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HomeMy WebLinkAbout04/20/2016••• •••• ••••• •••• ••• City of Apple VaIiey Meeting Location: Municipal Center 7100 147th Street West Apple Valley, Minnesota 55124 APRIL 20, 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 APRIL 4, 2016 4. CONSENT ITEMS --NONE-- 5. PUBLIC HEARINGS A. TCF Bank at Mount Olivet — Public hearing to consider comprehensive plan amendment from "INS" (Institutional) to "C" (Commercial), rezoning from "P" (Institutional) to "LB" (Limited Business), subdivision by preliminary plat of Mount Olivet Second Addition to create a 16,570 sq. ft. parcel, variances and site plan review/building permit authorization for construction of a 2,400 sq. ft. bank with drive-thru facilities. (PC16-13-PZSVB) LOCATION: 14201 Cedar Avenue PETITIONER: TCF National Bank and Mount Olivet Assembly of God Church B. PHS Cobblestone Lake Senior Housing Development —Public hearing to consider 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 6. LAND USE/ACTION ITEMS --NONE-- 7. OTHER BUSINESS A. Review of upcoming schedule and other updates. 8. ADJOURNMENT NEXT PLANNING COMMISSION MEETINGS 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 Wednesday, May 18, 2016 Regular Scheduled Meeting - Public hearing applications due by 9:00 a.m. on Wednesday, April 20, 2016 - Site plan, variance applications due by 9:00 a.m. on Monday, May 9, 2016 NEXT CITY COUNCIL MEETINGS Thursday, April 28, 2016 Regular Scheduled Meeting Thursday, May 12, 2016 Informal Regular Scheduled Meeting 7:00 P.M. 7:00 P.M. 7:00 P.M. 5:30 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 APRIL 6, 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, Keith Diekmann, Angela Polozun, and Paul Scanlan. Members Absent: David Schindler Staff Present: City Attorney Sharon Hills, Community Development Director Bruce Nordquist, City Planner Tom Lovelace, Planner Kathy Bodmer, Code Compliance Specialist Ben Pierson, 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 Diekmann, approving the agenda. Ayes - 6 - Nays - 0. 3. APPROVAL OF MINUTES MARCH 16, 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 16, 2016. Ayes - 5 - Nays - 0. Abstain — (Diekmann) 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) CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes April 6, 2016 Page 2 of 4 LOCATION: Northeast corner of 152nd Street West and Foliage Avenue PETITIONER: Elder Doyle, LLC City Planner Tom Lovelace stated the request is 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. 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. 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. He reviewed the site plan, grading plan, elevation drawings and landscape plan. Discussion followed. MOTION: Commissioner Diekmann moved, seconded by Commissioner Burke, recommending approval of the site plan review/building permit authorization to allow for the construction of an 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 152th 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 staffs approval prior to issuance of a building permit. 7. A detailed planting price list shall be required for verification of the City's 21/2/0 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. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes April 6, 2016 Page 3 of 4 10. All applicable ordinances shall be adhered to. Ayes - 6 - Nays - 0. 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 Code Compliance Specialist Ben Pierson stated the Minnesota Zoo 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. 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 and is one of the widest right-of-way 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. Discussion followed. MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann, recommending approval of the variance for Minnesota Zoo Right of Way Signage to be approved in accordance with the following conditions: • A permit shall be obtained from the County and provided to City prior to issuance of a sign permit. • The size of each sign is limited to a maximum of 184 square feet. • Signs are subject to City Ordinance Sections 154.06(A) & (I) regarding lighting and maintenance of the signs. • The signs shall be installed in accordance with the site plan and elevation plan dated March 31, 2016. • A separate electrical and building permit shall be obtained. Ayes - 6 - Nays - 0. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes April 6, 2016 Page 4 of 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 City Planner Tom Lovelace said no official action is needed. 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 identified 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. 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, April 20, 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 Alwin moved, seconded by Commissioner Diekmann to adjourn the meeting at 8:17 p.m. Ayes - 6 - Nays - 0. Respectfully Submitted, Jc. =° Murphy, Planning Depart r e t Assistant Approved by the Apple Valley Planning Commission on Tim Burke, Vice -Chair City of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 5A April 20, 2016 Public Hearing PROJECT NAME: TCF Bank at Mount Olivet PROJECT DESCRIPTION TCF Bank requests consideration of following actions on the Mt. Olivet site, 14201 Cedar Avenue, to subdivide a small parcel for construction of a bank facility: • Comprehensive Plan Amendment from "INS" (Institutional) to "C" (Commercial) • Rezoning from "P" (Institutional) to "LB" (Limited Business) • Subdivision by Preliminary Plat to Create a 16,570 sq. ft. lot • Variances o Reducing the TCF building setback from Cedar Avenue from 50' to 8' o Reducing the parking setback to the south property line from 5' to zero, and o Reducing the number of required parking spaces from 16 to 3 • Site Plan/Building Permit authorization to construct a 2,400 sq. ft. TCF Bank with drive- thru facilities. STAFF CONTACT: Kathy Bodmer, Planner DEPARTMENT/DIVISION: Community Development Department APPLICANT: Mount Olivet Assembly of God/TCF Bank PROJECT NUMBER: PC16-13-PZSVB APPLICATION DATE: 60 DAYS: 120 DAYS: March 25, 2016 May 23, 2016 July 22, 2016 Proposed Action • Open public hearing, receive comments, close public hearing. It is the policy of the Planning Commission to not take action on an item on the night of its public hearing. Project Summary/Issues TCF wishes to buy a 16,570 sq. ft. parcel from Mount Olivet Assembly of God to construct a 2,400 sq. ft. bank with three drive-thru lanes. Several land use actions would be required to allow the rezoning and subdivision. Comprehensive Plan: The property is guided "INS" (Institutional) in the 2030 Comprehensive Plan; commercial uses such as banks 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. Zoning: 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 properties north of 142nd Street are zoned LB. A variance for building setbacks and approval of a shared parking plan would be required. Subdivision: The applicant is proposing to subdivide the existing 8 -acre church lot to create a 16,570 sq. ft. parcel on the corner of Cedar Avenue and 142nd Street W. 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 of cash -in -lieu of land would be required for the subdivision. Site Plan: The site plan shows an approximately 2,400 sq. ft. bank with three drive-thru lanes for window service, one ATM drive-thru lane, and one bypass lane. The proposed lot is located in an unused flat comer of the existing Mt. Olivet Church lot. The proposed lot would share a driveway with Mt. Olivet Church, which intersects with 142nd Street W., as well as the parking lot. Drive-thru lanes intersect with the shared driveway and there may be some concern regarding the vehicle turning movements. The existing driveway will be expanded to 24 feet as required by Code for two- way traffic. A traffic study confirmed that the bank and the church will have different high demand use times, so internal conflicts are not expected. The shared driveway and parking will require the execution of cross -access easement agreement, cross -parking agreements, and a shared parking plan between Mt. Olivet Church and TCF Bank. The proposed site appears to comply with the City Code with the exception of the bank building setback from Cedar Avenue, the number of parking spaces, and the setback from the parking area to the south property line. Sidewalks are shown on the south and east sides of the lot, and a plaza area connects to the trail along Cedar Avenue. Dakota County must approve the encroachment into the Cedar Avenue Right -of - Way. A connection to the sidewalk on 142nd Street is not feasible because the infiltration basin is located between the building and 142nd Street W. A ground sign is shown on the northeast comer of the site. Elevations: The building will be constructed primarily of brick with a tower element on the southeast comer that will be made of colored spandrel and clear glass. A sign panel is proposed in the tower element. Budget Impact N/A Attachment(s) 1. Location Map 2. Comp Plan Map 3. Zoning Map 4. Oblique Aerial Photo 5. Title Sheet 6. Existing Conditions & Boundary Survey 7. Preliminary Plat 8. Removals Plan 9. Site Plan 10. Grading Plan 11. Utility Plan 12. Civil Details (3 sheets) 13. Landscape Plan 14. Landscape Plan Infiltration Detail 15. SWPP Plan (4 sheets) 16. Building Elevations 17. Dakota Co. Plat Commission Letter TCF BANK AT MOUNT OLIVET PROJECT REVIEW Existing Conditions Property Location: 14201 Cedar Avenue Legal Description: Lot 1, Block 1, MT. OLIVET ADDITION. Comprehensive Plan Designation "INS" (Institutional) Zoning Classification "P" (Institutional). Existing Platting Platted. Current Land Use Site of Mt. Olivet Assembly of God Church. Size: Mt. Olivet Church site is 8 acres; proposed TCF Bank site is approximately '/2 acre. Topography: Relatively flat. Existing Vegetation Sod. Other Significant Natural Features None identified Adjacent Properties/Land Uses NORTH Cedar Professional Building, Children's Learning Center, and Multi -Family dwellings Comprehensive Plan "C" (Commercial) and "MD" (Medium Density Residentiall6-12 units per acre) Zoning/Land Use "LB" (Limited Business) and "M -6C" (Multiple Family Residential/6-12 units per acre) SOUTH Midway Bank and Multi -Family dwellings Comprehensive Plan C" (Commercial) and "MD" (Medium Density Residential/6- 12 units per acre) Zoning/Land Use "LB" (Limited Business) and "M -6C" (Multiple Family Residential/6-12 units per acre) EAST Partners in Higher Education building and Multi -Family Dwellings Comprehensive Plan "INS" (Institutional) and "MD" (Medium Density Residential/6-12 units per acre) Zoning/Land Use P" (Institutional) and "M -4C" (Multiple Family Residential/6-8 units per acre) WEST Multi -Family Dwellings Comprehensive Plan "LD" (Low Density Residential/2-6 units per acre) and "MD" (Medium Density Residentia1J6-12 units per acre) Zoning/Land Use "M -4C" (Multiple Family Residential/6-8 units per acre) and "M -6C" (Multiple Family Residential/6-12 units per acre) Development Project Review Comprehensive Plan: The property is guided "INS" (Institutional) in the 2030 Comprehensive Plan, which allows for civic, religious and educational facilities and other similar non-profit uses. 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. The site abuts Cedar Avenue and the METRO Red Line Bus Rapid Transit (Bus Rapid Transit) line, and is about 'A- mile from the 140th Street Transit Station, which is a walk-up station. Several studies regarding the BRT and transit -oriented development (TOD) have been completed, and they encourage a "mix of land uses and densities at appropriate locations to maximize neighborhood and station connectivity in a manner that enhances a healthy and active lifestyle." Although a drive-thru bank is auto -oriented, the site is designed with a plaza connection to the trail on Cedar Avenue which will provide a pedestrian amenity and convenient access to the building. Zoning: The property is zoned "P" (Institutional), which allows for public and religious facilities. Banks and similar commercial uses are not permitted in this zoning district. 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. The proposed bank meets all of the requirements for the "LB" zoning district with the exception of the building setback from Cedar Avenue and parking. Variances would be required to reduce the TCF building setback from Cedar Avenue from 50' to 8', to reduce the number of required parking spaces from 16 to 3 (relying on a shared parking agreement) and reducing the parking setback to the south property line from 5' to zero. However, the City has been encouraging development that better integrates with surrounding uses and accommodates pedestrians and alternative transit modes, rather than just automobiles. It also encourages more pedestrian -friendly design which is accomplished when a building is located closer to the street and the parking is placed behind the building. Subdivision: The applicant is proposing a subdivision of a 16,570 sq. ft. lot for a 2,400 sq. ft. bank with drive-thru facilities. 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 in accordance with the County's access spacing requirements. Site Plan: The site plan shows an approximately 2,400 sq. ft. bank with two drive-thru lanes for teller windows, one ATM drive-thru lane, and one bypass lane. The proposed lot is located on the southwest corner of 142nd Street W. and Cedar Avenue in an unused flat comer of the existing Mt. Olivet Church lot. The bank would share an existing driveway and parking lot with the church. Drive-thru lanes intersect with the driveway and there may be some concern regarding the vehicle turning movements. The following table shows the required performance standards for the "LB" district compared to what is shown on the site plan. "LB" District or Zoning Requirements Minimum lot Area (sq. ft.) 10,000 Minimum Lot Width (feet) 100 Proposed TCF Bank Plan 16,570 106 Building Setbacks East lot line (abutting Cedar Avenue) West lot line 15 North lot line (abutting 142nd St.) 30 South lot line 15 Minimum Parking Setbacks 5 Maximum Lot Coverage (Building) 20% Maximum Building Height (feet) Mithrtittni. Parking Spaces 35 16 plus 6 stacking spaces for each rive-tilru or ATM lane 81 44 27.4 14.6% 32 3 plus av aces for e t ru or ATh ne The proposed lot would share a driveway with Mt. Olivet Church, which intersects with 142nd Street W. This will require the execution of cross -access easement agreements between Mt. Olivet Church and TCF Bank that allow for ingress and egress on both lots. The proposed site appears to comply with the City Code with the exception of the shared driveway and parking lot, and the proximity of the building to Cedar Avenue. Also, a shared parking plan and a cross -parking easement agreement must be executed between both parties to allow for the bank. Any exterior trash enclosure must be constructed of the same masonry materials as the building. All mechanicals must be properly screened according to the requirements of City Code. Grading Plan: The site is relatively flat so minimal site grading is likely to be needed. A stormwater infiltration area is shown on the northeast corner of the site between the building and 142nd Street W. Volume calculations will be needed so that the City can confirm that the infiltration area is sized appropriately. A Natural Resources Management Permit (NRMP) will be required prior to any grading activities. Elevation Drawings: The exterior of the bank building will be constructed of primarily brick. A tall spandrel glass tower element is shown on the southeast corner of the building by the entrance. The proposed building materials and building height meet the code requirements. Landscape Plan: The zoning code requires that the costs of live landscaping materials (excluding sod and hardscape) equal or exceed 21/2% the cost of the construction of the building. The applicant must supply the building costs and landscaping costs as part of the building permit application. The applicant may not be able to meet the landscaping requirements due to the size of the site and the shared parking lot. It may be necessary to add benches and other site amenities and hardscape to meet the landscaping requirements. Availability of Municipal Utilities: All utilities are available to the site, and connections are shown to the bank building. The bank must provide on-site storage for the first 'A inch of any rainfall event. A rain garden is shown on the northeast corner of the site between the building and 142nd Street W. Impervious surface calculations should be supplied with the formal application for additional review by the City Engineer. Street Classifications/Accesses/Circulation: The proposed bank site shares the existing private driveway with the church off of 142nd Street W. The driveway is expanded to 24' as required by Code for two-way traffic. A traffic generation study was conducted which confirmed there will be no significant conflicts between the uses or impacts to the surrounding street system. The bank will be closed on Sundays and weekday use of the church is limited to office staff. The study found that the addition of the bank will add 880 additional trips per day. This will have minimal impact on the Cedar and 142nd Street intersection so no intersection improvements will be needed as a result of the project. Pedestrian Access: Sidewalks are shown on the south and east sides of the lot, and a plaza area connects to the trail along Cedar Avenue. Dakota County must approve the encroachment into the Cedar Avenue Right - of -Way. A sidewalk from the building to 142nd Street is not feasible given the location of the infiltration basin between the building and 142nd Street. Public Safety Issues: None identified at this time. Recreation Issues: Parkland dedication of cash -in -lieu of land is required for the subdivision of the property. Signs: A ground sign is shown on the northeast corner of the site. Approval of signs and/or sign structures are not included in building permit authorization approval. A sign permit must be obtained prior to the installation of any building or ground signs. No signs, either temporary or permanent, may be installed prior to the issuance of a City permit. Public Hearing Comments: To be taken. ;, � � � , F � �� ,. /moi/ ���-=��= g f '-' �� '%% -ice-�- OBLIQUE AERIAL PHOTO 0 col W (0(55 NW 'SflOdVSNNIW ''SAV 311SnOSVW 608 ANN/8 dal t5Z(00 NW ',Canes alddy `anuanvJepa3 60Zt(6 A31 1VA 3lddV )iNV8 d0.170,_ W>� aQ�jw 0. bibZr ri V7 0 U TCF BANK APPLE VALLEY APPLE VALLEY, MINNESOTA ISSUED FOR: CITY SUBMITTAL SHEET INDEX 8 W 6 5 6 5 c o w 8 m V 8 U DEVELOPER / PROPERTY OW � a' O F- � of � t� 2 2 ENGINEER / LANDSCAPE ARCHIT 6 Q K (5 � W J F- In Z Q w z U o� Y c±6415) oo O(n W�OQgm5 !".11.! �m WZU 5,61-r. 60.5 3N Oct 01.811.6411A8.15..inns1111roUl 181119US lAd .41‘ SNO IS V,321 pwsed., 7,0tcg NA `s!lodDGuLi!A1 any allanb,DA C)R ANVEI ADI \11-1S )\voNnoEI GNV SNCIIIONO ONIISIX] 911.94/Z 6 lOOCL ryro. L/ inkS sNicnine ,J, ,unow .21,A1,11 69 LL6,JA.:,, 96116,=9.1J ,6E 996.3.dd '6E 696,3Jd 096.3J, VQ, &LW. 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C4 LY .213f .1't 80588 NA 1105V31\1N11A1 "SAV 31.131106V1A1 1.02 )INV8 81-80 NtS 'IA .1ddV `anuanv Jepa0 1.08t A211VA 3iddV NNVE3 d017,3_ ISSUE/SUBMITTAL SUMMARY REMOVALS PLAN EROSION CONTROL NO CITY OF APPLE VALLEY REMOVAL NOTES REMOVAL NOTES: 5 h: w,! 00 11 HAI 0 a 00 0 li 00,,Pg P 66 REMOVALS LEGEND 8 165 2 t " ; 80899 NW 'S110.1V3NNIVI "3AV 311.3110eN2J 1.08 NNVEI d01. frZ1.99 N2J4911eA 91ddV '999989 JeP90 l,08t4 A311VA, JlddV )INV8 d31 CC HMI SSUE/SUBM TAL SUMMARY z CITY OF APPLE VALLEY SITE SPECIFIC NOTES. 83 98 li 289 `9 88 26 98 808228 7iht, 888508 I0 : 85 L!!' ai 1) 90 85 - !,1 88 P.2 SP: 8888 8838 6 cr, 8 8882 39 SITE PLAN LEGEND' 85 9 9 1 886 1,71 38986 89928 383 0 509 ()- 8("" 885 885 836 383 388 - - - Aftio after 0** /58 oe38 9 OVERALL SITE CURVE NUMBER (CN) = EROSION CONTROL NOTES 2 GROUNDWATER INFORMATION GENERAL GRADING NOT 2O99 NV 'S110dV2NNIIN "3A2 3.1.131108VIN 1.08 >INVEI PZI-SS NW 'A.DA alddv `anuaAv ieP.0 1,0Zt71. A311VA 3lddV NNW! da_od, 2 2 I a t 228 11 Lg g 02 GRAD NG PLAN 8 ct 1 to's k O499 NW '91-10dV3NNIV\I "3/\4 3.1i3no8vw ANve d 01 t7Z 'SS NW ',Collet\ olddv `anuanv ,ep.o 1,Ozt7[. A2I1VA 3lddV )iNV8 H!H. ISSUE/SUBM TAL SUMMARY EVISIO AR SITE SPECIFIC UTILITY NOT 2828 8288 II 28 2222 85 :(5 2 8 L55 T' - 7,9555 H 85 88 ;co, Lli 28 28 22888488 !ty brtli UTILITY NOTES 5 956815, L'1 LLY 45 48 1),r,5 285 Epiqi 56 5 nib 822 g8 111 b c0-1 58 58 5 85 25851 5 56 1 11 0 10 55845528 1:q5 528 588 56 868 555 5 255 28 955 5589 g g2 88 i"! 9855 8 582 55 282 k`X8 822 96 8 9 1 11) i; .-- (!a !giltih 8 8566 1 II HUM b g282 ;t1zufi li2b!,I HP 2552 285529858885 5555855$8588S5 4 9565 h " csi UTILITY LEGEND: MANHOLE OR CATCH BASIN 5652 rs_ 810 686 rz! etj).W. .5 51 CONSTRUCTION LIMITS a t:4 =J. ZOt-99 NA 'S110dV3NNIA n3AV 31.131108VA 1.08 )INVE1 d31 17Z 1•99 NA 'A.IIeA olddv 'anuany Jepao 40Zi71. A311VA 31ddV )INV8 d3J. (-ONCE,. VALLEY 61:ITER. 013 GUT1,R OUT , .12 CURB & GiliTER ISSUE/SUBM1TTAL SUMMARY .12 CURB 0) 0 0 F .,?„. a ZOt8SS NW `SI1Odb3NNIW “BAV 311311O6VW 1:08 )INVB d31 tZZI-SS NW �aIIEA alddy `anuanV JepaO 60Zt6 JkJ11VA 31ddd )1NV dal T__ ISSUE/SUBMITTAL SUMMARY Q w 0 0 U H1c30 A311J3� 01313 rva�d a3� houd �n;w 3a�noad mwd o�z J � ~ 3. OVERLAP ALL INSULATION BOARD JOINTS. UTILITY PIPE INSULATION DETAIL 8 3 cn 8 SEE GRADING PLAN FOR DEPTH T MATERIAL, SEE LANDSCAPE PLAN TYPICAL SECTION VIEW CONSTRUCTION SEQUENCING 3 TH (ELEVATION) SHALL B AGGREGATE MAINTANENCE STRIP RIBBON CURB h z CURB CUT 0 0 W 0 (9 z I` (n Q 0 6W 8i $ W 33 g= 2 40 U 8 v) 0 z nm U U U ij Z01793 NN 'S110dV3NNIN '3Abi 31.1.311021VW 1.08 NNVE1 dO1 frZISS NW 'AaIleA .Iddv 'anuanv lepao 'kJ-11VA 31dc1V ANV8 SSUEISUBMITTAL UMMARY 6 ta8 5 9 3 9 ;.• STANDARD PLAN 5-297.2501 4 OF 5 g ; A Z01,99 N1N 'S1-10dV3NNIN 'AV 31131108VA 1.08 >INVE3 dal trZI-SS NV 1 alddv 'anuanv Jep.0 1.0Zt71. ATTIVA 31ddV >1NV8 d01:33,0,,d bH • t ± ISSUE/SUBM TTAL SUMMARY LANDSCAPE PLAN SIRAIGH1 I EADER. F I 'Prairie.' IRRIGATION NOTES: LANDSCAPE CALCULATIONS: 0 Lli 1 g ow7paas. so, #0, se se ZOI7SS NW '91-10(N3NNIVNI "3AV 31131106VA 1.08 >iNVEI d0.1 t7Z1.99NV 'A.IIEA .Iddv `anuanv Jep.0 1.0Zt71. A2T1VA 31ddV NNVE3 REVISION SUMMARY LANDSCAPE PLAN PLANT SCHEDULE - INFILTRATION BASIN PLANTS ONLY OVIN-EYED SUSAN L!' Eupataium maculaturn ASSES SEDGES.RUSHES INFILTRATION BASIN NOTES: 1J 1 = 1.1.1 211 12. • (08599 NVO 'S110dVSNNI9J"3AY 31.131-108V9J (08 >INV8 d0.1 fr(1.09 NV\I 4911eA elddV `anuanv JeP.0 1,0Z85 A311VA 31ddtt >INV8 dal. 6 85 /4.1' • , • ;7•,, • -;g. 85 ''., 7trS gNW %fOdVBNN0)J AV §i ]n0ava Qa ANY'S d 31 '0SNw'GIIe mdd 5nua v ®pa 0 LOZt7) A 3 T 1VA 2 l d d V)I N V8 g� w ISSUE/SUBMIT TAI SUMMARY REVISION SUMMARY ) $\ oE_ 2 // TIONAL GRADING AND EROSION ) 2 G Q 2 2 » Q • = 9 , a } ( HOLE OR CATCH BASIN ZOPSS NW `9110c1V3NNIN 'AV 311.311CMNIN 1.08 NNVEI JOI t7Z l.GS NW ''UA .IddV `anuanv ieP.0 A311VA 31ddV NNV8 dali.,3rodd ISSUE/SUBMITTAL SUMMARY VI ION UM SWPPP - DETAILS • 17 J $f w Of a). Mai C6— ZOt7SS Ni `8110dV3NN8\I "3A8 91.131108VIA11.08 ANVEI dO1 t -Z1.88 NAi A9(1.A .1ddV 'a nuanv ,epao prizt A311VA 31dciti )114V8 ISSUE/SUBMITTAL UMMAR SWPPP - NARRATIVE 0 o 6285 16,570 SF 100.0X 44K. g4445654 5 I 1 l AS REQUIRED IN PART KB. OF THIS PERMIT. TOTAL SITE AREA 26553 5854 'TAO hHH 486525 HY; Hr P REQUIREMENTS AND NOTES 288 2g! !1485 :! 288 8655 285 588 8654 56565 6565 82 6565 !I 85 6565 88 465 81 88 18: EROSION CONTI, QUANTITIES 6565 8 65 cl'5 85 {5) '`,EJ58 sc6- 4 s h 448665 65 82 522 65652 6 2 22H22 P P TA" 44 46 652 25 654 6565 2186 2 82 84 65665 2_ 85656565 28!! 86 54 45 9 52225 52 88 52 15 25 8651' ni58> il 6533 6 5 88555 2 58888 P2 51 1: ) II! 9 S, COVENANTS AND OTHER ! ? ii t, 85: I -:rb 58 7d g !' i 5' 1 „3 65 H li 6 I P ! 1 ! N U r " 5, : , •E !_ i vil t,,`I § 2- Pi i' '.'. i "t'' "T5j .z - 5i i uc.i, i! 0 E,' b ; i!- ! ii i i H 85 qi IN 1 I II I 1 65 65 6585 653 i 6528 'p,' ii! 0 1 65 651 65 c” off_____. 65 - 65 i ? P 68 84 38 1125; 48 965 88 95 8 82 2 65 gi 6565 52 8825 38653 25 45 g 85 86 83 22 55 88 0 0 0 g 0)5 65 8 09 BE CONTAINED AND WASTEWATER 55 24 52 88 Fsi h'§ ? 82 2 . 85 85 654) 65t&J 554 528 55 cgr 86 86 85 65 865 565 865 59 55 65 55!2 'i49 90 VI, q r MI I 5 88 W li 6 J_Ix 6565 §HO i g1, 6548Y 23354 5r, _ 4 i IA 1 P 65 45868 h N 32 ilih 1 !! 4 ill4 6565 58 h 1165111 1 11: ii 711111 ' I 1 0! !I iilq 11 ' e 4 Sr Erg 1r g g65 05 65 65659 N 93 65 i ! !!' 4$: 'H - 65 , 1 V b i 0 2535 65 65 65 ! 259652 1 '658 5365 65 365 25 lII1;il 1 ' q 2„0 , c5"L: ji F,g R i, A IiH iii !: H 1 i! t H I51P 1!111° " i' 65c, 84 86 f i' i ! ,.-,-, 5665 2 !845 Vi '585 ' 1 Id !in i 656 I:65 PN 5'1 8 4 q 1 11 165 25 251 : 2 6535Lii i i- u 5 h P IH Id d -d F'• g ; ; 8 1 , . 4ff ho i 0 1 I , _,:7,:- , 6542 r, ,, ' ! 2 „,-- § i 4, qL i 0I !I 4 i i H i I, hi ; i r-: Ii P ' ; 86565 i,;51 d ER CROP) FOR SPRINGiSUMMER APPLICATIONS. 695,2552265 6565 52 22 55 55 6 ? 84 4 65 285 2 865 186 1 111 6565 22° 288 E! 256558 6565586 4658, P§255 658 6565 SEDIMENT CONTROL (PART IV.0 25 85 22 q ij 25 6565 § -g 4 44 5 45 55 52 65 565 I22 21 52 5 52 6565 6565 88 4 6565 Ri86 88 86 44 r82 65 TCF BANK - APPLE VALLEY wir !PA 1111110 kit %.114-pctP-111.21-11.,, 4D !g g INV 9£441191.0.V£ COUNTY Dakota County Surveyor's Office Western Service Center • 14955 Galaxie Avenue • Apple Valley, MN 55124 952.891-7087 • Fax 952.891-7127 • www.co.dakota.mn.us April 8, 2016 City of Apple Valley 7100 147th St. W. Apple Valley, MN 55124 Re: MOUNT OLIVET SECOND ADDITION The Dakota County Plat Commission met on April 4, 2016, to consider the preliminary plat of the above referenced plat. The plat is adjacent to CSAH 23, and is therefore subject to the Dakota County Contiguous Plat Ordinance. The proposed site plans to subdivide the existing Mounty Olivet site for a bank site with three drive-thru lanes. The right-of-way needs are 100 feet of half right of way for a 6 -lane roadway. Restricted access is shown along all of CSAH 23. The Plat Commission has approved the preliminary and final plat and will recommend approval to the County Board of Commissioners when the plat is submitted in signed mylar form. Mylars should be submitted to the County Board within one year of the Plat Commission's final approval. Traffic volumes on CSAH 23 are 43,500 ADT and are anticipated to be 66,000 ADT by the year 2030. These traffic volumes indicate that current Minnesota noise standards for residential units could be exceeded for the proposed plat. Residential developments along County highways commonly result in noise complaints. In order for noise levels from the highway to meet acceptable levels for adjacent residential units, substantial building setbacks, buffer areas, and other noise mitigation elements should be incorporated into this development. No work shall commence in the County right of way until a permit is obtained from the County Transportation Department and no permit will be issued until the plat has been filed with the County Recorder's Office. The Plat Commission does not review or approve the actual engineering design of proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to restrict or limit Dakota County's rights with regards to Dakota County rights of way or property. The Plat Commission highly recommends early contact with the Transportation Department to discuss the permitting process which reviews the design and may require construction of highway improvements, including, but not limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please contact Gordon McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson regarding Plat Commission or Plat Ordinance questions at (952) 891-7070. Sincerely, Todd B. Tollefson Secretary, Plat Commission c: Public Hearing Email Comments Received April 20, 2016 From: CAROL SAUNDERS [mailto:] Sent: Wednesday, April 20, 2016 12:14 PM To: MurphyJoan Subject: Pubiic hearing RE: MOUNT OLIVET PROPERTY I am writing to express my disapproval of the proposal to put another bank in the vicinity of 142nd and Cedar Ave. South. We already have 2banks within eblock of that site. We do not need another one! The extra traffic and congestion will negatively affect this area. If the church is absolutely set on selling part of their property, let's put in some other type of business that would be more beneficial and less disruptive to the community. A concerned resident Carol Saunders Original Message From: mike gnager1[nmaiho:] Sent: Wednesday, April 20, 2016 2:22 PM To: Murphy, Joan Subject: TCF Olivet Proposed TCF building should maintain setbacks just as office building to the north and south have, it looks and works better. If more road or light rail comes through buildings should be 50 ft. back or in a emergency. Signage and brand colors should be kept minimal and singular, this is residential area. Piease submit these comments toplanning department today 4/2O/2Olh. Thanks,Mike Gragert Granite City of Apple VaIIey ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 5B April 20, 2016 Public Hearing PROJECT NAME: PHS Cobblestone Lake Senior Housing Complex PROJECT DESCRIPTION Consideration of the following: 1. Amendments to the 2030 Comprehensive Plan Land Use Map designating Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE, "HD" (High Density Residential/12+ units per acre) and Outlot A, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to "P" (Parks and Open Space). 2. Rezoning of Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE, to Planned Development No. 703/zone 5 or 6 Outlot A, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to Planned Development No. 703/zone 7. 3. Subdivision of 16.03 acres into one (1) lot and one (1) outlot. 4. Site plan review/building permit authorization to allow for the construction of a 175 - unit continuum of care facility on a 12.28 -acre lot. 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: March 18, 2016 60 DAYS: May 16, 2016 120 DAYS: July 15, 2016 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. With respect to the proposed amendments to the 2030 Comprehensive Plan Land Use Map, if there are no questions or comments raised on this portion of their request, staff is proposing that the Commission take the following action: 1. Recommend approval of the amendments to the 2030 Land Use Map to designating Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE, "HD" (High Density Residential/12+ units per acre) and Outlot A, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to "P" (Parks and Open Space). We recommend that no action be taken on the other items at this time. Project Summary/Issues 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 site 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. The applicant is proposing to rezoned Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to a subzone that would allow for the proposed continuum of care facility. The applicant could rezone the property to zone 5, which is a subzone that is intended for high- density townhomes and apartment dwelling units at an overall maximum density of twenty-four (24) units per acre. They could also rezone the lot to zone 6, which currently allows for a continuum of care retirement community, subject to the following requirements: 1. If more than one structure is used for a continuum of care retirement community, all structures shall be located on a single parcel or lot under single ownership; 2. No more than 15% of the total units provided shall be for assisted living; 3. No more than 15% of the total units provided shall be for comprehensive, intensive or full care living; and 4. The density of the total units shall not exceed 32 units per acre. The proposed project will contain more than twice the percentage of assisted living units currently allowed by the planned development ordinance. Therefore, modifications would be needed to the project unit count to bring it into conformance with the current planned development requirements in zone 6 or the ordinance would need to be amended. 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 to the parking spaces to bring them into conformance with code. Zone 6 requires a minimum setback of 10 feet for parking lots adjacent to a public street, which has not been met. The parking lot and a portion of a drive lane to the parking lot are located approximately 5 feet from the property line. Revisions should be made to the parking lot to bring it into conformance. The site has been mass graded and public utilities have been installed to serve the site. Grading of site will be needed to prepare it for development. Infiltration basins will be located to the east of the property and the plans show utilities running through the basins. Staff has concern about the location of the proposed infiltration areas and utilities and will need to work with the applicant on design and location of those utilities. 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. There appears to be the opportunity to add more masonry to the exterior to help add more variety to the building's exterior face and meet code requirements. 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 also like to see a driveway connection from the park's parking lot to the north underground parking driveway. 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. Budget Impact The City received an $896,000 Livable Communities Demonstration Account (LCDA) grant in 2011, of which $598,000 is to 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 did apply and received and two-year extension that will expire December 31, 2016. 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. The applicant should submit a revised plan that labels the plants and provide a detailed planting list. The applicant should consider sidewalk connections from the site to pathways in Cobblestone Lake Park and from the front of the building to Cobblestone Lake Parkway. 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. 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 LAKE CONTINUUM OF CARE COMPLEX S TCH PLAN PROJECT REVIEW Existing Conditions Property Location: At the intersection of 157th 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: 16.03 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 Residentia1/2-6 units per acre) Zoning "PD-703/zone 2" (Planned Development) SOUTH Vacant Comprehensive Plan "HD" (High Density Residentia1/12+ 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 Outlot 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 currently 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 require amendments to the City's Comprehensive Plan Land Use Map. The new designations for the property within the project area should be "HD" for Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE and "P" for Outlot A, PRESBYTERIAN HOMES AT COBBLESTONE LAKE. These designations would be consistent with the applicant's development proposal. 2030 COMPREHENSIVE PLAN LAND USE MAP Zoning: The subject properties are currently located in three subzones within Planned Development No. 703. Outlot E is located in subzone 8, which allows for gravel mining as an interim use. Rezoning generally occurs in this subzone at the time of submittal and approval of development proposals. 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 subzone that would allow for the proposed continuum of care facility and Outlot A, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to subzone 7 that allows for parks and public buildings and structures. Two rezoning options could be considered for the proposed lot. The first option would be to rezone the property to zone 5, which is a subzone that is intended for areas within the Cobblestone Lake development where high-density townhomes and apartment dwelling units are expected at an overall maximum density of twenty-four (24) units per acre. The second option would be to rezone the proposed lot to zone 6, which currently allows for a continuum of care retirement community, subject to the following requirements: 1. If more than one structure is used for a continuum of care retirement community, all structures shall be located on a single parcel or lot under single ownership; 2. No more than 15% of the total units provided shall be for assisted living; 3. No more than 15% of the total units provided shall be for comprehensive, intensive or full care living; and 4. The density of the total units shall not exceed 32 units per acre. The applicant is proposing a 175 -unit facility, which will have 99 independent living, 56 assisted living (32%), and 20 memory care units (11%) on a 12.3 -acre lot for a density of 14 units per acre. The applicant is proposing future phases that would include 64 additional independent living units and an 80 -bed skilled nursing facility. The additional independent living units/skilled nursing beds would lower the assisted living unit percentage by 18% to 14% and increase the comprehensive, intensive or full care living percentage from 11% to 31%. The future phases would also increase the unit density to 26 units per acre. The proposed project will contain more than twice the percentage of assisted living units currently allowed by the planned development ordinance. Therefore, modifications will be needed to the project unit count to bring it into conformance with the current planned development requirements or the ordinance would need to be amended. Staff will need to do some research on the rationale for establishing the percentages before making any rezoning recommendation. 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 willp rovide 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, which is consistent with the Institute of Traffic Engineers recommendation of 1.21 spaces per unit for a low/mid-rise apartment. The 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 proposed project has met all the established building setbacks set forth in zone 6 of the planned development. The zone also requires a minimum setback of 10 feet for parking lots adjacent to a public street, which the applicant has not met. The parking lot and a portion of a drive lane to the parking lot are located approximately 5 feet from the property line. Revisions should be made to the parking lot to bring it into conformance. 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's proposed parking lot 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 utilities. Design revisions should be made to the 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. There appears an opportunity to add more masonry to the exterior elevations to help add more variety to the building face and meet code requirements. 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. The applicant should submit a revised plan that labels the plants and provide a detailed planting list. 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 and from the front of the building to Cobblestone Lake Parkway. 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. Public Hearing: 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. r < -J 1- ui 0 tt, 1t5 V, 04'44A <tL) t 3,7 • 7\ It 1:1\ 8 !rzi ,r1 — 1 \ . ,‘ $to8p - 3NC:'» izrtg? 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' 1 --... _ - 00 in r4 ev . iNf N r.4 _ , - , ,4 :1 X. - . rri .010N N N in in to r.- co cri ------- u- w in in ----1-, Z TOTAL UNITS: 1 1Studio 1 Bedroom 1 Bedroom 1 Bedroom / Sunroom 1 Bedroom / Den 2 Bedroom V2 2 Bedroom TOTAL: rrrrs.N!r:.f„Y;tttr;\\ Unit Type Studio 1 Bedroom 1 Bedroom .---::- 1 Bedroom 1 Bedroom 1 Bedroom 1 Bedroom 1 Bedroom/ Sunroom 2 Bedroom 2 Bedroom 2 Bedroom 2 Bedroom 2 Bedroom / Sunroom 2 Bedroom / Sunroom 2 Bedroom / Sunroom 2 Bedroom / Sunroom 2 Bedroom / Sunroom i.... i-. 0-- uJ MEMORY CARE INDEPENDENT LIVING 1011.11•1, tkai 6 6 Vr. 2 0 0 _ © fi El El El El LOWER LEVEL FLOOR PLAN 0 z 5 0 MEMORY CARE INDEPENDENT LIVING COMMON SPACES wuJ z -1)' 5 8 (%* El El El 1ST FLOOR PLAN 0 z 0 uJ MEMORY CARE INDEPENDENT LIVING 2 to El El 11 El 1ST FLOOR PLAN ASSISTED LIVING MEMORY CARE INDEPENDENT LIVING z , z 0 0 a 2 0 Ei g ra i LIII1L1LLL1 6 3RD FLOOR PLAN 5 0 MEMORY CARE INDEPENDENT LIVING COMMON SPACES ..11111111. 6 a: DO El CI EI 4TH FLOOR PLAN AERIAL VIEW FROM EAST tio 0 x w w CU 0 9) w 00 (t1 LLJ 0 =I c < 4 \� % {��������/) « .: y a � =v>� .� �..t� ©�� � � � � � � �� � i�� � « PM-1411-1' 131,1111-4,1 ' -------> .------ -----;,--,,-- ------- • ---ftftft ----------,--------; ,- ' _-_____--- -:_----_,-- --,-._ ft_ t-,,----,>---,,---- ___.----,---11_,--- ,---:e-,-,-_- -,,:_<.---;_i_____------------%,,-"--------'-- - _,,---------,,--------------------'-'>'--------''__-,,-__.- ,---_-----------------1---------- ENTRY PERSPECTIVE Lovelace, Tom From: Sent: To: Subject: Tom, Wednesday, April 20, 2016 1:24 PM Lovelace, Tom PHS Cobblestone Lake Senior Housing proposal I am a resident of Cobblestone Lake at the opposite end of the lake from the proposed Presbyterian Homes development. I attended the neighborhood meeting last night and remain extremely concerned about the plans as proposed. While I am impressed with what I have heard of Presbyterian Homes and how they plan to manage the complex, I am appalled by: (1) the massive size of the building, (2) the planned location of the large structure as the focal point of the west end of the Lake - blocking all site lines beyond the 62 -foot+ high building as you look from the east, north or south of Cobblestone Lake to the west and (3) the proposed rezoning of the commercial area at the west end of the lake. When Traditions initially proposed Cobblestone Lake, it provided specific detail on building massing in their Development Standards and Design Guidelines, "...where a readily discernible difference in the massing of adjacent structures occurs, site design shall strive to incorporate an appropriate transitional zone between building types. Contemplated transitional zones include public street right of way, publicly accessible park corridors or landscaped common areas. In general, one and one-half story difference in vertical massing or more than a doubling of horizontal massing shall be considered to be a discernible difference in massing of adjacent buildings." To go straight from the lake to a 4 -story structure that stretches along the entire expanse of the west end is definitely the type of concern akin to a "readily discernible difference in massing." And, a handful of trees is hardly a sufficient transitional zone. Moreover, this is only the beginning. Additions, including an additional 4 - story building, are planned for the future - stretching even further along the west end to block site lines of everyone looking from the east, north or south ends of the lake toward the west end of the development. The proposed proposed placement of the Presbyterian Homes facility and its massive size - both in height and in length from north to south - significantly detract from the neighborhood aesthetic and beauty of the lake which is the center of the entire neighborhood. In Traditions' sale of the community to the first few thousand residents, their plans showed commercial buildings further from the lake. Tradition's plans for the community states that among their land use objectives is to "[I]ntegrate varied community and neighborhood -serving commercial land uses of complimentary scale and proportion (emphasis added) to the surrounding development..." If a 4 -story structure stretching across the expanse of the west end of the lake were to be erected in the proposed location, it becomes a slippery slope. It can then be offered up in the future as the scale of any new proposal is compared to surrounding Cobblestone Lake buildings. While I welcome the idea of additional seniors as neighbors, there is no reason that additional senior housing has to dominate the entire west shore view. The facility could be moved further away from the lake, it could be moved to the south and angled differently, it could be scaled back, it could be designed differently. The project was clearly intentionally designed to take full advantage of lake views. In fact, apartments with a lake view will, understandably, be leased out a a higher rate, according to Presbyterian Homes. There are many other 1 ways the structure could be designed to avoid dominating the lakescape with a solid wall of building that blocks all sight lines for the thousands of other residents of Cobblestone as we look west. To go from a picturesque public park setting to a 62 -foot high building with only a few trees in between does not fit the scale and feel of the Cobblestone Lake development. Tradition's response to this at the April 19 community meeting was roughly, "well, this development has taken longer than we thought and we couldn't get anyone else in there." Traditions undertook an enormous project on in purchasing the land in Apple Valley and Lakeville to develop, among their many other projects. Instead of putting their resources into developing one community in this area at a time, they chose to tackle both Cobblestone Lake and Spirit in Lakeville simultaneously. Yes, they built during an economic downturn but that hardly seems an unanticipated risk for a longstanding real estate development company. These are all business decisions with risk and consequences that seem par for the course in real estate development. Traditions is selling out the entire vision of Cobblestone Lake in exchange for being done with a project that has taken longer than they predicted. However, Cobblestone Lake will stand long after Traditions has sold off all of their real estate in the community and moved on to other projects. I've also heard concerns about the Presbyterian Homes project dismissed comparing them to resident concerns when Target was first proposed given how well-received it is today. Completely different scenario. Target is widely -shopped on a regular basis by many of those in the Cobblestone community and surrounding areas. And, Target is a 1-1/2 story structure that sits far off the lake. It doesn't affect the aesthetic of the lake and park area nor does it soar into the skyline as the proposed Presbyterian Homes development would. This is a Target directly on the lake - and much taller. The plan as proposed significantly deviates from the original intent of this non-traditional development as envisioned by Traditions and the city in 2000. We are in the home stretch of development and the move from a more thoughtful design to suburban sprawl is concerning. Fortunately, the city can step in and protect the beauty and design of the community - looking beyond today and Traditions' desire to sell off their land and speed the end of their commitment to Cobblestone Lake. The city can instead consider both current residents of Cobblestone Lake as well as those who will live here 50 years from now. Lakes Calhoun, Harriet and Nokomis in Minneapolis are still stunningly beautiful and widely used by the public today because of wise decisions made in the late 1800s. City planning should always trump short-term business motives and I hope that the city will not support the Traditions/Presbyterian Homes development as currently proposed. Sincerely, Liisa Labno Apple Valley 2