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06/01/2016
••• •••• ••••• •••• ••• City of Apple VaIiey Meeting Location: Municipal Center 7100 147th Street West Apple Valley, Minnesota 55124 JUNE 1, 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 18, 2016 4. CONSENT ITEMS - -NONE-- 5. PUBLIC HEARINGS - -NONE-- 6. LAND USE/ACTION ITEMS A. PHS Cobblestone Lake Senior Housing Development — Consideration of 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 7. OTHER BUSINESS A. Review of upcoming schedule and other updates. 8. ADJOURNMENT NEXT PLANNING COMMISSION MEETINGS 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 7:00 P.M. Wednesday, July 20, 2016 Regular Scheduled Meeting - Public hearing applications due by 9:00 a.m. on Wednesday, June 22, 2016 - Site plan, variance applications due by 9:00 a.m. on Monday, July 11, 2016 NEXT CITY COUNCIL MEETINGS Thursday, June 9, 2016 Informal Regular Scheduled Meeting Thursday, June 23, 2016 Regular Scheduled Meeting 7:00 P.M. 5:30 P.M. 7:00 P.M. 7:00 P.M. Regular meetings are broadcast live on Charter Communications Cable, Channel 180. Agendas are also available on the City's Internet Web Site http://www.cityofapplevalley.org. CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES MAY 18, 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, Ken Alwin, Tim Burke, Keith Diekmann, Angela Polozun, Paul Scanlan and David Schindler. Members Absent: None Staff Present: City Attorney Sharon Hills, Community Development Director Bruce Nordquist, City Planner Tom Lovelace, Planner Kathy Bodmer, City Engineer Brandon Anderson and Department Assistant Joan Murphy. 2. APPROVAL OF AGENDA Chair Melander asked if there were any changes to the agenda. Hearing none he called for a motion. MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan, approving the agenda. Ayes - 7 - Nays - 0. 3. APPROVAL OF MINUTES MAY 4, 2016 Chair Melander asked if there were any changes to the minutes. Hearing none he called for a motion. MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan, approving the minutes of the meeting of May 4, 2016. Ayes - 5 - Nays - 0. Abstain —2 (Alwin and Schindler) 4. CONSENT ITEMS A. Add June 2, 2016 as a Planning Commission meeting/workshop to be held at Apple Valley Senior Center. MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann, approving June 2, 2016 as a Planning Commission meeting/workshop to be held at Apple Valley Senior Center. Ayes - 7 - Nays - 0. 5. PUBLIC HEARINGS CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes May 18, 2016 Page 2 of 8 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 Chair Melander opened the public hearing at 7:04 p.m. Planner Kathy Bodmer stated the request is for 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. She reported that 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. The subject site is within a 1/4 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. 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. 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 CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes May 18, 2016 Page 3 of 8 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'. She reviewed the garage parking and lighting plan for the complex and stormwater drainage area for the site. Commissioner Scanlan asked if there was any concern from the Fire Department during the review of this project with where the garage area is a dead end. Ms. Bodmer answered that the Fire Department did not raise any issues related to that. Commissioner Scanlan inquired what the reason was for the parking lot setback request from Whitney Drive. Ms. Bodmer said it was because Whitney Drive is considered a collector street and the setback requirement is currently 20 feet. The petitioner is requesting a 15 foot setback like other properties to the east. Jim Schloemer, Kaas Wilson Architects, provided additional information. Kim Behrens, Kaas Wilson Architects, was available for questions and had material samples. Commissioner Diekmann asked what the overall height of the building was at the peak. Ms. Behrens answered it was a little under 45 feet. Commissioner Scanlan inquired if the remodeling was going to be parallel to the new construction and what the timetable was they were looking at. Ms. Behrens answered that she felt they would do things at the same time when construction crews are available on site with the same trade people. Bonnie Tangness, Greenleaf Townhomes across the street from the proposed apartments, expressed concern for the size of the building. She felt it is too big and will cover up all the small buildings which had not been kept up for quite some time. They are not in as good shape as they might propose. Existing road design in the area is insufficient to handle additional traffic. She feels this will add more traffic. The availability of parking is limited and is already a concern. She said a larger apartment building will look out of place because of the 3 levels while everything else is one level or two levels. She said from the comprehensive planning stand point it makes sense to insert high density compared to develop medium density. She said association members would like to question if there is anything about that proposal that is consistent with the City's overall comprehensive planning objectives, in other words going higher or higher property. She express concern for the construction and said it was going to be a mad house around there but it seems how it will impact other property value of all the townhomes. She said they already have a large wall CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes May 18, 2016 Page 4 of 8 outside of the townhomes that separate them from Cedar Avenue, the noise component. This seems like a bigger building to enclose them from Whitney Drive. They would like that to be addressed. She said so many buses go that way because when they get done with the transit and unload their people, there are a lot of buses that go through that area. She commented that she saw so much during the presentation that she does not know what else to address and needs more time to digest everything she saw. She asked if there would be more public hearings and asked the Planning Commission to consider some of their concerns. Chair Melander answered that tonight would be the only public hearing and that staff would address any questions that come up. He said if anyone has additional questions they should get in touch with the Planning staff before the next meeting. Bob Heidbrink, 7517 Whitney Dr, Greenleaf Townhomes, asked what the proposed timeframe is and what the process and procedure was in place at this point as far as going forward with this and any potential hearings. Chair Melander said the public hearing is tonight. At the next meeting, staff will come back with all the comments and questions answered and addressed including the questions the Commission asked. At that time the Commission would probably make a recommendation one way or the other. He clarified that the Planning Commission does not approve, they only recommend to the City Council. The item then goes to the City Council and they make the decision. At that time it is up to the developer as to when they move forward with the building process. Just because something is approved it does not mean it gets built. Should they move forward construction could take 90-120 days. It could happen this building season. Mr. Heidbrink asked how long it takes to get through the political process once you decide to do something here. He asked if the public could have some sort of dialogue as to the questions that are getting answered tonight and the recommendation and be informed about this project. Community Development Director Bruce Nordquist said staff would be happy to provide the information that was presented tonight and the answers to the questions that were raised tonight would be done in a public forum at a Planning Commission meeting. Mr. Heidbrink asked if this would not be the public's only opportunity to have input of what is being done. Mr. Nordquist clarified that this evening is the public hearing and he said he refers to the Chair of the Planning Commission that he may choose to receive additional comments but the appropriate time to be making the comments is this evening during the public hearing and we are hearing concerns that should be addressed. He also wanted to add one additional thing that while this process is going on we are also having the Metropolitan Council review the Comprehensive Plan designation to allow for this modification of zoning to a higher density. Mr. Heidbrink asked if there would be some response to the questions asked tonight and the letter their attorney submitted regarding some of their concerns. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes May 18, 2016 Page 5 of 8 Chair Melander commented that there is nothing that goes on behind closed doors and that it is discussed publicly and openly. Nobody is working behind the scenes. Mr. Heidbrink asked if there had been any traffic study done as to what the impact of this project would be to the area. City Engineer Brandon Anderson answered that the City requested a traffic study from the applicant but had not received it yet. Mr. Heidbrink asked if there is a timeframe in which the Planning Commission would like to get to City Council with some type of recommendation. City Attorney Sharon Hills answered that once the application is submitted there are 60 days for zoning but since there was a Comprehensive Plan amendment and it needs to be submitted to the Metropolitan Council, it is on hold. Mr. Heidbrink asked if he would be correct in understanding that it would be on a relatively fast track as things go in City Hall. Chair Melander answered that they are not pushing things forward. Until the questions are answered and satisfied he does not feel the City will move things forward. He said in the past the Planning Commission has done a pretty careful job at looking at projects as does City Council and City staff. Mr. Heidbrink asked how the staff report and slide presentation would be available to them to review. Ms. Bodmer answered that it would be available on the City's website. If residents have additional comments they could provide that in writing and staff would forward that to the Planning Commission. Janet Hernandez, 7585 Whitney Drive, Greenleaf Townhomes, expressed concern for the traffic in the area and the travel impact with this being a collector road, feeding into Cedar, people using it as a cut -through. Children who go to Cedar Park have to cross that cross -walk sometimes. She said she is concerned for the traffic. When there is snow that comes down everybody from their townhomes and the apartment building have to park on the street so they can get plowed out appropriately. She does not see how everybody would fit on those streets if they all get plowed at the same time which has happened before. She said it is too many people and she does not want it to happen for that reason. She asked what the next step is and if they could come to another meeting. Chair Melander answered that if there are new comments that come up and the issues that have come up this evening, they are going to be addressed. The Commission will address new questions. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes May 18, 2016 Page 6 of 8 He said if the questions that come up had been addressed, they will bring it to a vote and recommend approval or denial to the City Council. Ms. Hernandez asked how much impact does the traffic study have on the approval or denial of the project. Chair Melander said they look at everything. Ms. Hernandez commented that she knows it will affect it because she has lived there for a lot of years. There will be a lot more people on that road. Sandy Porter, 781 Newell Dr., was concerned for not only removing the visual barrier that is currently there between their houses and the apartment building, but what is going up will not be sufficient as a visual barrier nor a headlight and sound barrier for their homes that back up against there. The fence that is currently behind the apartment buildings, will that continue to be there so that we do not have foot traffic that can go straight through the parking lot into the other apartments that are behind there. They are concerned for extra traffic, extra people, and extra noise that is right up against a residential area and that it would affect their property values should they want to re -sell because of the additional apartments behind them. She asked at what next meeting would the Commission be discussing this so they could still come to the meeting even if they could not contribute anything and still hear the discussion. Chair Melander said the next regular scheduled meeting is June 1 and recommended checking the website for the agenda in case the item is not to be on for discussion and would be moved forward to a later meeting in the month. Chair Melander closed the public hearing at 7:51 p.m. 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. City Planner Tom Lovelace stated the property is currently zoned "SG" (Sand and Gravel). The applicant has requested a rezoning of the property from "SG" to a "PD-975/zone 1'° (Planned Development), 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. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes May 18, 2016 Page 7 of 8 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. 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 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. Discussion followed. MOTION: Commissioner Diekmann moved, seconded by Commissioner Burke, recommending approval of the rezoning of Blocks 1-3, QUARRY 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. Ayes - 7 - Nays - 0. MOTION: Commissioner Diekmann moved, seconded by Commissioner Burke, recommending 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. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes May 18, 2016 Page 8 of 8 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. Ayes -7 -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, June 1, 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 Burke moved, seconded by Commissioner Schindler to adjourn the meeting at 8:06 p.m. Ayes - 7 - Nays - 0. Respectfully Submitted, J • • Murphy, Planning Dep •`' ment sistant Approved by the Apple Valley Planning Commission on Tom Melander, Chair 4** •0 city of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 6A June 1, 2016 Land Use PROJECT NAME: PHS Cobblestone Lake Senior Housing Complex PROJECT DESCRIPTION Consideration of the following: 1. Rezoning of Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE, to Planned Development No. 703/zone 6 and Outlot A, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to Planned Development No. 703/zone 7. 2. Subdivision of 16.03 acres into one (1) lot and one (1) outlot. 3. Site plan review/building permit authorization to allow for the construction of a 193 - 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 Staff received revised plans for the proposed project on May 25, 26, and 27 and has not had the opportunity to review those documents. We will present a review of the revised plans the night of the meeting. Project Summary/Issues The applicant originally proposed a 175 -unit continuum of care complex on 12.28 acres. The applicant has revised their plans and is now proposing a 193 -unit building. 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 a 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 future 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 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 revised project will contain twice the percentage of assisted living units currently allowed by the planned development ordinance. An amendment to the current planned development ordinance requirements in zone 6 will needed to bring the project into conformance. The site plan indicates 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 extended 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 and along either side of the main entrance. Staff has concern about the location of the proposed infiltration areas and utilities in the rear of the building 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 2%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) City Engineer's Memo Revised Development Plans Revised Colored Site Plan Revised Building Elevations Revised Floor Plans Revised Unit Mix/Square Footage Breakdown Original Colored Site Plan Original Floor Plans Original Unit Mix/Square Footage Breakdown Site Section COBBLESTONE LAKE CONTINUUM OF CARE COMPLEX 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 Residential/2-6 units per acre) Zoning "PD-703/zone 2" (Planned Development) SOUTH Vacant Comprehensive Plan "HD" (High Density Residential/ 12+ units per acre) Zoning "PD-703/zone 8" (Planned Development) EAST Cobblestone Lake Cobblestone Lake Park Comprehensive Plan "P" (Parks/Open Space) Zoning "PD-703/zone 7" (Planned Development) WEST Cobblestone Lake Commercial Development Comprehensive Plan "C" (Commercial) Zoning "PD-703/zone 6" (Planned Development) Development Project Review LOCATION MAP Background: The 16 -acre project site is comprised of three existing outlots, Outlots E, F, and G, COBBLESTONE LAKE 3RD ADDITION. In 2008, Oxford Senior Funds submitted and received approval of a development request for 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 a 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 to 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. On April 28, 2016, the City Council approved the submittal of the recommended Comprehensive Plan amendments to the Metropolitan Council. We are awaiting the Council's review. 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 193 -unit facility, which will have 113 independent living, 58 assisted living (30%), and 20 memory care units (10%) on a 12.28 -acre lot for a density of 16 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 4% and increase the comprehensive, intensive or full care living percentage to 30%. The future phases would also increase the unit density to 27 units per acre. The proposed project will contain twice the percentage of assisted living units currently allowed by the planned development ordinance. Therefore, the planned development ordinance will need to be amended. 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 original plan identified a 175 -unit continuum of care facility on a 12.28 -acre lot. The north two-thirds of the building was four stories with 99 independent living units. The south wing was 2-3 stories with the first floor occupied by 20 memory care units, and the second and third floors having 28 assisted living units each. The applicant has revised their plans to include the addition of a 5th floor and an increase in the number of units. The revised building will have 113 independent living units and 58 assisted living units. The building footprint will remain the same. 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 113 -space underground parking area. The third access will be located at the south end of the site and will provide a second access to the underground parking as well as service delivery and trash pickup. 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. This development will have 224 parking spaces (111 surface parking spaces and 113 underground parking spaces). The City's general parking requirements requires that rest homes, nursing homes, sanitariums, or homes for the aged and children provide one space for each four beds plus one space for each two employees and one space for each staff doctor. This parking requirement would not be applicable to this proposal. However, special performance standards within "PD - 703" require a minimum of 1.1 spaces for a senior apartment and independent living units within a continuum of care facility, of which one space per unit shall be enclosed. The parking demand for the 99 independent living units is 109 spaces, with 99 of those spaces being underground. This will leave 14 underground and 102 surface parking spaces available for the assisted living units, memory care units, guests, and staff/employees. 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 expressed their concern about the direct access driveways from the skilled nursing facility's proposed parking lot to Cobblestone Lake Parkway. The revised site plan indicates the removal that driveway access. 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 along the east side of the site. Design revisions should be made to the design and location of those utilities. Elevation Drawings: The applicant has submitted revised building elevations that include the addition of a fifth story. The reason for the addition is to accommodate modifications to the main entrance to the building by creating a 2-3 story open lobby/conservatory area. The additional floor will increase the height of the building by approximately seven feet. 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 will need to submit a landscape plan that labels the plants and a detailed planting list for review and approval by City staff prior to issuance of a building permit. Pedestrian Access: The applicant is proposing a sidewalk connection from the front of the building to the sidewalk adjacent to Cobblestone Lake Parkway. Staff recommended sidewalk connections from the site to pathways in Cobblestone Lake Park and from the front of the building to Cobblestone Lake Parkway. The sidewalk connections to the parkway have been made and they have extended a sidewalk connection to the east property line, which abuts Cobblestone Lake Park The plans indicate a five-foot wide sidewalk directly abutting the surface parking spaces. Allowing for a vehicle encroachment of 1.5 feet beyond the curb will leave only 3.5 feet of usable sidewalk area. Staff would recommend that all sidewalks that abut surface parking perpendicularly should be moved 1.5 feet from the curb or the width should be increased by a minimum of one foot. Recreation Issues: Outlot G, COBBLESTONE LAKE COMMERCIAL 3RD ADDITION was expected to be dedicated for public park purposes once development was completed on the abutting outlots to the north and south. The applicant is proposing to incorporate a portion of Outlot G into their lot to relocate the parkland to the north in Outlot E. They indicate there will be no net loss with this land swap. The Apple Valley's Park and Recreation Advisory Committee reviewed the proposed change and did not have any outstanding issues. Improvements to the park will include a parking lot, shelter and other amenities. As stated previously, the City has received grant funds to assist with the development of this section of Cobblestone Lake Park, which will need to occur before the end of the year. Staff would like to see a driveway connection from the park's parking lot to the north underground parking driveway. Signs: A monument sign is shown in the raised median at the main entrance into the site. No dimensioned site/construction/elevation plans have been submitted with this request. The monument shall comply with requirements set forth in the City's sign ordinance. Public Hearing: The public hearing was held on April 20, 2016. The hearing was opened, comments were taken, and the hearing closed. The following is a synopsis of the comments received during the public hearing along with staff's or the applicant's response. A comment was received regarding the height of the building stating that looking up at a four-story building from Cobblestone Lake will actually look like a six -story building. Staff Response — Their currently is a twelve foot change in elevation from the pond's shoreline to the edge of the development site. The site then rises 10 feet from east to west. The building's first floor elevation will be 936 and the building will be 68.5 feet tall. The building will be located approximately 200 feetfrom the Cobblestone Lake pathways so the height will be diminished by the distance from the public park to the east. A question was raised regarding the color of the building. Staff Response — The applicant will provide a color palette on June 1. How will service delivery vehicles access the site? Staff Response —Access by service delivery vehicles and trash pickup will be via the private driveway located at the south side of the building. This driveway will intersect with Cobblestone Lake Parkway South. Parkway modifications will be made that include removal of a section of median and a minimum of four recessed parking spaces in the parkway. The removal of the median will allow for full vehicular access in and out of the site at the location. A question was asked if we need more senior apartments. Staff Response — In 2013, Maxfield Research, Inc. prepared a report for the Dakota Community Development Agency (CDA) entitled "Comprehensive Housing Needs Assessment for Dakota County, Minnesota ". The report found that "Apple Valley has 72 units of age -restricted housing targeted to seniors with very low in- comes (<50% of AMI). The City also has three age -restricted CDA properties (independent living) targeted to moderate -income seniors. Combined, these three properties total 170 units and are fully occupied. Apple Valley has a total of 176 adult/few services units and 315 units of service -enriched senior housing among five properties. The service -enriched properties offer a continuum of care including independent living with optional services, assisted living and memory care. Occupancies at all age -restricted properties in Apple Valley remain high (average of 95% or higher) ". The report estimated that the projected demand for senior housing units in Apple Valley from 2010 to 2030 are the following: • Rental senior affordable = 415 units • Rental senior market rate w/services = 540 units • For -sale senior market rate = 525 units The City recently gave preliminary approval to a 163 -unit senior apartment building, located at the southwest corner of Cedar Avenue and 140th Street West. The developer is proceeding with their final approvals and would likely begin construction late this year or early next. That still leaves a need for 1,317 senior units over the next 15 years. A concern was raised regarding the proposed parking. Staff Response — The proposed development will have 110 surface and 113 underground parking spaces to serve 193 units. There are also 52 on street parking spaces along the east and north side of Cobblestone Lake Parkway that can provide additional parking for the development. A question was raised if the park would be handicap accessible. Staff Response — The park will be constructed in compliance with federal ADA requirements and National Recreation and Park Association standards. Concerns were raised regarding the building size, massing, and height of the building. Staff Response — The applicant is proposing to construct a 3-5 story building on a 12.28 -acre lot. If the buildings height was reduced and the number of units remained the same, the building coverage would likely increase, which would have an impact on the massing on the site. CITY OF Apple11 MEMO Public Works TO: Tom Lovelace, Planner FROM: Brandon S. Anderson, City Engineer DATE: April 26, 2016 SUBJECT: PHS Cobblestone Lake Senior Housing Preliminary Plan Review Tom, The following are comments regarding the PHS Cobblestone Lake Senior Housing Plan submitted March 21, 2016. Please include these items as conditions to approval. General 1. All work and infrastructure within public easements or right of way shall be to City standards. 2. No trees will be permitted in public easements. 3. Stormwater Pond and Infiltration Basin Construction and Maintenance Agreement will be required as part of Development Agreement. 4. Design of public infrastructure to serve park shall be coordinated with PHS Cobblestone Lake plans. 5. The developer shall identify whether site utilities will be installed under private or public contract. 6. A Traffic Control Plan shall be submitted and approved for all lane and street closures by the contractor. Flag persons shall be provided as necessary. 7. A detour plan will be required as part of final construction plans for the construction of streets and utilities within Cobblestone Lake Parkway. An obstruction permit may be required by Dakota County for use of County roadways as part of detour. 8. Provide trip generation analysis for site traffic impacts. 9. Add center medians and outside curb lines on Cobblestone Lake Parkway to plan sheets for visual clarity of the proposed site improvements. 10. No construction work shall begin prior to a preconstruction meeting conference with a Public works and a Building Inspections representative. 11. Public Work Department (952-953-2400) shall be notified a minimum of 48 hours for any required water main shut downs and/or connections. 12. City of Apple Valley Water Department shall operate all valves on public owned mains and valves connecting private lines to public owned mains. Permits 13. Provide a copy of the executed Minnesota Department of Health, Minnesota Pollution Control Agency, Met Council, Department of Labor and any other required permits prior to construction. 14. A right of way permit will be required for all work within public easements or right of way. 15. A Natural Resource Management Permit (NRMP) will be required prior to any land disturbing activity commences. Site 16. Pavement section for median cut shall match existing Cobblestone Lake Parkway South. 17. Accessible routes are not indicated for access/egress from doors and patio areas. Show doors and access routes on site and grading plans. 18. The western corners of the proposed parking lot and private access roadway encroaches into existing drainage and utility easement and should be relocated out of D&U easement. 19. Provide setback lines on site plan. 20. Provide Auto turn drawing indicating vehicle movements to parking garage and internal circulation of delivery trucks and garbage. Indicate radius of driveway to parking garage on site plan. 21. Pedestrian curb ramps in accordance with City of Apple Valley standards are required at sidewalk crossings of entrances. 22. Future parking lot in Outlot A should provide secondary shared access to lot 1 block 1 and should be marked and signed appropriately. It is recommended to align access intersections. 23. Identify proposed use of concrete pad at underground parking entrance. 24. Move trail connection to sidewalk to align with existing street crossing 25. Driveway entrances to be NON-RESIDENTAIL DRIVEWAY (CONCRETE ENTRANCE), Detail Plate STR-5 26. No access from future parking lot onto Cobblestone Lake Parkway will be allowed on the inside of the curve with street parking; site restrictions 27. Move southern truck access driveway access onto Cobblestone Lake Parkway to enter at 90°, see Sheet C1.01 28. Construct opening in median at southern driveway per attached plan sheet C6.02 from Cobblestone Lake North Shore 29. Remove parking stalls east of southern driveway; reconstruct curb line 30. Provide a minimum 10' tangent between end radius of driveway entrance and beginning angle to on street parking 31. Provide pedestrian crossing including ADA ramps and striping on north side of main entrance at the round -a -bout. 32. Additional sidewalk connection from SW corner of building to Cobblestone Lake Parkway is recommended to allow better use of on street parking stalls. Additional sidewalk should be considered from the south end of site along the truck entrance to the building to better utilize off street parking provided along Cobblestone Lake Parkway. 33. Show correct trail connections to Outlot A (public park) from site. 34. Entrance monument should be relocated from the center island to meet 13' setback from property line requirement. 35. Provide 10' drainage and utility easement around the perimeter of the proposed site. Parking 36. Provide parking plan (in addition to surface parking data on site plan) including existing and modified parking along Cobblestone Lake Parkway. Indicate hydrant locations on the parking plan and adjust parking layout to maintain that no parking is allowed 10' from a fire hydrant. 37. Indicate site line triangles and intersections and adjust parking layout to maintain that no parking is allowed 30' measured from face of curb at street intersections. Grading, Drainage and Erosion Control 38. Final Grading Plans shall be reviewed and approved by City Engineer. 39. Final Stormwater Management Plan shall be reviewed and approved by City Engineer. 40. Provide the overall site composite Curve Number (CN) along with the impervious % on the area tabulation (sheet CG 101). 41. The NWL, 100 -year HWL and EOF should be indicated on plan sheets for storm water pond and infiltration basins. Hydraulic calculations shall be approved by the City Engineer. 42. The infiltration basins should be identified by numbers (1-5) and calculations provided. 43. Storm water quantity and quality control has been accounted for in the regional storm water pond EVR-P44 (Cobblestone Lake). TMDL's for EVR-P44 require additional treatment where it can be provided. Provide a low flow diversion weir and outlet pipe from proposed MH1 or (or add additional structure between MH1 and MH2) to direct storm water from development to Infiltration Basin #2. Infiltration Basin #2 should be reconfigured to provide a "natural" barrier between the public and the private property. 44. Additional berms and/or infiltration basins should be considered for screening along the north property line to delineate the area between the public park (Oudot A) and the development. 45. Storm sewer layout should be shown on sheet C3.01 46. Locations where contours indicate concentrated flow should be picked up in storm sewer or directed to infiltration areas and not cross public sidewalks or trails. 47. Retaining wall elevations (TW and BW) should be indicated on plans. All retaining walls over 48" from bottom of footing to the top of wall shall be designed and certified by a structural engineer and submitted to building inspections for final approval. Provide additional details and/or specifications for retaining wall block. 48. Curb cuts should be identified in surface parking lot to provide drainage to proposed infiltration basins #4 & 5. 49. 2% minimum drainage should be provided for all turfed areas. 50. Provide inlet protection on all CBs on Cobblestone Lake Parkway within construction boundaries. 51. Add silt fence around the storm sewer connection at the north end of the site. Storm Sewer 52. Final locations and sizes of Storm Sewer shall be reviewed with the final construction plans and approved by City Engineer. 53. Provide storm sewer calculations for stormwater requirements. (Rational method including Hydraulic grade lines). 54. Storm sewer within right of way and public drainage and utility easement for purposes of connection to public infrastructure shall be reinforced concrete pipe and meet all City standards. 55. Provide roof drain locations on plans. 56. Move CBs (3, 4, 12) a minimum of 5' away from corner in curbing 57. Reconstruct CBMH into MH at the new alignment for the southern entrance 58. Convert 2'x3' CB in parking curb line into MH in future boulevard 59. Add CB in proposed curb line by converted MH 60. All BCs in green areas shall have Concrete Frame & Stool Grate Casting per MNDOT STD PLATE 4143E 61. Correct #13 in SITE UTILITY NOTES to read (City of Apple Valley) Sanitary Sewer and Water Main 62. Final locations and sizes of Sanitary Sewer and Water main shall be reviewed with the final construction plans and approved. by City Engineer. 63. Provide additional drawing showing required hydrant coverage for site. 64. Additional Fire hydrants and access routes shall be provided per the Fire Marshall's recommendation. 65. All water mains located within right of way and public easements for purposes of connection to public infrastructure shall be ductile iron pipe and meet all City standards. 66. Existing sanitary sewer and water not utilized shall be removed or abandoned back to the tee or wye. 67. Add hydrants (2) as shown on plan (or remove water stubs back to main) 68. Move hydrant by main entrance drive lane and into island 69. Move water line to align with existing water stub at north end of project 70. Remove WAT-7; water meter should be inside building 71. Replace SER -6 with revised plate 72. Replace STR-35A with STR-35 plate 73. Add Detail Plate STR-5 Landcape and Natural Resources 74. Quantities and locations of trees should be indicated on plan to show diversity of species. 75. Restoration/Landscape plan should indicate required buffers and appropriate seed mixtures for infiltration area, aquatic bench and upland areas associated with any stormwater basins. 76. Landscape plan should clearly indicate drainage and utility easements and property line. 77. No major tree plantings shall be located over any underground utilities. Clusters of trees shall be used near or around these areas instead of planting in a row. The Drainage and Utility Easement will require clearance around the underground utilities, or the expectation that trees may have to be removed for access when needed. 78. Trees and shrubs planted around the infiltration areas should be above the designated HWL. 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NFFS 4 • PHS Cobblestone Lake Senior Housing Site Plan APPLE VALLEY, MINNESOTA presbyterian 3-21-16 1 72535-16024 homes & services z 0 w x 0 2 z z 0 z 118z- E p.= o n Z DD 0 cc?, E 8 LILI LI 2 LOWER LEVEL FLOOR PLAN 0 0 2 u.1 111 Z CIRCULATION ar 1ST FLOOR PLAN MEMORY CARE z uj 0 z El 0 2 2 0 0 ADMINISTRATIVE 0 0 LI 2ND FLOOR PLAN Cs, b.0 • — 0 1 0 w w to < 0 0 v) z W 0 21 eL:q (... (,) < INDEPENDENT LIVING LI 11 z ?-c cs: [11 0 :t 3RD FLOOR PLAN b.0 .17 1 1) w w 0 91 w z a) z am o f,79 w - CI- < er 0 cop ..= LI ADMINISTRATIVE 0 LI 4TH FLOOR 0 LO CNI tfri 8 fie, 8 Po (.9 03 00 0 - 151 8 A' m" L/1 efl 00.4 OW tO 00 01 to IN IN N Z4 :iIZZ 74 C3 ra N IL PRE -FINISHED METAL SOFFIT & FASCIA ASPHALT SHINGLES FIBER CEMENT SHAKE SIDING FIBER CEMENT LAP SIDING - COLOR A VINYL WINDOWS FIBER CEMENT LAP SIDING - COLOR B MANUFACTURED STONE VENEER t, t EAST ELEVATION SOUTH ELEVATION H W re WATER TOWER W z a W W JQ m ma o0 ORCHARD PATH z 0 u) a Q H W W D 1— V Do re W U) 2 0 ui Zcn 2=-• W m = I 2 0 a J � Zm CC CU •~ 4.07 •- cin cdp) i-4 chiv 0 z L 0 •_ C 03)Q (1) 0 J v) aC W JZ a CO— ILJ W n ,, m L —i ,j, MdN = s>^ t3 al 0 U 0- Z Z Io d �N, Q W v� W CO W W CO m Z Lovelace.Tom From: Sent: To: Subject: Murphy, Joan Saturday, May 28, 2016 6:33 AM Lovelace, Tom FW: Comments on the Proposed PHS Cobblestone Lake Senior Housing Plan Sent: Friday, May 27, 2016 10:59 PM To: Murphy, Joan; Grawe, Charles Subject: Comments on the Proposed PHS Cobblestone Lake Senior Housing Plan Mayor Hama! -Roland and Mr. Tom Lovelace, We're writing to share our concerns about the proposed PHS Cobblestone Lake Senior Housing plan ("PHS Plan") within the Cobblestone Lake development. As a resident of the neighborhood, we're very concerned about the impact of the proposed PHS Plan. Our primary concern about the PHS Plan is the sheer size of the proposed building. At over 60 feet high, this will be the tallest building anywhere in the area and tower over the neighborhood, not to mention the lake. From the surface of the lake, the proposed building will likely rise somewhere near 90-100 feet, which will essentially wall off the entire west end of the lake. The "wall" effect the height of the proposed building creates will be further exacerbated by the length of the proposed building, especially when you consider the future buildings being proposed as part of the plan. The entire width of the west end of the lake will essentially be walled off with a 3 to 4 -story building without any "breaks" in the structure. As 1 understand it, this would be a significant variance from the original plan for the community overall and specifically this property, which had a community park centered within this area. Another concern is the increased commercial traffic that will accompany the development. This is a large scale commercial building within a residential neighborhood that will require daily food, medical and other supply deliveries, which would be unwelcome and potentially unsafe given the narrow and winding roads within the neighborhood. Many pedestrians use the sidewalks and paths throughout the neighborhood, so the numerous commercial delivery vehicles may increase pedestrian -vehicle accidents. In our opinion, the PHS Plan is not appropriate for the Cobblestone Lake neighborhood in its current form. We urge you and the Pia ing Commission to thoughtfully and critically evaluate the PHS Plan and its impact on the neighborhood before approving. Respectfully, Jon and Tina Ahlbrecht 15830 Drawstone Trl Sent from = iPad Lovelace, Tom From: Sent: To: Subject: Tuesday, April 26, 2016 9:46 PM Lovelace, Tom Cobblestone Lake Good evening, It came to my attention this week that the City of Apple Valley is considering allowing the construction of a 4 - story retirement home on the west end of Cobblestone Lake. I'm writing today to express my disappointment. 1 fear that such a large structure would "stick out like a sore thumb" and ruin an otherwise scenic and charming area. Cobblestone Lake at sundown is Apple Valley's best kept secret. Don't ruin it for the residents and community members, like myself, who enjoy this quaint little neighborhood lake! Respectfully, Briana Benson Lakeville Lovelace, Tom From: Sent: To: Subject: -Oriina1 Messae Murphy, Joan Tuesday, May 03, 2016 8:58 AM Lovelace, Tom FW: 4/20 PHS Questions Sent: Monday, May 02, 2016 1024 AM To: Murphy, Joan Subject: 4/20 PHS Questions Good morning, I'm writing to ask for clarification regarding the approval of the rezoning along Cobblestone Lake. My wife and daughter attended the meeting on April 20th and conveyed to me that discussion would continue to this Wednesday's meeting regarding the massing of the building and due to missing elevation views from the street and approaching from Target. As I read the meeting minutes and agenda for this Wednesday it doesn't appear that discussion is scheduled to continue. Could you clarify? Our household believes the project is too massive and doesn't fit into the original vision for the neighborhood. We believe that a project combining houses with smaller scale commercial (shopping and/or dining) would be better. Thank you, Jim McGuirk 15622 Eddington Way. Lovelace Tom From: Sent: To: Subject: Grawe, Charles Tuesday, April 26, 2016 4:01 PM Lovelace, Tom; Nordquist, Bruce; Lawell, Tom FW: Council Communication Cobblestone Lake Neighborhood Sent: Tuesday, April 26, 2016 2:28 PM To: Grawe, Charles Subject: Council Communication Cobblestone Lake Neighborhood To whom it may concern: 1 am a 7 year resident of the Cobblestone Lake neighborhood in Apple Valley. 1 was drawn instantly to its beautiful architecture, uniqueness, vibrant colors and of course, the lake and nature in the midst of it all. 1 have heard there is a Presbyterian Senior Living center proposed to come into our neighborhood on the west end of the lake. My father lives in a similar type facility in Apple Valley. We absolutely love it and totally support a senior living facility in our neighborhood. My concern is how large and expansive that building is as it is planned for now. One of our families favorite summer activities is to go kayaking on Cobblestone Lake at sunset. The sunset to the west is beautiful. We also enjoy going out to the gazebo in the evening to see the beautiful sunsets there as well. I'm not the only one here that enjoys the nature, beauty and sunsets around "our" lake. I fear this favorite activity of ours and many others will be blocked by the largeness of this building. I know I cannot prevent anything from going into that space. It needs to be developed. But isn't there a way that could please both the developers and the residents here in Cobblestone? Maybe not 4 stories, maybe a smaller venue, maybe not so wide so it can allow for more open spaces. Just some thoughts from a concerned resident. Thank you for listening/reading my thoughts. I do know I'm not the only one with these concerns. hope others in our neighborhood have had ample opportunity to voice their concerns as well, with the expansiveness of the building. Again, I welcome development and a senior facility. I am just hoping for some adjustments that will help enhance and add to the beauty of the architecture and natural areas so many people love about our neighborhood. Thank you very much. Loni Davis 15778 Cobblestone Lake Pkwy. Apple Valley, MN 55124 Lovelace, Tom From: Sent: To: Cc: Subject: Tom Lovelace, Tuesday, April 26, 2016 95 PM Lovelace, Tom Murphy, Joan 1 vote 'no" for zoning the west end of Cobblestone Lake for Presbyterian Senior Care Three years ago, 1 sold my home and headed south of the river. 1 researched the various cities to find a good fit for myself 1 was looking for a place that valued the many things that 1 do such as walking paths with beautiful scenery, lakes, landscaping and preservation of natural beauty 1 found that location on Cobblestone Lake with the wonders of nature so near and watching people enjoy fishing, and at the end of the day with a breathtaking sunset reflecting and glistening on the lake. It couldn't be any better than that in the suburbs, until lately. With the proposal of the Presbyterian homes on the West end of the lake, so much of that enjoyment for hundreds of people who found so much peace in this beauty will be no more. Gone will be the colorful sunsets glistening on the lake and the serenity to sit on the dock with your child or grandchild fishing in this glow. Our well groomed community could disappear to a four-story building in suburbia. 1 am not against construction of a structure on that location but it would be very sad to lose the integrity of the lake, parks, docks, trails etc. 1 understand the city has put a lot into developing a natural looking lake. Since three sides have structures, I feel any new construction on the forth side should remain consistent with the height of the other buildings on the lake. :1 vote 'NOto zoning this precious land for this project. It is my most sincere hope that preserving the integrity of this community will be a priority for the city of Apple Valley. Thank you, Peggy Lovering 15863 Eastbend Way Apple Valley, MN 55124