for staff's approval prior to issuance of a building permit. 7. A detailed planting price list shall be required for verification of the City's 21/2% landscaping requirement at the time of submission of plans for a building permit. 8. A maintenance agreement to ensure the ongoing functionality of the underground storm water infiltration system shall be executed and recorded against the property. 9. A sidewalk shall be installed along the north side of the east parking lot that will provide a connection to the sidewalk along the east side of the Discount Tire building and if the grades allow, from the south parking lot to Foliage Avenue. 10. All applicable ordinances shall be adhered to. Budget Impact N/A Attachments Aerial Map Floor Plan HILLCREST ACRES FIFTH Final Plat Building Elevations Development Plans Signage Plans FOLIAGE MEDICAL OFFICE BUILDING PROJECT REVIEW Existing Conditions Property Location: Northeast corner of 152nd Street West and Foliage Avenue Legal Description: Lot 2, Block 1, HILLCREST ACRES FIFTH ADDITION Comprehensive Plan Designation "C" (Commercial) Zoning Classification "PD-679/zone 3" (Planned Development) Existing Platting Platted Current Land Use Vacant Size: 5.47 acres Topography: Generally flat with part of a large storm water pond located at the south end of the property. Existing Vegetation Unkempt groundcover Other Significant Natural Features Part of a large storm water pond is located at the south end of the property Adjacent Properties/Land Uses NORTH AutoZone and Discount Tire Stores Comprehensive Plan "C" (Commercial) Zoning/Land Use "PD-679/zone 3" (Planned Development) SOUTH Orchard Pointe Townhouse Development Comprehensive Plan "MD" (Medium Density Residential/6-12 units per acre) Zoning/Land Use "PD-679/zone 1" (Planned Development) EAST Home Depot Comprehensive Plan "C" (Commercial) Zoning/Land Use "PD-679/zone 2" (Planned Development) WEST AB ' A Auto Body and Legacy Village North Comprehensive Plan "C" (Commercial) Zoning/Land Use "PD -254 and "PD -739" (Planned Development) Development Project Review ,-WAV:"infV Location Map Comprehensive Plan: The 2030 Comprehensive Plan Land Use Map designates the site "C" (Commercial). This request is in conformance with the existing map designation and the goals and policies of the Plan. 2030 Comprehensive Land Use Map "C" (Commercial) Zoning: The property is zoned from "PD-679/zone 3" (Planned Development), which allows for a variety of commercial/retail uses. The current zoning allows offices for doctors, dentists, lawyers, insurance agents, banks and savings and loans and similar uses, as permitted uses; subject to conformance with the area standards and performance standards set forth in the planned development ordinance. Zoning Map "PD-679/Zone 3 (Planned Development) Site Plan: The site plan indicates the construction of an 18,345 -sq. ft. medical office building and 128 parking spaces on the north 3.5 acres of a 5.47 -acre lot. Proposed access to the site will be via existing north/south private drive that currently provides direct access to the Discount Tire and AutoZone businesses located directly to the north of the site. This private drive intersects with a another private drive that runs east/west and provides direct access from Foliage and Flagstaff Avenues and indirect access from CSAH 42 to all of the properties within the Hillcrest/Pinnacle Ridge development. Cross parking and access agreements are in place that allow for use of the private drives by all of the properties in the development. The applicant is proposing to construct a 30 -foot wide driveway along the south side of the building and parking lot that will intersect with Foliage Avenue. The driveway will be approximately 75 feet from the 152nd Street West intersection and 230 feet from the Gabella Street intersection. The City's subdivision code requires that intersections have a centerline offset of no less than 125 feet and driveway spacing guidelines call for a minimum offset/spacing of 150 to 230 feet for streets with a designed speed of 35 to 45 miles per hour. Staff is recommending that the driveway be relocated and align with l 52nd Street West. City code requires that medical clinics provide three parking spaces for each staff doctor practicing on the premises at any one time or one space for each 150 square feet of gross floor area, whichever is greater. Based upon the gross floor area of the building, the minimum required parking would be 123 spaces. The site plan shows 100 parking spaces east of the building and 28 spaces south of building, which exceeds the minimum requirement by five spaces. The plans show 8 -ft. x 20 -ft. landscaped parking islands. Landscaped islands shall be 18 feet long and nine feet wide. The width of the islands will need to be increase by one foot. The planned development ordinance requires that parking lots with fifteen (15) or more parking spaces shall provide for parking for bicycles and motorcycles. Bicycle parking shall be located near building entries, but should not encroach into the pedestrian walkways. The applicant shall identify bike rack motorcycle parking locations. Grading Plan: The site has been previously rough graded as part the overall grading of the Hillcrest Acres development project. Staff has no outstanding issues. A final grading plan shall be submitted for review and approval by the City Engineer prior to issuance of a Natural Resources Management Permit and building permit. Elevation Drawings: The elevation drawings indicate an exterior finish that will include a combination of brick, stone, cast stone, composite wall panels, metal panels, and prefinished metal soffits. The exterior materials and design are incompliance with design and performance standards set forth in the planned development ordinance. Landscape Plan: The submitted landscape plan identifies a diverse variety of plantings. The Natural Resources Coordinator has reviewed the landscape plan and has the following recommendations: • Replace the Colorado blue spruce trees with another species. • Switch out some of maple trees with another deciduous trees species. Revisions shall be made to the landscape plan per the Natural Resources Coordinator's comments and be submitted for staff approval prior to issuance of a building permit. City code requires that the minimum cost of landscaping materials (live plant material excluding sod) for industrial projects shall be 21/2% 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 21/2% landscaping requirement at the time of submission of plans for a building permit. Availability of Municipal Utilities: All necessary municipal utilities to serve the site will be available by means of service connections to existing water main and sanitary sewer lines. A final utility plan shall be submitted for review and approval by the City Engineer prior to issuance of a building permit. The applicant will be installing an underground storm water infiltration system in the parking lot. A condition of approval will be the execution of a maintenance agreement to ensure the ongoing functionality of the system. Street Classifications/Accesses/Circulation: Access to the site will be via private drives located north on the Discount Tire/AutoZone property and a driveway connection to Foliage Avenue. Cross access easements are in place that will allow for access across the properties to the north to this site. The submitted plans show proposed driveway along Foliage Avenue, which will be a right in/right out only intersection, will be offset from existing streets along the west side of Foliage Avenue. Staff is recommending that the driveway be shifted south to align with 152nd Street West. Pedestrian Access: A sidewalk will be extended north from the front of the building, which will provide a connection to the sidewalk located along the east side of the AutoZone building. A sidewalk shall be installed along the north side of the parking from the drive aisle to the east property line. This will provide a connection to the sidewalk located along the east side of the Discount Tire building. If feasible, a sidewalk should be installed from the south parking lot to Foliage Avenue. Signs: No formal sign application has been submitted, however, the applicant has submitted a detailed sign plan that shows building signage, and tenant and directional signage. All signage should be in conformance with the City's sign ordinance and applicable sign requirements set forth in the planned development ordinance. a FiTY-i; &r --- OL' t L£ 3„ tZ,S G .00S �r Hl?1(10J S3213V 1S3M311IH 'L H3018 `0 101 30 3NC1 1038 —8012! `NSlll 'b£ •03S j0 4/L 3N 0 0/1 3N 3Hl �0 3Ntl 1038 - - — — __._ z 2 0 Pz < @ "ZOZ Wis,280 08.6;0 c() LLI (1):5Th s'300Z -1= a e- t 6-1 2 0 011) 0 M 0 X (0 0 0 2;z0D mcn troq•dc9© 2,, 53w .Y0 000 -g f2 E A < COVER SHEET 0 :I, I. ACRE, 0 E0 z0 0w z z n , 6 PAVING 31133A'1, VION,04,6 3.9V1703 LLI 0 LL w 0 --I 1.— u < Z C/) < 5 a_ z a 0 < 0 z cr cc 06 (.7 < z > 5 0 z w 0 cc u C) STORM SEWER STRUCTURE TABLE 1 D. I, RI,I INVERT I SIZE CASTING , .. 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THIS DRAWING IS THE PROPERTY OF 400,0 •e08 .40.0 0.00 city of Apple Vahey ITEM: 6B PLANNING COMMISSION MEETING DATE: April 6, 2016 SECTION: Land Use/Action Items PROJECT NAME: Minnesota Zoo (Right of Way Signage) PROJECT DESCRIPTION The Minnesota Zoo, 13000 Zoo Boulevard, is requesting a variance to the 60 square foot area size requirement for entrance signs to be located at the northeast and northwest corners of County Road 38 and Zoo Boulevard. The zoning code allows for one sign with an area of 60 square feet. This request is to allow the zoo to install two signs that are 184 square feet located on County Road 38. STAFF CONTACT: Ben Pierson, Code Compliance Specialist DEPARTMENT/DIVISION: Community Development Department APPLICANT: Cheryl Long O'Donnell, Visual Communications PROJECT NUMBER: Pe -i 6 - I s7 V APPLICATION DATE: 60 DAYS: 120 DAYS: March 31, 2016 May 30, 2016 July 29, 2016 Proposed Action Staff recommends that the variance for Minnesota Zoo Right of Way Signage to be approved based upon the following: Practical Difficulties: o The area utilized by the existing sign will be undergoing the installation of an elevated walkway adjacent to Zoo Boulevard, requiring relocation of existing signs and installation of new signs. o Entrance signs are needed to direct visitors to the zoo property, which is uniquely situated behind residential neighborhoods to the south thus limiting visibility and access to the site. o The only public access to the zoo is by Zoo Boulevard to the north of County Road 38 and the area under consideration. o The width of the right-of-way at Zoo Boulevard is over 350 feet one of the widest right of ways found anywhere in the City, which further emphasizes the need for larger signage. o The speed of traffic along County Road 38 in front of Zoo Boulevard is 50 MPH, which also increases the need for larger signage. o The addition of an elevated walkway in the location of the existing sign provides a compelling need for two signs to replace the prior single sign. o The requested variance confers no special privilege to the property. o The sign will not negatively impact adjacent properties or deter future development of vacant lands. o The larger signs would have the primary function of providing a public service. And in accordance with the following conditions: Conditions: o A permit shall be obtained from the County and provided to City prior to issuance of a sign permit. o The size of each sign is limited to a maximum of 184 square feet. o Signs are subject to City Ordinance Sections 154.06(A) & (I) regarding lighting and maintenance of the signs. o The signs shall be installed in accordance with the site plan and elevation plan dated March 31, 2016. o A separate electrical and building permit shall be obtained. Project Summary/Issues The Minnesota Zoo, located at 13 000 Zoo Boulevard, requests a variance for two entrance signs each measuring 184.18 square feet in area and located along County Road 38. Signage in excess of the 60 square feet maximum allowed by ordinance is needed so that it can be seen from County Road 38 and to provide direction to a uniquely situated site. Each sign will be single faced and 124' 2" square feet larger than the code allows for, but is smaller than the single existing two faced sign previously allowed for by variance in 1992. To provide reasonable flexibility in the sign regulations, the Council may approve a variance for a sign otherwise not permitted by these regulations where an exception would not be inconsistent with the intent of the sign regulations. No variance shall be granted unless the Council shall find that either condition (a) or (b) hereinafter set forth exists: (1) All of the following requirements must be met: (a) Special conditions exist which are peculiar to the land, structure, building involved and which are not applicable to other lands, structures or buildings in the same district; (b) The special conditions and circumstances do not result from the actions of the applicant; (c) A literal interpretation of the provisions of these regulations would deprive the applicant of rights commonly enjoyed by other properties in the same district and the terms of these sign regulations; (d) That granting the variance requested would not confer on the applicant any special privilege for a use not common to other lands, structures or buildings in the same district; and (e) The proposed use of the property shall have an appearance that will not have an adverse effect upon adjacent properties and there will be no deterrence to development of vacant land. (2) Any proposed signage beyond the maximum square footage permitted would have the primary function of providing a public service. The unique history and development surrounding the site under consideration leads to a number of practical difficulties. The area utilized by the existing signage will be undergoing the installation of an elevated walkway adjacent to Zoo Boulevard, requiring relocation of existing signage and installation of new signage. Entrance signage is needed to direct visitors to the property, which is uniquely situated behind residential neighborhoods to the south thus limiting visibility and access to the site. The only public access to the zoo is by Zoo Boulevard to the north of County Road 38 and the area under consideration. The width of the right-of-way at Zoo Boulevard is over 350 feet one of the widest right of ways found anywhere in the City, which further emphasizes the need for larger signage. The speed of traffic along County Road 38 in front of Zoo Boulevard is 50 MPH, which also increases the need for larger signage. Budget Impact None. Attachment(s) Attachments: 1. Applicant Letter 2. Location Map 3. Site Plan 4. Site Plan Detail 5. Elevation Drawings 6. Details Minnesota Zoo (Right of Way Signage) PROJECT REVIEW Existing Conditions Property Location: 13000 Zoo Boulevard Legal Description: LOT 1 BLK 1 EX PT BEG ON E LINE 786.90 FT S OF NE COR CONT S ON E LINE 132.78 FT N 81D W 159.43 FT S 45D W 155.39 FT S 19D W 342.92 FT S 10D W 169.48 FT S76D W 150.15 FT N 7D W 135.83 FT CUR N/NW 44.89 FT N 79D W 14.42 FT CUR W/SW 51.52 FT S 60D W 140.45 FT CUR SW 173.26 FT S 10D W 35.22 FT S 3D E 72.39FT S26D E 83.30 FT S64D W 204.16 FT N 73D W 144.46 FT N 356.5 FT N 28D E 275.32 FT N 66D E 454.38F N 233.52 FT N 51D E 148.48 FT SE TO BEG Comprehensive Plan Designation INS -Institutional Zoning Classification Planned Development Existing Platting Platted Lot Current Land Use Zoo Size: 451.52 Acres Topography: Existing Vegetation Disturbed ground. Other Significant Natural Features N/A Adjacent Properties/Land Uses NORTH Minnesota Zoo Comprehensive Plan P -Parks & Open Space Zoning/Land Use Planned Development SOUTH FINDLAY PARK - SECTION 14 TWN 115 RANGE 20 Comprehensive Plan P -Parks & Open Space Zoning/Land Use P - Institutional EAST HIDDEN VALLEY TOWNHOMES Comprehensive Plan LD -Low Density Residential (0-6 units/acre) Zoning/Land Use M-3 (3-6 units/acre) WEST SHADOW ESTATES Comprehensive Plan LD -Low Density Residential (0-6 units/acre) Zoning/Land Use R-3 Single Family 11,000 s.f. s 4,/,/# 1,Araltarbi Pr 2 - 'AM I `/ iiui -.-'%-. ar tighrigetz, 3 -i ice=. w.:„ �elills I WA my, ave a..r 1 `.VI Allot, � , I II �� i � •� : ♦i iii. i , '� !�` x U ? / City of Apple Vaiiey ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 7A April 6, 2016 Other Business PROJECT NAME: Cobblestone Lake Senior Complex PROJECT DESCRIPTION Sketch plan review of a proposed continuum of care complex in the Cobblestone Lake development. STAFF CONTACT: Thomas Lovelace, City Planner DEPARTMENT/DIVISION: Community Development Department APPLICANT: PHS Apple Valley Senior Housing, Inc. and South Shore Development PROJECT NUMBER: PC16-14-PZSB APPLICATION DATE: N/A 60 DAYS: N/A 120 DAYS: N/A Proposed Action No official action is needed. The applicant is looking for feedback on the proposed development project. It is recommended that the Planning Commission not state specifically whether or not they would approve or deny the request, but rather, identify the specific zoning questions or issues they might have with the proposed project. Project Summary The applicant is proposing a 175 -unit continuum of care complex on 12.28 acres. The site is located along the east side of Cobblestone Lake Parkway, south of Embry Path and north of Elmhurst Lane. The site is currently made up of three outlots that have a variety of Comprehensive Plan land use and zoning designations. The applicant is proposing to replat the existing outlots into one (1) lot and one (1) outlot. The proposed lot will be the location of continuum of care facility and the outlot will be dedicated as public park. Approval of amendments to the City's 2030 Comprehensive Plan Land Use Map, rezoning of the property and site plan review/building permit authorization are other entitlements needed for this project. The sketch plan identifies future expansion that will include an additional 64 independent living units and an 80 -bed skilled nursing facility, which will need City review and consideration. Budget Impact N/A Attachment(s) COBBLESTONE LAKE COMMERCIAL 3RD ADDITION Final Plat Site Plan Development Plans Building Elevations Unit Mix/Square Footage Breakdown Floor Plans Perspective Drawings COBBLESTONE LA CONTINUUM OF CARE COMPLEX S TCH PL PROJECT REVIEW Existing Conditions Property Location: At the intersection of157th Street West and Cobblestone Lake Parkway Legal Description: Outlots E, F, and G, COBBLESTONE LAKE COMMERCIAL 3RD ADDITION Comp Plan Designation "HD" (High Density Residential/12+ units per acre), "C" (Commercial), "P" (Parks/Open Space) Zoning Classification "PD-703/zones 6, 7 and 8" (Planned Development) Existing Platting Platted as outlots Current Land Use Vacant Size: 16.02 acres Topography: Irregular Existing Vegetation Largely unkempt grasses with a manicured lawn over a small portion Other Significant Natural Features A portion of the property is part of Cobblestone Lake Park Adjacent Properties/Land Uses NORTH Cobblestone Lake North Residential Development Comprehensive Plan "LD" (Low Density Residential/2-6 units per acre) Zoning "PD-703/zone 2" (Planned Development) SOUTH Vacant Comprehensive Plan "HD" , (High Density Residential/12+ units per acre) Zoning "PD-703/zone 8" (Planned Development) EAST Cobblestone Lake Cobblestone Lake Park Comprehensive Plan "P" (Parks/Open Space) Zoning "PD-703/zone 7" (Planned Development) WEST Cobblestone Lake Commercial Development Comprehensive Plan "C" (Commercial) Zoning "PD-703/zone 6" (Planned Development) Development Project Review LOCATION MAP Background: The 16 -acre project site is comprised of three existing outlots, Outlots E, F, and G, COBBLESTONE LAKE 3RD ADDITION. In 2008, Oxford Senior Funds submitted and received approval of a development request for Oudot F. The approvals included the rezoning of the property to allow continuum of care retirement community facilities, subdivision of 10.6 acres into one (1) lot and one (1) outlot and site plan review/building permit authorization for a 214 -unit continuum of care facility on approximately 7 acres. The 3-4 story continuum of care facility would have had 152 independent living units, 32 assisted living units, and 30 memory care units, with 152 underground parking spaces, 62 surface parking spaces, and 16 surface proof -of -parking spaces. The City granted a couple of extensions to their approvals as they tried to seek financing for project. In an effort to assist the developer in getting financing, the City applied and received a $896,000 Livable Communities Demonstration Account (LCDA) grant in 2011, of which $598,000 would be used for land acquisition and utility construction for the continuum of care facility, and $298,000 for Cobblestone Lake public park improvements. Terms of the grant required that the funds be used by the December 31, 2014, which did not happen. The City applied and received and two-year extension that will expire December 31, 2016. Tradition Development, the owner of the subject property, concluded that it was unlikely that Oxford Senior Funds would be able secure the necessary financing for the project in the timeline needed to ensure use of the grant funds. Therefore, in late 2015, they submitted a development request for amendments to the Comprehensive Plan 2030 Land Use Map, rezoning, and subdivision to allow for the 44 -lot development on 7.5 acres of an 11.5 -acre site. The remaining acreage would be used for public park. The Planning Commission recommended approval of the development request and the City Council authorized submittal of the Comprehensive Plan amendments to the Metropolitan Council. The proposed amendments became bogged down at the Metropolitan Council. As Tradition Development and the City awaited a decision by the Metropolitan Council, Presbyterian Homes and Services approached Tradition with a proposal for a 4 -story continuum of care facility that would include 99 independent living, 56 assisted living, and 20 memory care units on 12.28 acres. Tradition withdrew their application for the proposed single-family residential development applicant and as the landowner, jointly submitted a development request with Presbyterian Homes & Services for the proposed continuum of care facility. Comprehensive Plan: Outlot E, COBBLESTONE LAKE COMMERCIAL 3RD ADDITION is designated "C" (Commercial), Outlot F, COBBLESTONE LAKE COMMERCIAL 3RD ADDITION "HD" (High Density Residential/ 12+ units per acre), and Outlot G, COBBLESTONE LAKE COMMERCIAL 3RD ADDITION "P" (Parks and Open Space). The project, with the reconfigured lot lines and proposed uses will require amendments to the City's Comprehensive Plan Land Use Map. The likely Land Use Map designations would be "HD" for the proposed lot and "P" for the outlot. These designations would be consistent with the applicant's development proposal. 2030 COMPREHENSIVE PLAN LAND USE MAP Zoning: The subject properties are located in three subzones within Planned Development No. 703. Outlot E is located in subzone 8, which allows for gravel mining, which is considered an interim use. Rezoning would occur at the time of submittal and approval of development proposals on property within subzone 8. Outlot F is located in subzone 6, which allows for a variety of commercial/office/retail uses, as well as senior apartments and continuum of care facilities. Finally, Outlot G is located in subzone 7, which is designated for parks, playgrounds, recreational buildings, community centers and structures, and public utility buildings and structures. The applicant is proposing to rezoned Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to a new subzone that would allow for the proposed continuum of care facility and Outlot A, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to subzone 6 that allows for parks and public buildings and structures. ZONING MAP Preliminary Plat: The proposed preliminary plat will reconfigure three existing outlots into one (1) lot and one (1) outlot. The 12.28 -acre lot will be the location of the proposed continuum of care facility and the 3.75 -acre outlot will be dedicated as public park. All applicable requirements set forth in the City's subdivision ordinance shall be adhered to. Site Plan: The applicant is proposing a 175 -unit continuum of care facility on a 12.28 -acre lot. The north two-thirds of the building will be four stories with 99 independent living units. The south wing of the building will be 2-3 stories with the first floor occupied by 20 memory care units, with the second and third floors having 28 assisted living units each. Access to the site would be via driveways off Cobblestone Lake Parkway. The main access will be directly off the 157th Street West/Cobblestone Lake Parkway roundabout and will provide access to 111 surface parking spaces. The the most northerly driveway will provide access to the surface parking lot and 101 -space underground parking area. The third access will be located at the south end of the site and will provide another access to the underground parking. The construction of the two underground parking driveways will require the removal and reconfiguration of the existing curb and on street parking spaces along Cobblestone Lake Parkway. These driveways should blend seamlessly into the existing curb line along the parkway. A raised median located in Cobblestone Parkway will restrict full access from the parkway to the south driveway. A section of median at that location should be removed to allow for full access. The site plan indicated that the surface parking spaces would be 18 feet deep. City code requires a minimum depth of 20 feet. The code further states that if the parking space is adjacent to a curb or landscaped area, the required length can be reduced by 1.5 feet. Adjustments will need to be made the parking spaces to bring them into conformance with code. City code does not specifically address parking for senior only apartments. Review of recent senior apartment projects have allowed a parking ratio of one (1) parking space per dwelling unit. This development will have a parking ratio of 1.2 spaces per unit. This calculation does not take into account parking for any staff associated with the assisted living and memory care facilities; and other employee generated accessory uses. The site plan shows future expansion that will include a four-story/64-unit independent living addition, and a two-story/80-bed skilled nursing facility and additional surface parking. The applicant has not identified any additional parking that would serve the future independent living wing. Staff has concerns about the direct access driveways from the skilled nursing facility to Cobblestone Lake Parkway, which will need to be reviewed in more detail. Grading and Utilities: Mass grading of the site has been completed as part of the sand and gravel mining reclamation and public utilities have been installed to serve the site. Grading of site will be needed to prepare it for development. Staff has concern about the location of the proposed infiltration areas and will want to work with the applicant on design and location of those utilities. Elevation Drawings: The exterior finish of the continuum of care facility will be a combination of fiber cement lap siding and shakes and manufactured veneer stone. The primary material will be the lap siding and shakes with the veneer stone used along the base and first floor of the building. City code requires that multiple residential buildings in multi -family zoning districts have an exterior finish consisting of at least 50% non-combustible, non -degradable and maintenance -free construction materials such as face brick or natural stone, with the balance being non -manufactured natural construction material such as plank cedar or redwood. This building is located in a planned development -zoning district, which has some specific requirements for exterior finishes on all buildings within the development. This includes restricting the use of artificial siding such as aluminum and vinyl, and requiring that buildings share a design theme. The petitioner has stated that the mix of materials and material percentages are in keeping with the overall theme of the Cobblestone Lake development exterior finishes. Landscape Plan: The landscape plan indicates a variety of deciduous trees, evergreens, shrubs, and annuals/perennial plantings. The applicant will need to meet landscape requirements within the City's zoning ordinance, which requires that residential developments in multiple family zoning districts install landscaping (live plant material excluding sod) that will have a minimum cost of 21/2% of the estimated building construction cost based on Means Construction Data. Pedestrian Access: The applicant is proposing a sidewalk connection from the front of the building to the sidewalk adjacent to Cobblestone Lake Parkway. The applicant should consider sidewalk connections from the site to pathways in Cobblestone Lake Park. The plans indicate a five-foot wide sidewalk directly abutting the surface parking spaces. Allowing for a vehicle encroachment of 1.5 feet beyond the curb will leave only 3.5 feet of usable sidewalk area. Staff would recommend that all sidewalks that abut surface parking perpendicularly should be moved 1.5 feet from the curb or the width should be increased by a minimum of one foot. Recreation Issues: Outlot G, COBBLESTONE LAKE COMMERCIAL 3RD ADDITION was expected to be dedicated for public park purposes once development was completed on the abutting outlots to the north and south. The applicant is proposing to incorporate a portion of Outlot G into their lot to relocate the parkland to the north in Outlot E. They indicate there will be no net loss with this land swap. The Apple Valley's Park and Recreation Advisory Committee reviewed the proposed change and did not have any outstanding issues. Improvements to the park will include a parking lot, shelter and other amenities. As stated previously, the City has received grant funds to assist with the development of this section of Cobblestone Lake Park, which will need to occur before the end of the year. Staff would like to see a driveway connection from the park's parking lot to the north underground parking driveway. Signs: A monument sign is shown in the raised median at the main entrance into the site. No dimensioned site/construction/elevation plans have been submitted with this request. The monument shall comply with requirements set forth in the City's sign ordinance. 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PRE -FINISHED METAL SOFFIT & FASCIA ASPHALT SHINGLES FIBER CEMENT SHAKE SIDING FIBER CEMENT LAP SIDING - COLOR A VINYL WINDOWS FIBER CEMENT LAP SIDING - COLOR B MANUFACTURED STONE VENEER 7-7 1:11:011,-111') 11 11 1711 11 - :161,1E -NE tag: ,1111111nli.ttlitgi,411,..)4„,„„„,„ ilsoi L, LAI 1- 0 •.... bO 0 1 •.... 0 0) 0) co 0) 0 0)0u \l'IIl111lviAA\ Avi istFloor2nd Floor 3rd Floor 4th Floor Total 1 50,966 00 4:r l'.! tCn) 3(3 IA , N ,t. 473 3( !il) 00 T -t ,t '14- r4' Lrl ,_. IMA S 00 N [SI 0 4,1 Cr; .4t rbi C) N rifi' 021. 00 Cr e.is 0 C^.1 rvi' 'el' 40 0 oo est cr, M irit W rn I, -I 0.1 ko ll) tD cr, Ci. ul L11 Ln lt, vt... 1,1 Lititli.w Underground Parking Facilities / Support Commons Memory Care Assisted Living Independent Living Total IL/AL Building SF ' 8 80 0 8041 00 0 F— u_ 7:Ci eNt .4 4.6 I -- o 1-- a u- tD ;Est 0 1- 8 C71 kD 0 m .§LVA e.1 r4 74 74 rl'^ < o wC - - .30 • o 0. nitti 0 o co o g9, o o r.4 N 0 N 0 oIIu LI,' rs Er; 0003-4 0 40. 4-4 o 3-3-400 Ot. 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