HomeMy WebLinkAbout05/18/2016•••
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City of Apple
VaIiey
Meeting Location: Municipal Center
7100 147th Street West
Apple Valley, Minnesota 55124
MAY 18, 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 MAY 4, 2016
4. CONSENT ITEMS
A. Add June 2, 2016 as a Planning Commission meeting/workshop to be held at Apple Valley
Senior Center.
5. PUBLIC HEARINGS
A. Delegard Apple Villa Apartments — Public hearing to consider Comprehensive Plan
Amendment from "MD" (Medium Density Residential, 6 to 12 units/acre) to "HD" (High Density
Residential, 12+ units/acre), rezoning from "M -7C" (Multiple family residential, 12 to 20
units/acre) to "PD" (Planned Development) and site plan review/building permit authorization to
construct a 28 -unit apartment building. (PC16-18-PZB)
LOCATION: 7800 Whitney Drive
PETITIONER: Delegard Apple Villa Properties LLC
B. Residential Building and Impervious Surface Coverage Amendments — Cancel public
hearing to consider Ordinance amendment related to maximum impervious surface coverage and
maximum building coverage on single-family properties. To be re -advertised and reviewed at a
later date.
LOCATION: Citywide
PETITIONER: City of Apple Valley
6. LAND USE/ACTION ITEMS
A. Quarry Ponds 4th Addition — Consider a request for rezoning from "SG" (Sand and Gravel)
to "PD-975/zone 1" (Planned Development) and subdivision of 9 acres into 22 single-family
residential lots. (PC15-47-ZS)
LOCATION: Northwest corner of 157th Street West and Johnny Cake Ridge Road
PETITIONER: Palm Realty, Inc.
7. OTHER BUSINESS
A. Review of upcoming schedule and other updates.
8. ADJOURNMENT
NEXT PLANNING COMMISSION MEETINGS
Wednesday, June 1, 2016
Regular Scheduled Meeting
- Public hearing applications due by 9:00 a.m. on Wednesday, May 4, 2016
- Site plan, variance applications due by 9:00 a.m. on Monday, May 23, 2016
Wednesday, June 15, 2016
Regular Scheduled Meeting
- Public hearing applications due by 9:00 a.m. on Wednesday, May 18, 2016
- Site plan, variance applications due by 9:00 a.m. on Monday, June 6, 2016
NEXT CITY COUNCIL MEETINGS
Thursday, May 26, 2016
Regular Scheduled Meeting
Thursday, June 9, 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
MAY 4, 2016
1. CALL TO ORDER
The City of Apple Valley Planning Commission meeting was called to order by Chair Melander at
7:01 p.m.
Members Present: Tom Melander, Tim Burke, Keith Diekmann, Angela Polozun, and Paul Scanlan.
Members Absent: Ken Alwin and David Schindler
Staff Present: City Attorney Sharon Hills, Community Development Director Bruce Nordquist,
Planner Kathy Bodmer, City Engineer Brandon Anderson and Department Assistant
Joan Murphy.
2. APPROVAL OF AGENDA
Chair Melander asked if there were any changes to the agenda. Hearing none he called for a
motion.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan, approving
the agenda. Ayes - 5 - Nays - 0.
3. APPROVAL OF MINUTES APRIL 20, 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 Diekmann, approving the
minutes of the meeting of April 20, 2016. Ayes - 4 - Nays - 0. Abstain — 1
(Melander)
4. CONSENT ITEMS
- -NONE--
5. PUBLIC HEARINGS
- -NONE--
6. LAND USE/ACTION ITEMS
A. Wilking Driveway Width Variance — Consider a request for variance to increase the
allowable width of a residential driveway from 40% of the lot width to 50.8% of the lot width.
(PC16-19-V)
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
May 4, 2016
Page 2 of 5
LOCATION: 5264 145th Street West
PETITIONER: Joseph Wilking
Planner Kathy Bodmer stated Joseph Wilking, 5264 - 145th Street West requests consideration of a
variance to the maximum driveway width requirement in order to expand his existing driveway to
serve a 3 -stall garage. The zoning code § 155.378(L)(1) limits the width of driveways to 40% of the
width of the lot up to a maximum width of 36, which ever dimension is smaller. Only a 26' wide
driveway (40% of lot width) would be allowed on the subject lot. Mr. Wilking requests a variance
to construct a 33' wide driveway (50.8% of lot width) in order to serve a 3 -stall garage.
Joseph Wilking, 5264 — 145th Street W., provided additional information.
Discussion followed.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Burke, recommending
approval of a variance to construct a driveway that increases the maximum driveway
width from 26' (40% of the lot width) to 33' (50.8% of the lot width), subject to
compliance with all City Codes, based upon the following practical difficulties and
with the following conditions:
Practical Difficulties:
1. The petitioner has sufficient space available on his lot to construct a third
garage stall.
2. A permit has been received to construct a third garage stall on this property.
3. The maximum driveway width allowed at 40% of the 65' wide lot is 26'; a 26'
wide driveway is too narrow to adequately serve a three -stall garage.
4. The petitioner requests a 33' wide driveway which is still less than the
maximum 36' wide driveway.
Conditions of Approval:
1. The driveway may not be expanded until the third garage stall is under
construction.
2. The petitioner must obtain the necessary final inspection and final approval for
a building addition constructed in 2002 but never final approved by the City.
3. The property owner must identify the location of the west lot line and confirm
the location of the driveway in relation to the property line.
Ayes- 5 - Nays - 0.
B. TCF Bank — Consideration of comprehensive plan amendment, rezoning, subdivision by
preliminary plat, variances and site plan review/building permit authorization for proposed
2,400 -sq. ft. bank with drive -up lane(s) on a portion of an eight -acre parcel.
LOCATION: 14201 Cedar Avenue
PETITIONER: TCF Bank and Mount Olivet Assembly of God Church
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
May 4, 2016
Page 3 of 5
Planner Kathy Bodmer stated TCF Bank requests consideration of following actions on the Mt.
Olivet site, 14201 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
• Reducing the TCF building setback from Cedar Avenue from 50' to 10'
• Reducing the parking setback to the south property line from 5' to zero, and
• 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.
She reviewed the site plan, grading plan, elevation drawings, landscape plans and reported on the
public hearing concerns.
Discussion followed.
MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann, recommending
approval of a comprehensive plan amendment from "INS" (Institutional) to "C"
(Commercial) on the property to be preliminary platted as Lot 2, MOUNT OLIVET
SECOND ADDITION. Ayes - 5 - Nays - 0.
MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann, recommending
approval of a rezoning from "P" (Institutional) to "LB" (Limited Business) on the
property to be preliminary platted as Lot 2, MOUNT OLIVET SECOND
ADDITION subject to approval of the comprehensive plan amendment.
Ayes -5 -Nays -0.
MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann, recommending
approval of the subdivision by preliminary plat of MOUNT OLIVET SECOND
ADDITION subject to compliance with all City Code requirements and the
following conditions:
a. Approval of the preliminary plat is subject to approval of the comprehensive
plan amendment and rezoning.
b. A cross -access and cross -parking easement shall be executed between the bank
and the church and filed with the two property deeds at the time of filing of the
final plat.
c. The park dedication requirement shall be satisfied by a cash -in -lieu of land
dedication.
d. The City Engineer shall review final construction plans to determine whether a
public or private project will be needed for the installation of municipal utilities
to Lot 2.
Ayes -5 -Nays -0.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
May 4,2016
Page 4 of 5
MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann, recommending
approval of the following variances on the property preliminary platted as Lot 2,
MOUNT OLIVET SECOND ADDITION, subject to approval of the comprehensive
plan amendment, rezoning, preliminary plat and compliance with all City Codes:
a. Reducing the TCF building setback from Cedar Avenue from 50' to 10'.
b. Reducing the parking setback to the south property line from 5' to zero.
c. Reducing the number of required parking spaces from 16 to 3 spaces subject to
execution of a cross -parking agreement.
Ayes - 5 - Nays - 0.
MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann, recommending
approval of the site plan/building permit authorization to construct a 2,400 sq. ft.
TCF Bank with drive-thru facilities on the property preliminary platted as Lot 2,
MOUNT OLIVET SECOND ADDITION, subject to compliance with all City Codes
and the following conditions:
a. Site plan/building permit authorization is subject to approval of the
comprehensive plan amendment, rezoning, preliminary plat and variances.
b. A nursery bid list shall be submitted at the time of application of the building
permit that confirms that the value of the landscape plantings meets or exceeds
2-1/2% of the value of the construction of the building.
c. The boulevard trees along Cedar Avenue shall be protected with tree protection
fencing during construction.
d. The property owner shall provide evidence that Dakota County authorized the
construction of the patio feature within the County right-of-way.
e. No sign approval is given at this time; a separate sign permit must be obtained
prior to the installation of any signage on the site.
f. Plans are subject to final review and approval by the City Engineer.
Ayes -5 -Nays -0.
7. OTHER BUSINESS
A. Review of upcoming schedule and other updates.
Community Development Director Bruce Nordquist stated that the next Planning Commission
meeting would take place Wednesday, May 18, 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 Diekmann moved, seconded by Commissioner Burke to adjourn the
meeting at 7:39 p.m. Ayes - 5 - Nays - 0.
Respectfully Submitted,
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
May 4, 2016
Page 5 of 5
Jo Murphy, Planning D -partme
Assistant
Approved by the Apple Valley Planning Commission
on
Tom Melander, Chair
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City of Apple
VaiieV
Agenda Item 4
Community Development
TO: Chair and Members of the Apple Valley Planning Commission
FROM: Joan Murphy, Department Assistant
MEETING
DATE: May 18, 2016
SUBJECT: Adding June 2, 2016 as a Meeting Date — "Planning for Resilient Cities"
In accordance with City Code, the process to add a meeting date for the Planning Commission is
to approve it at regular Planning Commission meeting.
This meeting is a workshop for Dakota County Communities for planning resilient cities. It will
be held at the Apple Valley Senior Center, 14601 Hayes Rd. Planning Commissioners are
invited to attend all or parts as your schedule allows. If your time is limited, the evening meeting
will offer a summary of what transpired during the day. Or, the attached shows when experts
will present on specific topics, to be discussed in greater detail as the afternoon progresses.
Recommended Action: Motion approving June 2, 2016 as a Planning Commission meeting
date; 1:00 p.m. to 8:30 p.m.
Alliance for Sustainability
Workshop for Dako a county Communec
Thursday June 2, 2016
Apple
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Valley Senior Center
Learn the steps to support your city to
14601 Hayes Rd, Apple Valley, MN 55124
use new resources to plan for
Both Sessions are open to ail. Choose the time that is best for you!
* climate resilience
1:00 to 4:30pm - City Staff Workshop
•economic vitality & equity
5:00 to 6:00pm - Networking Reception
• active living & food access
6:00 to 8:30pm - Community Workshop
and to join MN GreenStep Cities
FREE Event,
please RSVP on line
at http://allianceforsustainability.comidakotaworkshop
� Minnesota Aoievin
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Co-sponsored by the Alliance for Sustainability, Great Plains Institute, City of Apple
Valley, Dakota County, Dakota Electric, The Mulch Store, Valley Natural Foods,
, .,:•,..,
Headwaters, Bush & McKnight Foundations, EOR Inc., LHB Corp.
Questions? call Sean Gosiewski, Alliance for Sustainability, 612-250-0389 sean@afors.org
www.afors.org/sustainablecommunities
1:00 to 4:30pm - Workshop for City on on New Resources for Developing
your Comprehensive Plan
1:00pm — Mayor's Welcome. Cities will give updates on their current initiatives
13.-,..... ill, MR 2013 -2014
1:30pm — Resource groups will share updates on their comp plan resources for cities
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• Local Planning Handbook and Planning Grants — Met Council staff
PLANNP NG
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• Energy & Climate Resilience —Brian Ross Great Plains Institute, Sue Bast,
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City of Burnsville
• Active Living — Kurt Chatfield, Dakota County
• Food Access — Mary Montagne Dakota County
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• Farmland and Natural Areas Program - Al Singer, Dakota County
• Communities for a Lifetime — Jess Luce, Dakota County
• Solid Waste Planning — Renee Burman, Caroline McFadden, Dakota County
2:45 pm — Breakout sessions on the topics listed above with resource speakers
Energy & 'lesilience„. Active living, Food Access, A ring in Place, Solid Waste
5:00pm to 6pm — Reception and Networking Time with food sponsored by local businesses
6:00 pm to 8:30 pm Commun I W. -rkshop on New Resources for Developing
your Comprehensive Plan
6:00 pm — Volunteers from each city will give updates on what they are working on
,
S
6:15 pm — Resource groups above to share updates on what they offer cities
Learn how your City can join MN GreenStep Cities to celebrate your successes!
7:15 pm — Breakout sessions - small group conversations on the topics listed above
& Resilience,, Active Living, Food Access,. Aging in Place, Solid Waste
*****
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City of Apple
Valley
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
5A
May 18, 2016
Public Hearing
PROJECT NAME:
Delegard Apple Villa Apartment Addition
PROJECT DESCRIPTION
Consideration of the following land use actions to authorize construction of a new 28 -unit
apartment building at 7800 Whitney Drive:
1. Comprehensive Plan Amendment from "MD" (Medium Density Residential at 6 to
12 units/acre) to "HD" (High Density residential at 12+ units/acre).
2. Rezoning from "M -7C" (Multiple family residential, 12 to 20 units/acre) to "PD"
(Planned Development).
3. Site Plan Review/Building Permit Authorization for construction of a new 28 -unit
apartment building.
STAFF CONTACT:
Kathy Bodmer, Planner
DEPARTMENT/DIVISION:
Community Development Department
APPLICANT:
Delegard Apple Villa Properties LLC
PROJECT NUMBER:
PC 16 -18 -VB
APPLICATION DATE:
60 DAYS:
120 DAYS:
April 25, 2016
June 23, 2016
August 22, 2016
Proposed Action
• Open the public hearing, receive comments, close the public hearing. It is the policy of
the Planning Commission to not take action on an item on the night of its public hearing.
Project Summary/Issues
Delegard Apple Villa Properties LLC requests consideration of three land use actions that would
allow them to construct a new 28 -unit apartment building on the property located at 7800 Whitney
Drive. The property currently has three apartment buildings with a total of 48 units. Two detached
garage buildings provide 24 garage stalls. The petitioner would like to demolish the existing
garages and construct the new apartment building on the northwest side of the site. One of the 12 -
unit garages would be reconstructed as a single loaded garage on the southwest edge of the site.
Convenient Access to METRO Red Line. The subject site is within a I mile of the Apple Valley
Transit Station, a regional transit hub in Apple Valley. Numerous transit routes, including the
METRO Red Line bus rapid transit system, express routes to the two downtowns and local bus
routes are operated out of this transit facility. The Comprehensive Plan notes that a quality,
functional rapid transit system should create positive land use opportunities for Apple Valley
including additional access to regional employment centers and increased demand for housing
conveniently located near the transit stations.
Comp Plan Amendment: The Comprehensive Plan currently guides the development of the site
for "MD" (Medium Density Residential, 6 to 12 units/acre) while the site is zoned "M -7C"
(Multiple family, 12 to 20 units/acre). The existing apartment development has a density of 12.6
units/acre. By adding 28 units to the site, the owners would like to increase the density to 19.9
units/acre. A comprehensive plan amendment to "HD" (High density residential, 12+ units/acre)
would be required in order to increase the density to 20 units/acre.
Rezoning: The zoning code requires one principal building per lot. In order to construct a new
apartment building, the property owner must subdivide the property. However, the existing site
was developed in the early 1970s and currently has three buildings on a single parcel. Rather than
subdivide the property, the petitioner would like to rezone the property to "PD" (Planned
Development) to provide flexibility in some of the zoning district requirements, including the
number of buildings per lot. The petitioners also request relief from the parking setback
requirement from Whitney Drive to reduce it from 20' to 15'.
The third area of relief is the number of garage parking spaces required on the site. The zoning
code requires a ratio of one garage space per unit. However, today the number of parking spaces
provided on the site is 0.5 spaces per unit. The plans show that the new apartment building would
have underground garage parking stalls which would be provided at a rate of one space per unit. In
total, 40 garage spaces would be available on site, 28 underground and 12 in the detached garage.
The proposed ratio would be 0.52 garage spaces per unit which is similar to what is provided
today. The petitioners indicate that demand for the detached garage parking spaces is low and that
the residents prefer to park on the surface parking lot. It should be noted that the surface parking
spaces meet the code requirement of 1.5 surface spaces/unit. The petitioners state that demand for
parking is expected to be lower because the site is within 1/4 -mile of the 155th Street AVTS
METRO Red Line station stop.
Stormwater Issues: The City Engineer states that this site is within a stormwater drainage area
that drains directly into Keller Lake. Storm sewer in this area is at capacity and untreated
stormwater is draining directly into Keller Lake which is a concern for water quality. The
Engineer would like to review the stormwater design in more detail with the petitioner to ensure
the development does not negatively impact the drainage system. Additional steps to manage
stormwater run-off, like directing more of the site stormwater to the new infiltration basin on the
east side of the site, may be required. This will need to be discussed in more detail.
Lighting Plan: Overall the lighting plan looks well designed. However, staff is concerned that
light levels exceed 0.5 footcandles along the south property line. This is a concern because
apartment buildings are located immediately south of the subject site that could be impacted.
Increased shielding or different light fixtures with better light cut-off may be needed to address the
issue.
Budget Impact
N/A
Attachment(s)
1. Engineering Memo
2. Natural Resources Memo
3. Building Inspections Memo
4. Fire Marshal Memo
5. Location Map
6. Oblique Aerial Photo
7. Comp Plan Map
8. Zoning Map
9. Existing Conditions
10. Preliminary Plat
11. Site Plan
12. Grading & Erosion Control
13. Utilities
14. Landscape Plan
15. Resident Correspondence
DELEGARD APPLE VILLA APARTMENT ADDITION
PROJECT REVIEW
Existing
Conditions
Property Location:
7800-7822 Whitney Drive
Legal Description:
Lot 1, Block 1, APPLE VILLA 1ST ADDITION, Dakota County, Minnesota.
And
Outlots A and B, NAMRON COMPANYS 1ST ADDITION.
And
That part of the Southeast Quarter of the Northeast Quarter of Section 33, Township 115, Range
20, described as beginning at the Northeast corner of Lot 1, Block 1, APPLE VILLA 1ST
ADDITION; thence Southerly along the east line of said Lot 1, a distance of 379.47 feet to the
Southeast corner thereof; thence Easterly 3.00 feet; thence Northerly parallel to the East line of
said Lot 1, a distance of 379.47 feet; thence Westerly 3.00 feet to the point of beginning.
Comprehensive Plan
Designation
MD -Medium Density Residential, 6 to 12 units/acre.
Zoning
Classification
M -7C — Multiple family residential, 12 to 20 units/acre.
Existing Platting
Platted lot with residual pieces.
Current Land Use
Apartments
Size:
166,460 sq. ft. (3.82 acres)
Topography:
Flat
Existing Vegetation
Vegetated urban landscape
Other Significant
Natural Features
N/A
Adjacent
Properties/Land
Uses
NORTH
Townhouse Fourth Addition
Comprehensive Plan
MD, Medium Density Residential, 6 to 12 units/acre
Zoning/Land Use
M -6C, Multiple family, 6-12 units/acre
SOUTH
Oaks of Apple Valley
Comprehensive Plan
MD, Medium Density Residential, 6 to 12 units/acre
Zoning/Land Use
M -6C, Multiple family, 6-12 units/acre
EAST
Oaks Whitney Pines
Comprehensive Plan
MD, Medium Density Residential, 6 to 12 units/acre
Zoning/Land Use
M -8C, Multiple family, 12 — 24 units/acre
WEST
Apple Valley 8th Addition
Comprehensive Plan
LD, Low Density Residential, 2 to 6 units/acre
Zoning/Land Use
R-3, Single family residential, 11,000 sq. ft. min. lot
Development
Project Review
Comprehensive Plan: The Comprehensive Plan currently guides the development of the
subject parcel for "MD" (Medium Density Residential, 6 to 12 units/acre). The existing density
on the site is 12.6 units/acre. The owners wish to construct a new apartment building on the site
which would bring the total density up to 19.9 units/acre; the maximum density as allowed under
the M -7C zoning designation is 20 units/acre. In order to add units to the site, it will be
necessary to amend the comprehensive plan designation from MD to "HD" (High density
residential, 12+ units/acre).
The subject site is within a 1/ mile of the Apple Valley Transit Station, a regional transit hub in
Apple Valley. Numerous transit routes, including the METRO Red Line bus rapid transit
system, express routes to the two downtowns and local bus routes are operated out of this transit
facility. The Comprehensive Plan notes that a quality, functional rapid transit system should
create positive land use opportunities for Apple Valley including additional access to regional
employment centers and increased demand for housing conveniently located near the transit
stations.
Zoning: The property is currently zoned M -7C (Multiple family residential, 12 to 20 units/acre).
Zoning code section § 155.331(B) restricts development to no more than one principal building
per lot unless approved by the City. The existing site has three apartment buildings on a single
parcel, but the property was originally developed in 1971. Rather than split the existing parcel
into individual lots, the property owner is requesting a rezoning of the property from M -7C to
"PD" (Planned Development). The PD designation will address two variances that are requested
as part of the development. The PD will also address the multiple buildings on a single lot.
Preliminary Plat: No subdivision of the property is proposed. A rezoning of the property to PD
is requested in order to allow the existing three apartment buildings and the new apartment
building to be located on a single lot. The existing property description contains some metes and
bounds descriptions. A final plat will be required in connection with the project.
Site Plan: The site plan shows that the two existing detached garage buildings in the center of
the site will be removed to construct the 3 -story 28 -unit apartment building. The two existing
access points within the site would be maintained. Access to the new apartment's lower level
garage would be taken from the east side of the building.
Under the planned development zoning designation, three exceptions from the M -7C zoning are
requested. The first would be to reduce the parking lot setback from 20' to 15' along Whitney
Drive. A larger setback is required from Whitney Drive because it is classified as a Collector
roadway. The second exception would be to reduce the number of garage parking stalls required
on the site. Today, there are 24 garage stalls for 48 apartment units which totals 0.5 garage
spaces/unit. The zoning code currently requires one garage space per unit, so the site is currently
short of the ordinance requirement. The petitioners state that there is only minimal demand for
the detached garage spaces; most of the residents prefer to park on the surface lot. The new
apartment building would have 28 underground parking stalls, which amounts to 1.0 spaces/unit.
The plans call for removing one 12 -unit garage, reconstructing one 12 -unit garage and adding 28
underground garage spaces with the new apartment building. A total of 40 garage spaces will be
available on the site. With 76 dwelling units on the site, the garage spaces available will be just
slightly over 0.5 spaces per unit which is the same condition as the site has today.
Grading Plan: The grading plan is to be reviewed by the City Engineer. He has no outstanding
concerns at this time.
Municipal Utilities: City sanitary sewer and water lines are available within the site. The
petitioners show an underground stormwater detention system on the north side of the new
building. The subject property is located within a stormwater drainage area that drains directly
into Keller Lake. Storm sewer in this area is at capacity and untreated stormwater is draining
directly into Keller Lake which is a concern for water quality. The Engineer would like to
review the stormwater design in more detail with the petitioner to ensure the development does
not negatively impact the drainage system. Additional steps to manage stormwater run-off, like
directing more of the site stormwater to the new infiltration basin on the east side of the site, may
be required. This will need to be discussed in more detail.
Elevation Drawings: The elevation drawings indicate the exterior of the new building will be
constructed with a combination of rock face block, brick and cementitious fiberboard lap siding.
The building will have a pitched roof which will make the building residential in character and
similar to adjacent buildings.
The petitioner plans to update the appearance of the existing buildings with entrance treatments
and enhanced landscaping. A new private park/tot lot/greenspace area is planned on the east side
of the site where a pool was once located.
Landscape Plan: The value of the landscape plantings are required to be 2-1/2 the value of the
construction of the building based on Means Construction Data. A nursery bid list will be
required at the time of application of the building permit that verifies that the landscaping meets
the requirement. Staff will be concerned about screening of the site from residential properties to
the west and from headlights from vehicles going southbound on Pennock Lane.
Lighting Plan: A lighting plan was submitted that shows light levels proposed within the site.
Within the area of the new building, lighting appears to be less than 0.5 footcandles at the
property line. However, light levels of over 0.5 footcandles are shown along the south property
line. This will need to be addressed by the petitioner by installing light cut-offs or other solutions
to minimize light spill onto the apartment property to the south.
Street Classifications/Accesses/Circulation: Whitney Drive — Classified as a Minor Collector
roadway with traffic volumes currently of 2,300 daily trips in the segment between Cedar
Avenue and Pennock Lane. It is estimated that traffic levels will grow to 3,500 by 2030 on this
same segment. Traffic levels are quite low, in spite of the fact that the street is classified as a
collector. In comparison, 153rd Street has 7,300 trips per day between Cedar Ave and Pennock.
Pennock Lane between County Rd 42 and 153rd Street currently has 8,300 trips per day. Traffic
volume on those two streets is estimated to increase to 10,300 and 14,200 trips per day
respectively by 2030. The City Engineer would like the petitioner to provide a trip generation
report to verify potential impacts on adjacent roadways.
Pedestrian Access: A new pedestrian sidewalk is shown along the east side of the parking lot.
No protected pedestrian walkways are provided through the parking areas between the building
and the new central sidewalk or to the sidewalk along Whitney Drive. This area is expected to
be more pedestrian -oriented because of its proximity to the Apple Valley Transit Station at 155th
Street and Cedar Avenue. Clearly marked pedestrian ways through the parking lot should be
added.
Public Safety Issues: The AV Police Department states that the existing apartment owner and
manager have been active participants in the City's Crime -Free Multi -Housing program. Pam
Walter, Crime Prevention Specialist, says that additional lighting would benefit the existing
tenants on the site.
Recreation Issues: A cash -in -lieu of land dedication will be required in connection with the
apartment development.
Signs: No sign approvals are given at this time. No signs may be installed prior to the issuance
of a permit. A separate sign permit must be obtained prior to the installation of any signs on the
site or the building.
Public Hearing Comments: To be taken.
April 8, 2016
Kathy Boclmer
Municipal Center
7100 147th Street W.
Apple Valley, MN 55124
Reference: Apple Villa Parking Variance Memo
Dear Kathy,
On behalf of Curt & Duane Delegarcl we request a variance to the parking requirements at Apple Villa. With
the addition of the new 28 -unit apartment building the site parking layout has been adjusted. Below is a
breakdown of the existing conditions, the proposed new parking calculations, and the code required parking.
Surface Parking
Surface Garage
Underground Parking
Total Parking
Parking/Unit
Garage stalls/Unit
Existing
(48 units)
Proposed New
(76 units)
Code Required
(76 units)
51
116
114
24
12
48
0
28
28
75
156
190
0.50
0.53
1.00
*The city code requires 1.5 parking stalls per apartment unit and 1 additional garage space per apartment unit.
The Delegard's are the original developers and have owned the property since 1972. They are excited to build
the final installment of this apartment complex. Historically, they have not seen a demand for additional garage
parking and they have also found that there has always been plenty of surface parking for the residents and their
guests. A major factor in the adequacy of the existing parking layout could be the close proximity of the site fo
the Apple Valley Transit Station on Cedar Ave.
The proposed new parking calculations are less than what is required by City code. However, as the table
shows, the ratio of parking/unit increases from 1.5 stalls per apartment to 2 stalls per apartment. In addition,
the ratio of garage stalls/unit remains the same at approximately 0.5 stalls per apartment. Overall the site is
more than doubling the amount of available parking. Then, taking into account the proximity to a major rapid
transit station we ask for this parking variance fo be accepted.
Sincerest Regards,
Kim Behrens
Kaas Wilson Architects
Tel: 612.879,6000
2104 4th Avenue South, Suite 8, Minneapolis, MN 55404
www.kaaswilson.com
April 8, 2016
Kathy Bodmer
Municipal Center
7100 147th Street W.
Apple Valley, MN 55124
Reference: Apple Villa ._ Landscape Improvements Memo
Dear Kathy,
Based on the Apple Valley Code of Ordinances, Section 155.349 Landscaping; The minimum cost of
landscaping materials for the plan shall be a percentage of the estimated building construction cost based on
current means construction data as follows: (1) Multiple Residential, 2.5%.
The addition of the 28 -unit apartment building at Apple Villa is expected to incur a construction cost between
$4,000,000 - $5,000,000. This would estimate the landscape improvement budget to be between $100,000 -
$125,000. The landscape plan, submitted in this package, illustrates the proposed site improvements:
1. New landscaping around the existing structures and new construction.
2. Installation of an irrigation system throughout the entire site.
3. Decorative paving at the community patios.
4. Site furnishings (benches and tables)
5. Playground equipment
A landscape bid list will be provided to the City prior to any building permit being issued. We await the
involvement of a general contractor at a later date. However, we feel that the expected budget of $100,000 -
$125,000 will be met or exceeded with the landscape improvement elements we've proposed.
Sincerest Regards,
Kim Behrens
Kaas Wilson Architects
Tel: 612.879.6000
2104 41h Avenue South, Suite B, Minneapolis, MN 55404
www.kaaswilson.com
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Label I CalcType I Units 1 Avg I Max ( Min 1 Avg/
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Resident Comments
From: Jessica Williams [
Sent: Thursday, May 05, 2016 4:33 PM
To: Murphy, Joan
Subject: Proposed comprehensive plan amendment and rezoning Apple Valley
To whom it may concern:
I would like to voice my opinion.
I am opposing the proposed comprehensive plan amendment and rezoning in the city of apple valley on
the additional of 28 unit apartment building on Whitney Drive.
There are several beautiful big pine trees on the property.. Those beautiful Pine trees should be leave
alone as it provides us good benefits for our health.
It would increase traffic jammed by that stop sign area between Whitney Drive and Pennock Ave. There
had been some crime reports on that street.. If adding more apartment, it could cause more crime
assaults in the area. It could cause more noise and less privacy for neighborhood.
There are plenty of new development apartment on the East side of Apple Valley area. For example on
Galaxies Ave and Flagstaff Ave. It will cause overcrowd on Whitney Drive.
I am opposing adding apartments by Whitney Drive. I would like to see the beautiful environment
instead of overflow of apartment buildings. It would be a ugly picture of the building without beautiful
grass lawn and trees..
Thank you for your time.
Jessica Williams
Resident of Whitney Drive
Apple Valley, MN 55124
Thomas P. Carlson
Nigel H. Mendez*
Brianne 1 Nielsen
*tviSBA Certified
Real Property Law Specialist
Carlso 97 ssociates LTD
ATTORNEYS AT LAW
www.carlsonassoc.com
1052 Centerville Circle
Vadnais Heights, Minnesota 55127
Telephone: 651-287-8640 • Facsimile: 651-287-8659
May 17, 2016
Planning Department
City of Apple Valley
7100 - 147th Street West
Apple Valley, MN 55124
Re: Comprehensive Plan Amendment
7800 - 7822 Whitney Drive
Dear Planning Commission Members:
Paralegals
Rebecca L. Hansen
Sharlene A. Paradis
Jenifer R. Shull
This firm represents the Greenleaf IV Townhouse Association. The Association is
comprised of 79 townhome units and is situated immediately to the north of the proposed
apartment building project. If you have ever visited this Association property, you would find
that it is a remarkably quiet residential area despite its very close proximity to Cedar Avenue,
The Association boasts mature trees and large green spaces between the buildings, making it a
desirable yet affordable neighborhood.
Members of the Association received the Notice of Public Hearing for the proposed
Comprehensive Plan amendment which would rezone this area from Medium Density
Residential to High Density Residential. The Association's Board of Directors asked me to
write to you to voice the concerns of the Association members and their strong opposition to this
amendment.
Members of the Association have voiced a number of concerns regarding the proposed
amendment. These concerns include the following:
• The existing road design in the area are insufficient to safely and adequately
handle additional traffic.
• The availability of parking is limited and already a concern in the neighborhood.
• The owner of the property has not adequately maintained the existing structures
and there are concerns that the new, larger structure will ultimately be
inadequately maintained, causing more significant aesthetic concerns.
Apple Valley Planning Commission
May 17, 2016
Page 2
* The new, larger apartment building will simply look out of place and detract from
this neighborhood of single family homes, townhomes and smaller apartment
buildings.
From a comprehensive planning standpoint, it certainly does not make sense to insert a
lone, High Density Residential parcel into an already developed Medium Density Residential
neighborhood. The Association members question whether there is anything about this
proposed amendment that is consistent with the City's overall comprehensive planning
objectives. The proposed amendment appears to further no interest other than the landowner's
desire to increase revenue from the property.
The members of the Greenleaf IV Homeowner's Association hope that you will consider
their concerns about this amendment and that the Commission will recommend that thep p ro osed
amendment be denied.
Delegard Apple Villa Apartment
Addition
APPLE VALLEY PLANNING COMMISSION
PRESENTATION
May 18, 2016
APPValley
Request
Comprehensive Plan Amendment
from "MD" to "HD".
Rezoning from "M -7C" to "PD".
Site Plan Review/Building Permit
Authorization for construction of 3 -
story 28 -unit apartment building.
APPValley
Location Map
Apple.
Valley
Comprehensive Plan
0111
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LD MD
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L
App Valley
Zoning Requirements
§ 155.331 LOT PROVISIONS.
A duly created lot of record shall be deemed a buildable lot
provided all of the following are met:
(B) There shall be no more than one principal building on one
lot, except when specifically approved by the city;
Request a Rezoning to "PD" (Planned Development)
Maintain the zoning density and setback requirements of the
M -7C zoning, but seeking relief as follows:
❖Allow more than one building per lot
❖Decrease parking setback from Whitney Drive from 20' to 15'
Allow reduced number of garage stalls
Property is less than 5 acres, so owner will need to provide a
written statement of "public benefit."
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Public Benefits of
Development?
Helps improve stormwater drainage issues to Keller
Lake?
Updates the existing buildings with new trim
painting, new entryway features, clean brick, new
roofs? Site and buildings well-maintained, but aged.
If investing in new building, invest in existing
buildings, too.
Improved screening between the residential
neighborhood to the west and the Apple Villa site?
Additional housing within 1/4 mile of the Apple Valley
Transit Station.
APPValley
Site Photos
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App Valley
Site Photos
•••••••
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Apple„
Valley
Site Photos
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App Valley
Site Photos
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Apple„
Valley
Proposed Action
Open public hearing, receive comments, close
public hearing. Itis the policy of the Planning
Commission to not take action on an item on the
night of it's public hearing.
APPValley
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City of App e
Val ey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
6A
May 18, 2016
Land Use
PROJECT NAME:
Quarry Ponds Fourth Addition
PROJECT DESCRIPTION
Request for rezoning from "SG" (Sand and Gravel) to "PD-975/zone 1" (Planned Development) and
subdivision of approximately 8 acres into 22 single-family residential lots. This has been revised from
the original submittal, which was presented at a public hearing held by the Planning Commission on
January 20, 2016. That request asked for rezoning approval and subdivision of 25 acres into 61 single-
family residential lots and one outlot, which would be completed in three phases. This request
represents the first phase of the original development proposal.
STAFF CONTACT:
Thomas Lovelace, City Planner
DEPARTMENT/DIVISION:
Community Development Department
APPLICANT:
Palm Realty, Inc.
PROJECT NUMBER:
PC15-47-ZS
APPLICATION DATE:
60 DAYS:
120 DAYS:
December 10, 2015 (The
original request was tabled
by petitioner on March 16,
2016)
N/A
N/A
Proposed Action
If the Planning Commission concurs, staff is recommending the following:
1. Recommend approval of the rezoning of Blocks 1-3, QUA Y PONDS FOURTH
ADDITION, according to the preliminary plat, from "SG" (Sand and Gravel) to "PD-
975/zone 1" (Planned Development), subject to the completion of the update to the
Fischer Sand and Aggregate, LLP Alternative Urban Areawide Review process.
2. Recommend approval of the QUARRY PONDS FOURTH ADDITION preliminary
plat, subject to the following conditions:
a. Preliminary plat approval is subject to the completion of the update to the
Fischer Sand and Aggregate, LLP Alternative Urban Areawide Review process
and any subsequent plat revisions resulting from the conclusion of such process.
b. Rezoning of the property within the subdivision shall be completed prior to
approval of the final plat.
c. Issuance of Natural Resources Management Permit shall be subject to the
completion of the update to the Fischer Sand and Aggregate, LLP Alternative
Urban Areawide Review process.
d. Installation of public streets and utilities shall be subject to the completion of the
update to the Fischer Sand and Aggregate, LLP Alternative Urban Areawide
Review process.
e. Dedication of one foot (1') wide easements that restricts direct driveway access to
Johnny Cake Ridge Road and 157th Street West.
f. Dedication of scenic/conservation easements over the rear yard area of lots
abutting Johnny Cake Ridge Road to preclude removal of earth berms and
landscaping installed adjacent to the roadway.
Project Summary/Issues
The property is currently zoned "SG" (Sand and Gravel). The applicant has requested a rezoning of
the property from "SG" to a "PD-975/zone 1" (Planned Development), which allows for single-
family dwellings as a permitted use. The minimum lot area and lot width within this "PD" district is
8,450 sq. ft. and 65 feet for an interior lot, and 10,400 sq. ft. and 80 feet for a corner lot. All lots
meet the minimum lot area and lot width requirements.
The subject property is located in an area that was part of an Alternate Urban Areawide Review
(AUAR). The City Council reviewed and adopted the AUAR and Mitigation Plan in late 2007.
One of the requirements of an AUAR is to review the document periodically and update, as
needed. Preparation of the update is currently in progress. The proposed use on the subject
property is consistent with the existing AUAR and no changes are anticipated with the update.
However, consideration of the rezoning and subdivision by the City Council will be subject to the
completion and adoption of the updated AUAR. In addition, site grading, and installation of public
streets and utilities shall not occur prior to approval of the AUAR update.
The proposed development is located on property that is part of a sand and gravel mining
conditional use permit (C.U.P.). This property has never been mined and has been historically
used for crop production. The proposal will end the ability of Fischer Sand and Aggregate, the
current owner, to mine the property.
Mining operations will continue to the north and east of the proposed development, which could
result in potential conflicts with the proposed residential development. This will need to be
addressed through the zoning code regulations that establish setbacks between residential property
and mining operations, operating hours, and screening.
The original submittal and reviewed by the Planning Commission on January 20, 2016, indicated that
the proposed 25 acre/61 lot single-family development project would to be done in three phases. The
subject property with its 22 lots was to be the original proposal's first phase, with the remaining 39
lots developed in the second and third phases. The remaining property in the original request, which
has been mined, will not be platted until after its reclamation.
Drainage and utility easements abutting public street rights-of-way and centered on rear or side lot
lines shall be at least ten feet wide or wider as shall be required. Easements shall also be
established over all utilities located outside of the public right-of-way and before -mentioned
perimeter easements.
No direct driveway access shall be allowed from the proposed lots to future 157th Street West and
Johnny Cake Ridge Road. This shall be accomplished with the execution of an access restriction
easement agreement that will place a one -foot easement over that portion of the lots directly
abutting the two streets.
Streets A and B will not be through streets and the applicant has shown a temporary turnaround at
the north end of Street A. The street eyebrow at the end of Street B will serve as its temporary
turnaround.
The applicant is proposing to extend sanitary sewer and watermain lines in the proposed Johnny
Cake Ridge Road right-of-way between 155th and 157th Streets West. The proposed plat shows the
dedication of 257 feet of the west half of the Johnny Cake Ridge Road right-of-way. The remaining
right-of-way will be dedicated via a drainav and utility easement for the purpose of extending
sanitary sewer and watermain north from 157 Street West to 155th Street West.
Budget Impact
To be determined
Attachments
Development Plans
Y PONDS FOURTH ADDITION
PROJECT REVIEW
Existing Conditions
Property Location:
Northwest comer of 157th Street West and Johnny Cake Ridge Road
Legal Description:
The part of the East 50 Acres of the East Half of the Southwest Quarter of
Section 35
Comprehensive
Plan Designation
"LD" (Low Density Residential/2-6 units per acre)
Zoning
Classification
"SG" (Sand and Gravel)
Existing Platting
Unplatted
Current Land Use
Gravel mining
Size:
8.26 acres
Topography:
Irregular
Existing
Vegetation
None
Other Significant
Natural Features
None
Adjacent
Properties/Land
Uses
NORTH
Fischer Sand and Gravel Mining Operation
Comprehensive
Plan
"LD" (Low Density Residential/2-6 units per
acre)
Zoning/Land Use
"SG" (Sand and Gravel)
SOUTH
Quarry Ponds Single -Family Development
Comprehensive
Plan
"LD" (Low Density Residential/2-6 units per
acre)
Zoning/Land Use
"PD-975/zone 1" (Planned Development)
EAST
Fischer Sand and Gravel Mining Operation
Comprehensive
Plan
"LD" (Low Density Residential/2-6 units per
acre)
Zoning/Land Use
"SG" (Sand and Gravel)
WEST
Regatta Park and Single -Family Homes
Comprehensive
Plan
"P" (Park) and "LD" (Low Density
Residential/2-6 units per acre)
Zoning/Land Use
"PD-632/zones 1 and 5" (Planned
Development)
DEVELOPMENT PROJECT REVIEW
LOCATION MAP
Comprehensive Plan: The site is designated on the City's Comprehensive Plan Land Use Map
"LD" (Low Density Residential/2-6 units per acre). The "LD" is designed to accommodate
residential developments that range from two to six units per acre and include most of the existing
single-family residential areas that are zoned "R-1", "R-2", "R-3", and "R -CL". Other zoning
districts eligible for this land use category include "R-5" (two family); "M-1", "M-2", and "M-3"
(multiple family); and "PD" (planned development). The proposed 22 -lot single-family residential
development on 8.26 acres will have a gross density of 2.66 units per acre, which exceeds the
minimum required density within the "LD" designation.
2030 COMPREHENSIVE L A D USE MAP DESIGNATION
"LD" (Low Density Residentia1/2-6 units per acre)
Livable Communities impact: The proposal will create up to 22 market -rate single-family
dwelling units to the City's existing housing stock, which is consistent with the following Livable
Communities Act principles:
• Provide a balanced supply of housing supply, with housing available for people of all
income levels; and
• Provide a variety of housing types for people in all stages of the life cycle.
AUAR Update This property is located in an area that was part of the 559 -acre Fischer Sand and
Aggregate, LLP Alternative Urban Areawide Review. An Alternative Urban Areawide Review,
or AUAR, is a type of environmental assessment used to address cumulative impacts from future
urban development over a broad geographic area. The AUAR process includes preparation of a
Mitigation Plan that identifies methods to avoid, minimize, or mitigate identified environmental
impacts as future development takes place.
The City Council reviewed and adopted the AUAR and Mitigation Plan in late 2007. One of the
requirements of an AUAR is to review the document periodically and update, as needed, which
is currently in progress. The proposed use on the subject property is consistent with the AUAR
that was approved in 2007 and no change to its land use designation is anticipated with the
update. However, consideration of the rezoning and subdivision by the City Council will be
subject to the completion and adoption of the updated AUAR.
Zoning: The property is currently zoned "SG" (Sand and Gravel), which allows limited
agricultural pursuits, including crop and plant production and commercial greenhouses and
nurseries as permitted uses, and sand and gravel mining as a conditional use.
The applicant has requested a rezoning of the property from "SG" to a "PD-975/zone 1" (Planned
Development). This planned development designation has established uses that include one -family
detached dwellings as a permitted use, area requirements, and performance standards for the
planned development district, consistent with the existing subdivision developments within the
"PD" district. The minimum lot area and lot width within this "PD" district is 8,450 sq. ft. and 65
feet for an interior lot, and 10,400 sq. ft. and 80 feet for a corner lot. All lots within the proposed
subdivision meet or exceed the minimum lot area and lot width requirements.
Mining operations will continue north and east of the proposed development, which could result
in potential conflicts. This will need to be addressed through the zoning code regulations that
establish setbacks between residential property and mining operations, operating hours, and
screening.
ZONING MAP
"SG" (Sand and Gravel)
Preliminary Plat: The preliminary plat consists of the platting of approximately 8 acres into 22
single-family lots. This will result in a net density of 2.76 units per acre. Lot sizes will range from
9,303 sq. ft. to 20,834 sq. ft. in area.
Access to the individual lots within the proposed subdivision will be from two local streets. Street
A will intersect with 157th Street West, a collector street that will be constructed this summer. No
direct access from the lots within this plat to 157th Street West and Johnny Cake Ridge Road will
be allowed. Execution of an access restriction easement agreement that will place a one -foot
easement over that portion of the lots directly abutting the two streets.
The right-of-way for 157th Street West has already been dedicated with the Regent's Point final
plat. Two -hundred -fifty-seven feet of the west half of Johnny Cake Ridge Road will be dedicated
with this plat, with the remaining street right-of-way, from 155th Street West to 157th Street West,
to be located within a dedicated drainage and utility easement. This is to allow for the installation
of sanitary sewer and watermain north from 157th Street West to 155th Street West.
This subdivision is the first phase of a proposed three-phase single-family development that would
have 61 lots on approximately 25 acre. On January 20, 2016, the Planning Commission held a
public hearing on the 25 -acre proposal. The applicant indicated at the hearing that the first phase
of the development would comprise of 22 lots on the south 8 acres, with the remaining
development occurring in two later phases. The proposed staging plan is included with this report.
This subdivision request is consistent with the original proposal.
Grading Plan: The site has been disturbed as part of a sand and gravel mining operation. The site
will be mass graded in preparation for development. A final grading plan shall be submitted for
review and approval by the City Engineer, prior to issuance of a Natural Resources Management
Permit. Permit issuance shall also be contingent upon approval by the City Council of the AUAR
update.
Landscape Plan: A landscape plan is normally not required with a single-family development
proposal in the City's typical single-family zoning districts. However, this development is
located in a planned development and will be adjacent to two collector streets. These two
elements dictate the need for a landscaping plan that identifies the species type and location of
plantings on lots located directly adjacent to future Johnny Cake Ridge Road and 157th Street
West.
The staging plan does identify landscape and landscape/berm areas in the rear and side of all lots
abutting 157th Street West and Johnny Cake Ridge Road. Scenic/conservation easements shall
be established over those areas.
The North Creek Greenway will run directly behind Lots 1-9, Block 1. Landscaping should be
installed in the rear of these lots to provide screening from the greenway.
Availability of Municipal Utilities: Utilities to serve this proposed development will be extended
north from the existing development to the south. The applicant is also requesting the extension of
sanitary sewer and watermain in the proposed Johnny Cake Ridge Road right-of-way. The
proposed plat shows the dedication of the west half of the right-of-way will be dedicated. The
applicant should consider dedicating the full right-of-way, which will avoid the need to plat a
drainage and utility easement over the east of the street.
Storm sewer lines will be installed to collect water from lots in the subdivision and transport it to
the storm water ponding area located to the south of the development.
Installation of municipal sanitary sewer, water, storm sewer, and street improvements needed to
serve the plat will be constructed in accordance with adopted City standards and shall not occur
prior to City Council approval of the updated AUAR.
Street Classifications/Accesses/Circulation: Streets A and B, two local streets will be
constructed within the proposed subdivision and will provide direct access to the individual lots.
Street A will intersect with future 157th Street West to the south and will be the only direct access
into the subdivision. 157th Street West is a minor collector roadway, which will run along the
south side of the development. A minor collector is designed to collect neighborhood traffic and
distribute it to major collector and arterial streets in the city. These streets are generally shorter and
less continuous than major collector streets. The construction of the section of 157th Street West
from Pilot Knob Road to the Regatta Development will allow traffic to travel from Cobblestone
Lake Parkway to the east to Garden View Drive to the west. The 2030 traffic volume for the
section of this street between the Regatta development and Pilot Knob Road is estimated to be
4,000 trips per day.
The proposed development project will create an estimated 221 vehicle trips per day. The streets
within the subdivision should be able to handle the traffic generated by this project.
Pedestrian Access: Sidewalks, trails or pathways shall be provided in accordance with
provisions of the City's pedestrian circulation plan. Sidewalks will be required along both sides
of local streets within the wa ath
and
developments will be installed on both sides of 157th Street
ppathways
West.
Recreation Issues: The City's subdivision regulations provide for dedication of land or easements
for the purpose of offsetting the need created by new development for new parks or storm water
holding ponds. The regulations also provide for a cash -in -lieu of land dedication and are based on
a "benchmark" land valuation for raw land. The preliminary plat does not identify the dedication
of any property for public park purposes.
Public Hearing Comments: The public hearing was held on January 20, 2016. The hearing was
opened, no comments from the public were received, and the hearing closed.
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