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HomeMy WebLinkAbout07/06/2016••• •••• ••••• •••• ••• City of Apple VaIiey Meeting Location: Municipal Center 7100 147th Street West Apple Valley, Minnesota 55124 NOTICE: The Apple Valley Planning Commission will hold a Special meeting at the Municipal Center, on Wednesday, July 6, 2016, at 7:00 p.m. to consider the items listed in the following agenda: JULY 6, 2016 SPECIAL 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 JUNE 15, 2016 4. CONSENT ITEMS --NONE-- 5. PUBLIC HEARINGS A. Temporary Family Health Care Dwellings -Public Hearing to consider amendments to City Code Chapter 155 by adding Section 155.500 which relates to temporary family health care dwellings in residential districts and the provision of Minn. Stat. § 462.3593. (PC16-20-O) LOCATION: Citywide PETITIONER: City of Apple Valley B. Planned Development No. 703/Zone 6 Ordinance Amendment - Public hearing to consider amending the maximum number of assisted living units allowed within a continuum of care facility in Planned Development No. 703/zone 6 from its current 15% to 30% of the total number of units. (PC 16-24-Z) LOCATION: Planned Development No. 703/zone 6 PETITIONER: PHS Apple Valley Senior Housing, Inc. and South Shore Development, Inc. 6. LAND USE/ACTION ITEMS A. PHS Cobblestone Lake Senior Housing Development —Consider Comprehensive Plan Amendment, rezoning, replat of existing outlots and site plan/building permit authorization to allow for the construction 195 -unit continuum of care facility. (PC16-14-PZSB) LOCATION: Intersection of 157th Street West and Cobblestone Lake Parkway PETITIONER: Tradition Development and Presbyterian Homes and Services B. Delegard Apple Villa Apartments — 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. (PC 16-18-PZB) LOCATION: 7800 Whitney Drive PETITIONER: Delegard Apple Villa Properties LLC 7. OTHER BUSINESS A. Review of upcoming schedule and other updates. 8. ADJOURNMENT NEXT PLANNING COMMISSION MEETINGS 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 Wednesday, August 3, 2016 Regular Scheduled Meeting - Public hearing applications due by 9:00 a.m. on Wednesday, July 6, 2016 - Site plan, variance applications due by 9:00 a.m. on Monday, July 25, 2016 NEXT CITY COUNCIL MEETINGS Thursday, July 14, 2016 Informal Regular Scheduled Meeting Thursday, July 28, 2016 Regular Scheduled Meeting 7:00 P.M. 7:00 P.M. 5:30 P.M. 7:00 P.M. 7:00 P.M. Regular meetings are broadcast live on Charter Communications Cable, Channel 180. Agendas are also available on the City's Internet Web Site http://www.cityofapplevalley.org. CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES JUNE 15, 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 JUNE 1, 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 June 1, 2016. Ayes - 7 - Nays - 0. 4. CONSENT ITEMS --NONE-- 5. PUBLIC HEARINGS --NONE-- 6. LAND USE/ACTION ITEMS A. Pennock Center Parking Variance — Consider Variance and revised Site Plan to reduce the number of required parking spaces from 43 to 32 for a coffee shop and non-food retail space. (PC16-21-V) CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes June 15, 2016 Page 2 of 9 LOCATION: 7668 150th Street West PETITIONER: Java Capital Partners 7668 150th St., LLC Planner Kathy Bodmer stated that Java Capital Partners, 7668 150th St LLC received approvals for the Pennock Center development, on the southeast corner of Pennock Lane and CSAH 42 (7668 - 150th Street W.), on February 11, 2016. The project involves the demolition of the Liberty Tax building and construction of a new 5,400 sq. ft. building with a coffee shop, coffee drive-thru and non-food retail or small office. The plan approved in February required a shared parking agreement with one of the adjacent property owners; unfortunately, the parties have not been able to reach an agreement for shared parking. The petitioners are now requesting consideration of a variance to reduce the required number of parking spaces from 43 to 32 and a revised site plan and a revised site plan that will create additional parking on the site. The size of the building is the same as previously approved, but the building has been moved north on the site. Instead of two rows of parking north of the building, one aisle of parking is provided with a one-way drive aisle and the drive-thru queuing lane. Parking is added to the east and south sides of the site. The petitioners are able to increase the parking on the site from 29 spaces to 32 spaces. The drive-thru lane and window continue to be located on the southwest corner of the building. Stacking is available for nine vehicles in the drive-thru lane. The plans indicate that a trash room will be located in the building, so no outdoor dumpster enclosure is proposed. The shared access with Firestone is no longer shown leaving one access for the site. The front of the building will be relocated from the north to the south side of the building. An elevation drawing was not available in time for inclusion in the staff report. Staff is concerned that the north elevation will need to be designed to not appear to be a "back of building." The City Code requires the exterior design of all four sides of a building to be equally attractive. An elevation drawing will be presented the night of the Planning Commission meeting. A parking variance is requested to reduce the number of required parking spaces from 43 to 32. A parking study was conducted which confirms that a coffee shop with drive-thru and non-food retail requires only 29 to 33 spaces. Thirty-two spaces are available on the site. The two uses are expected to have peak activity at different times, so staff is comfortable that 32 parking spaces are sufficient on the site. Mark Krogh, Java Companies, provided additional information. Discussion followed. MOTION: Commissioner Alwin moved, seconded by Commissioner Diekmann, recommending approval of a variance to reduce the number of required parking spaces from 43 to 32 spaces for a Class III restaurant with 50 indoor seats and 22 outdoor seats and 3,100 sq. ft. non-food retail or office use based upon the finding that a parking study confirmed that the approved uses will need 29 to 33 parking spaces. Ayes -7 -Nays -0. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes June 15, 2016 Page 3 of 9 MOTION: Commissioner Alwin moved, seconded by Commissioner Diekmann, recommending approval of a revised site plan for 5,400 sq. ft. building containing a Class III restaurant with drive-thru lane and non-food retail or small office, subject to compliance with all City Codes and the following conditions: a. A nursery bid list shall be submitted at time of application of the building permit that confirms the value of the landscape plantings meet or exceed 21/2 % of the value of construction of the building based on Means Construction Data. b. The owner shall execute a License to Encroach Agreement with the City to construct four parking stalls and the drive aisle within the City easement. c. The owner shall execute a maintenance agreement for the long-term maintenance of the retention area. d. No sign approvals are given at this time. A separate sign permit must be obtained prior to the installation of any signs on the site. The signs shown on the site plan do not meet the sign requirements and must be revised at the time of application of the building permit. e. The building elevations shall be reviewed and approved by the City Council. f. The petitioner shall submit an auto turn drawing that confirms that fire vehicles can safely circulate around the site when there are parked vehicles and vehicles in the drive- thru lane. g. Plans shall be revised at time of application of the building permit to address the City Engineer's memo of June 10, 2016. Ayes -7 -Nays -0. B. Delegard Apple Villa Apartments — 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 Planner Kathy Bodmer said the 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 reviewed the public hearing comments and responses from a previous meeting. She stated 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 CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes June 15, 2016 Page 4 of 9 7800 Whitney Drive. The property currently has three apartment buildings with a total of 48 units. Two detached garage buildings currently 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 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. 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 the petitioner seeks through the PD zone is the number of garage parking spaces required on the site. The zoning code requires a ratio of one garage space per unit. 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. She said the petitioner must submit a written statement of "Public Benefit" indicating how the rezoning of the property to planned development benefits the public interest. She said there are still outstanding issues with the stormwater drainage and the City Engineer would be working with the applicant. She requested that no action be taken this evening. Discussion followed. MOTION: Commissioner Schindler moved, seconded by Commissioner Scanlan to continue this item to the Special Planning Commission meeting on July 6, 2016. Ayes - 7 - Nays - 0. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes June 15, 2016 Page 5 of 9 C. PHS Cobblestone Lake Senior Housing Development — Consider Comprehensive Plan Amendment, rezoning, replat of existing outlots and site plan/building permit authorization to allow for the construction 195 -unit continuum of care facility. (PC16-14-PZSB) LOCATION: Intersection of 157th Street West and Cobblestone Lake Parkway PETITIONER: Tradition Development and Presbyterian Homes and Services City Planner Tom Lovelace said the consideration is for 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 195 -unit continuum of care facility on a 12.28 -acre lot. The applicant originally proposed a 175 -unit continuum of care complex on 12.28 acres that consisted of 99 independent living, 56 assisted living and 20 memory care units. The applicant has revised their plans and is now proposing a 195 -unit building with 115 assisted living, 58 assisted living, 20 memory care units and two (2) guest suites. 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 proposed Comprehensive Plan amendments were submitted to the Metropolitan Council for their review and approval. The City received a letter from the Council, dated May 25, 2016, approving the amendments as proposed. A public park easement currently exists over and across Outlot G. A determination that the proposed relocation of the park from its current location is consistent with the City's Comprehensive Plan will be necessary and vacation of the easement over this property will need to occur. 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; CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes June 15, 2016 Page 6 of 9 3. No more than 15% of the total units provided shall be for comprehensive, intensive or full care living; and 4. The density of the total units shall not exceed 32 units per acre. The proposed project will contain 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 be needed to bring the project into conformance. Mr. Lovelace reviewed parking spaces, grading of the site, public utilities and exterior finish of the proposed building. Chair Melander asked if the building proposed now is at or below requirements. Mr. Lovelace answered yes that it does meet all requirements. There will be a special meeting on July 6 to address the ordinance change request of 15% to 30% of memory care. This would an amendment to the planned development. John Mehrkens, Presbyterian Homes and Services, provided additional information. Jacob Fick, South Shore Development, provided a history of the Cobblestone Lake Development from when it started in 2000. Discussion followed. Concerns were raised as to materials, lighting, landscape plantings, massing of the building, sidewalk connections, front entrance design, and change in site plan design. Comment was made as to the project changing every time it was brought back to the Planning Commission. Chair Melander stated he would hear public comments. Jon Falkowski, 15 841 Eastbend Way, said when he bought his home in 2007 he saw what the entrance to Cobblestone Lake would look like and there was to be a park as the first thing you saw. The west side is prime area for what was to be proposed. He did not think the artistic renderings in regard to the height of the building in perspective to the water tower or the Cobblestone Square building that is not inside of Cobblestone Lake Parkway, come close to showing how large 60 feet may look like. The rendering was not compared to the height of the homes. He feels there is suitable land to the southwest across Cobblestone Lake Parkway for a building site. He believes there had to be a major change in zoning and density to allow for this. He was concerned for the amount of the increased traffic for the servicing needs of the residents of Presbyterian Homes and the water runoff issue that they might have from that development. He said he feels Cobblestone Lake if more than a storm runoff pond. Sharon Schwartz, 15 863 Cobblestone Lake Parkway, said she was concerned about the parking arrangements around the home. She wondered if 110 surface parking spaces would be enough and does not want to see on -street parking used for this senior facility because they do have people from outside of this area who come to shop and walk around the lake. She does not want to have to deal CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes June 15, 2016 Page 7 of 9 with constant on -street parking. She questioned what the accommodations would be for the employee parking too. She asked if the parking from the senior home would flow over to the park area. She expressed concern for the deliveries to the senior facility and if there would be screening so they would not have to see the trucks. She did not understand why the width of the sidewalks needed to be made smaller. She asked if deliveries would be coming off Pilot Knob Road or coming through the residential areas. She agreed with the previous speaker that the lake is the key to their development. James McGuirk, 15622 Eddington Way, thanked the Planning Commission Chair for choosing to accept additional public comments. He feels this has had a big impact on the community. He said it has gathered a lot of local discussions. His main concern regarding the mass of the building is that it is a single building from top to bottom versus the original zoning plan which had the lake park and parking lot in between the two parcels. He said from his perspective that is the biggest impact to have one large building at the end of the lake. He said that a visitor to the area would not even know there is a park. He feels that tucking the park behind the facility will degrade visitors. He expressed concern for the project having such a large expansion plan. He said if were proposed as one plan there would be twice as many people here this evening. He feels the petitioner doing this in a two stage plan is a smart move by the petitioner because there would be less pushback from the community. Some people who are less educated on the process would not even know how large it gets eventually. He fails to see why additional units needed to be added part way through the project's plan with extending those fingers closer toward the lake and making it 10% closer to the lake. It is just a very large facility. Tom Nelson, 15618 Eddington Way, thanked the Commission and appreciated their concern for the residents of that area. He commented that this is going to be the signature unit for Cobblestone Lake. All the housing is fine. This is what Cobblestone Lake will represent going forward. It is 400,000 + sq. ft. and not just some little unit. That consideration is very important to understand its total impact. He did not think that the renderings that were shown gave it justice. He asked that the funding and timing limitations not push and drive this decision. He noted that there had been so many changes in four weeks and why is it so critical that this get done for the July 14, 2016, City Council meeting. He asked that the timing not be the driving force and would like to see it played through. Mike Brown, 15729 Cobblestone Lake Parkway, thanked the Commission for giving them the time. He commented the essence of Cobblestone Lake is the view of Cobblestone Lake from all aspects including the entrance. The power this building would have in a negative way on the overall essence on the Cobblestone Lake Development. He said he for one would consider another location if this building were to go through in its proposed massiveness. Dan Cotroneo, 15857 Eastbend Way, read Presbyterian Homes' mission statement. He said they also have hearts. He thinks the building would look beautiful on the other side of the street. The land is there and it is available. They would support that. It would touch their hearts. Suzanne Nelson, 15925 Elmwood Way, wanted to talk about the soul of a community, not only at Cobblestone but also of Apple Valley. She said we have created a gem in our mists and we sit there CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes June 15, 2016 Page 8of9 every day or walk there every day and watch the people not only of Cobblestone but the whole Apple Valley community coming there for a respite, for a break, for a sense of nature, canoeing, fishing, ice fishing, walking. All of us in the neighborhood love our sunsets at the west end of the lake. To drop something in of this massive block formation is like dropping the Berlin Wall in at the end of a precious gem. It affects not only Cobblestone but all of the residents of this community who love to come to that lake and find an escape into nature and that lake. We do not oppose Presbyterian from coming in. It would be lovely to stay in the community but when the petitioner says the size of the building is what is, well the neighborhood and people of Apple Valley are already there. And we are what is. You are the new kid on the block and they need to respect and treasure our neighborhood as we do. Kim Ritter, 15 879 Eastbend Way, said that not all the email correspondence was provided to the Planning Commission and encouraged the Commissioners to acquire all the emails that were sent into the City so they could get a picture of how everybody views about what is going on. Community Development Director Bruce Nordquist informed Chair Melander that everything that had been received at City Hall had been given to the Commission. He wanted to be clear that all information had been provided. Gayle Woodbury, 15961 Elmwood Way, thanked the Commission for taking additional comments. She supports the previous comments. She shared that she has put on hold some improvements to her property and is very seriously considering leaving the lake should this go through because they feel it is going to significantly impact the value of their property as well as the enjoyment they get out of the neighborhood. She feels there are many that feel the same way. MOTION: Commissioner Schindler moved, seconded by Commissioner Scanlan to continue this item to the Special Planning Commission meeting on July 6, 2016. Ayes - 7 - Nays - 0. MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan to schedule a Special Planning Commission meeting on July 6, 2016. Ayes - 7 - Nays - 0. 7. OTHER BUSINESS A. Review of upcoming schedule and other updates. Community Development Director Bruce Nordquist stated that a Special Planning Commission meeting would take place on July 6, 2016, at 7:00 p.m. 8. ADJOURNMENT Hearing no further comments from the Planning Staff or Planning Commission, Chair Melander asked for a motion to adjourn. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes June 15, 2016 Page 9 of 9 MOTION: Commissioner Schindler moved, seconded by Commissioner Scanlan to adjourn the meeting at 9:26 p.m. Ayes - 7 - Nays - 0. Respectfully Submitted, - it Joaj urphy, Planning Dep rtment sistant Approved by the Apple Valley Planning Commission on Tom Melander, Chair nee nee 06. eon zee City of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 5A July 6, 2016 Public Hearing PROJECT NAME: Temporary Family Health Care Dwelling Opt -Out Ordinance PROJECT DESCRIPTION Consideration of ordinance amendment that would allow the City to opt -out of the provisions of Minn. Stat. § 462.3593. STAFF CONTACT: Kathy Bodmer, Planner DEPARTMENT/DIVISION: Community Development Department APPLICANT: City of Apple Valley PROJECT NUMBER: PC16-22-0 Proposed Action 1. Hold public hearing, receive comments, close public hearing. 11 is the policy of the Planning Commission to not take action on an iteni on the night of its public hearing. 2. Staff does not expect this to be a controversial item and, noting the limited time for enactment, is recommending approval of the draft ordinance with the proposed motion: a. Recommend approval of the draft ordinance "opting -out" of application of the requirements of Laws 2016, Chapter 111, section 3, codified at Minn. Stat. § 426.3593 Project Summary/Issues On May 12, 2016, Governor Dayton signed into law legislation that requires cities to allow homeowners to obtain a permit to place a mobile residential dwelling structure on their property to serve as a "temporary health care dwelling." A temporary health care dwelling is a small (300 sq. ft.) portable dwelling unit that can be placed in the yard or driveway of a single family residential lot to allow short-term care for an ailing relative. The units receive water through a hose and electricity thru an extension cord from the principal dwelling; the health care home's septic system would need to receive septic pumping service. The permits issued by cities would be valid for a period of six months. The applicant is able to renew the permit for another six month period. The new law has a provision that allows cities to opt -out of the temporary home health care permitting requirement. If an opt -out ordinance is not enacted prior to the law's effective date of September 1, 2016, a city would be required to allow the structures through a permitting process until such time as the opt -out ordinance is in effect. City staff reviewed the temporary health care homes and identified several concerns from the building code and zoning ordinance. The structure is an approximately 8' wide by 30' long recreational vehicle or modular home with a pitched roof and siding to give it a residential appearance. Staff is concerned that these temporary structures may negatively impact surrounding properties. The City Council discussed the ordinance at their June 9, 2016, Informal Meeting. They felt that allowing families to care for convalescing relatives is beneficial to the community. However, they felt that it would be better to encourage home owners to make improvements to their primary structures. rather than have temporary dwellings stored on driveways or in back yards. The City Council supported the idea of helping families and directed staff to review the City's existing accessory unit dwelling (AUD) ordinance. Today, AUDs are only permitted in the R-1 (Single family, minimum lot 40,000 sq. ft.) zones by conditional use permit. The City Council stated they would like to discuss expanding the ability to construct AUDs in more zoning districts in the City. Issues related to AUDs include ensuring that the home remains owner -occupied, the size of the AUD is accessory to the primary dwelling, that the AUD does not negatively impact the neighborhood and that single family homes are not converted to duplexes in single-family neighborhoods. Budget Impact N/A Attachment(s) 1. Draft Ordinance 2. Photos 3. League of MN Information 4. Newspaper Articles CITY OF APPLE VALLEY ORDINANCE NO. AN ORDINANCE OF THE CITY OF APPLE VALLEY, MINNESOTA, AMENDING CHAPTER 155 OF THE CITY CODE ENTITLED "ZONING" BY ADDING SECTION 155.500 UNDER WHICH THE CITY "OPTS -OUT" OF THE REQUIREMENTS OF MINNESOTA STATUTES, SECTION 462.3593 (LAWS 2016, CHAPTER 111, SECTION 3) GOVERNING TEMPORARY FAMILY HEALTH CARE DWELLINGS The City Council of Apple Valley ordains: Section 1. Chapter 155 of the Apple Valley City Code is hereby amended by adding Section 155.500 to read as follows: § 155.500. OPT -OUT OF TEMPORARY FAMILY HEALTH CARE DWELLING ZONING LAWS. (A) Purpose. On May 12, 2016, Governor Mark Dayton signed into law the creation and zoning regulations of temporary family health care dwellings, as defined in and codified as Minn. Stat. § 462.3593 (Laws 2016, Chapter 111, Section 3). This new law provides that a municipality may, by ordinance, "opt out" of the application of the, requirements of this new law. Pursuant to authority granted by Minnesota Statutes, Section 462.3593, subdivision 9, it is in the best interest of the City and its residents that the City of Apple Valley not be subject to the mandates of Minnesota Statutes, Section 462.3593 requiring temporary dwellings be allowed in residential districts. (B) Exercise of Opt -out. The City opts out of the application of the requirements of Laws 2016, Chapter 111, section 3, codified at Minn Stat. §462.3593, and accordingly the provisions therein shall not apply within the City. Section 2. Effective date. This ordinance shall be effective immediately upon its passage and publication. PASSED by the City Council on , 2016. Mary Hamann -Roland, Mayor ATTEST: Pamela J. Gackstetter, City Clerk Next Door Housing 8' x 30' "Drop Home" Xedau Voim :Ott g:x e: rat}itdXIXfrm W:a'C W. vJsmv aCilwelrow ivt flSt&t�d6 .w. a GsrcJ nSC4u?, {elbeos: FsLTt tt /Ot.ert V]ry:n U% ItiY4-rtH re. vt:r -, W wpm rxxm.. to Me Some potential features MED Cottage 12' x 24' "Granny Pod" MOnec re: rnn kern rouse a.t.t an Msiacx MOT, EXAMPLES TEMPORARY HEALTH CARE DWELLING UNITS Temporary Dwelling Legislation Becomes Law Cities may opt out of permitting temporary family dwellings, but they must pass an ordinance to do so. (Published May 16, 2016) A bill creating a new process for local governments to pennit certain types of recreational vehicles as temporary family dwellings was signed into law by Gov. Dayton on May 12. Chapter 111 (SF 2555, Sen. John Hoffman, DFL -Champlain, and Rep. Roz Peterson, R-Bumsville) previously passed the House floor on a vote of 113-17. Purpose of the law The main stated motivation behind the new law is to provide transitional housing for seniors. For example, if a family wanted to keep a close eye on grandma while she recuperates from surgery, they could have grandma stay in a temporary family health care dwelling in the yard or driveway. The law has a broader effect than that, however, with anyone who needs assistance with two or more "instrumental activities of daily Life" for mental or physical reasons eligible to be housed in this manner. Summary of changes The League worked extensively with the authors and proponents and with other local government organizations throughout the legislative process to craft a law that is manageable for cities and counties. Local governments may opt out of this program if they determine that this type of expedited land use permitting for temporary dwellings is not well-suited to their community. Many communities have communicated that property owners in their jurisdiction have adequate access to a pennit for this type of use through existing local land use controls and permitting authority. Cities must pass ordinance to opt out To be clear, unless a city chooses not to participate in this program by passing an ordinance specifically opting out, the law will require the city to issue permits to qualified applicants starting on Sept. 1, 2016. A pennit can be denied for appropriate cause. The law lists the information required and the requirements that may be considered in that decision. The final act has the following key components: ® Creates a new type of permit referred to as a temporary dwelling peimit that has a six- month duration, with an option to extend the permit for six months. • Requires that the permit be for a property where the caregiver or relative resides. • Allows modular and manufactured housing (instead of just recreational vehicles) to use this permit process as long as the unit meets all of the listed criteria. ® Lists the criteria for the structure and the infonnation required in the permit application. • Addresses sewer safety issues with required backflow valves and advance verification of septic service contracts. • Requires the inclusion of site maps showing where the unit will be placed and notification of adjacent neighbors prior to application. • Requires applications to specify the individual authorized to live in the unit. • Applies the permit approval process found in Minnesota Statutes, section 15.99, but allows the local government unit only 15 days to make a decision on granting the permit (no extension). • It waives the public hearing requirement and allows the clock to be restarted if an application is deemed incomplete, as long as the applicant is notified of how the application is incomplete within five days. ® A 30-day decision is allowed if the regular council meeting occurs only once a month. Requires unit placement to meet existing stormwater, shoreland, setback, and easement requirements. o A permit exempts the units only from accessory unit ordinances and recreational vehicle parking and storage ordinances. ® Sets a default permit fee level that may be replaced by a local ordinance. • Allows cities to pass an ordinance opting out of using this new permitting system. A complete review of the provisions of the new law will be included in the League's 2016 Law Summaries in June. STAR TRIBUNE EAST METRO New Brighton company's tiny trailer homes offer solution for families in need New Brighton entrepreneurs John Louiselle, left, and Jesse Lammi founded NextDoor Housing, a company that produces small, handicap -accessible mobile homes that people can place in their yards. ELIZABETH FLORES, Star Tribune By ERIN ADLER , STAR TRIBUNE June 04, 2016 - 12:42 PM At different times, Jesse Lammi and John Louiselle have received the same bittersweet update: Their sick relative was healthy enough to leave the hospital. The bad news: Their family had to track down a safe, affordable and local place for their still - fragile family member to convalesce in just a few days. The young entrepreneurs created New Brighton -based NextDoor Housing to help families avoid that dilemma. In a twist on the "tiny homes" trend, their company sells and rents out 240 -square -foot, handicapped accessible trailers designed to sit temporarily in homeowners' backyards when a family member can't quite live independently. "Really, the goal here was to provide time and sanctuary for people in need," Lammi said. "A spot where you can be near family but still have that privacy and independence." A new bill passed weeks ago allows parking the 8 -by -30 -foot structures — called Drop Homes or granny pods — on single-family home lots for six months with a $100 permit, unless barred by a local ordinance. "The nexus of NextDoor Housing really is just trying to add another option to the current ones," Louiselle said. Rep. Roz Peterson, R -Lakeville, and Sen. John Hoffman, DFL -Champlin, sponsored the bill. Lammi and Louiselle crafted a "relatively complicated" bill — the Temporary Family Health Care Dwellings Bill — mostly on their own, Peterson said, an impressive feat. Peterson was also taken with the idea of Drop Homes. "I have a 96 -year-old father and personally experience the challenges," Peterson said. "People need to have some choices and this is just one other ... tool in the toolbox." Lammi and Louiselle grew up playing hockey together in the northern suburbs. They reunited after college and came up with the NextDoor Housing concept, drawing on college majors in health care and economics. "It really was a combination [of both of us]," Lammi said. "I kind of had modular housing ideas, and John brought the health care side into it." The business began in 2014 and leapt forward when the two received a $340,000 grant from the Minnesota Department of Human Services. NextDoor Housing contracts with a company in north -central Minnesota to construct the homes. Each Drop Home plugs into a 50 -amp outlet and has heat, air conditioning, heated water and a bathroom with a shower. They can be pulled with a one -ton pickup truck, making them mobile. The homes cost $45,000 to $70,000 to purchase or $1,250 a month to rent through NextDoor. Combining that rent with in-home health care would cost about $3,500 a month, the same or less than a spot in assisted living. "The price of nursing home care has skyrocketed in the last five years," Louiselle said. "A lot of people need that, but there are individuals who land in nursing homes that don't necessarily need or want to be there." A lot of interest has come from rural Minnesota, Lammi said, where there are already a few Drop Homes sheltering people with medical problems. So far, three have been sold and two rented. Since the law takes effect Sept. 1, the real kickoff will be at the Minnesota State Fair in August, where they'll "go full-scale launching our rental operation," Lammi said. The goal is to sell or rent five Drop Homes by the fair's end, Lammi said. New Brighton Mayor Val Johnson, a Lammi family friend who has advised both partners on their business, called their brainchild "brilliant." "When people have a good idea and they work diligently to make it happen, it's important to support them," Johnson said. "It's not always about experience but more about drive." "We're the only company around doing this," Lammi said. "We really believe it's the wave of the future." Bloomington couple rework 190s house for multigenerational living - StarTribune.com Page 1 of 3 VARIETY Bloomington couple re-engineer '90s house for multigenerational living A Bloomington couple re -engineered the house they built in the '90s - creating better spaces for today and for multigenerational living. By Rlm Palmer (htlp://www.startrlbune.com/klm.palmer/10665516/) Star Tribune MAY 14. 2011— 4:32PM When Joan and Reed Nelson built their house 22 years ago, it was a great fit for a young family with three active boys. The Nelsons installed a pool in their big backyard and a full kitchen on the walkout lower level where they hosted their sons' soccer -team parties. "It served us well, raising three kids," said Joan of their west Bloomington two-story. Over the years, the Nelson family changed. Joan's father died, and her widowed mother needed more day-to-day help. Their three sons were now young adults with independent lives. But the house didn't change with them. It lacked some of today's amenities that the couple craved, including a master suite and a more open layout on the main floor. "We wanted better entertaining space," said Joan. "We host big gatherings, and the kitchen was cramped." They considered building a new house from scratch and looked at several lots. But nothing was as appealing as the location they already had, with its pool, a big yard for their dog, and a nearby nature center with wooded views and lots of wildlife. "We're close to freeways, the airport and [Reed's] work," Joan said. "If we moved, we'd be farther out." So they decided to reinvent their existing home. The couple began brainstorming ways to reconfigure the spaces they had. Their two-story family room and foyer wasted a lot of space. If they lowered the vaulted ceilings, they could create second -floor space for a master suite with a new bath and a big closet. If they reworked the layout on the first floor they could get a roomier, more workable kitchen and mudroom. And if they remodeled their lower -level family room and kitchen, they could create an inviting apartment for Joan's mother. To carry out the ambitious whole -house transformation, they tamed to Amek Custom Builders of Bloomington. Many of Amek's recent projects have involved converting traditional single-family houses into multigenerational homes, said owner Matt Schmidt. "For sure it's a trend," he said. "When the economy crashed, people started moving in together to avoid nursing homes." The economy has improved, but the trend continues, in part, he said, because the baby boomers are getting older. While most multigenerational projects require adding space, the Nelsons just needed to make better use of the square footage they already had. 'They happened to have this great space partially set up," Schmidt said of the lower level with its existing kitchen. Reworking the upstairs was a bit more complicated. To create the new master suite, Amek built a new master bath in what used to be one of the boys' bedrooms. "It was challenging to get the plumbing into an area with no plumbing," Reed said. (The couple's former bedroom is now a workout room.) mon /k'med a amn.mmn rnmximageslremodei051516.6g JPG) mon m Arun mannM,m ges/remode1051516.a0.JPG) 16.102. JPG) (http://stmedia.startribune.com/images/ows_1463167512 rlheide nilggathers;Ndeamavelitpos a1iel5645J16155a3613B)pg) new kitchen. The couple's remodeled house is also home to son. Quinn. lett. and Joan's thnn ditnwru ear Mine rnMimages/ows 1a6316755637366.Ipg) http://www.startribune.com/a-bloomington-couple-re-engineer-their-90s-house-for-multige... 5/16/2016 Bloomington couple rework '9Os house for multigenerational living - StarTribune.com Page 2 of 3 On the main floor, a small addition added 100 square feet, creating space for a bigger mudroom and a dog wash, complete with floor drain, for BBly, their large goldendoodle. "It's a small area, but it makes a big difference, Schmidt said. "Before, Billy used to have to come in on wood floors, tracking in snow and mud," Joan said. New style Originally, the Nelsons wanted a modern look for their "new" and improved home. "We started out wanting really contemporary, then we switched gears," said Joan, who did the interior design. "I'd call it rustic contemporary." Rustic touches include ceiling beams in the family room made of bonging fir from their lake place. Reed's home office, once separated from the family room by a wall, now opens into the room with barn - style vintage auditorium doors that they found at Architectural Antiques. "If he's doing work in there, we can still feel together," Joan said. During the project, the Nelsons reused and repurposed what materials they could. A Silestone countertop from upstairs now tops a bank of cabinets in Joan's mother's apartment. They also moved their washer and dryer downstairs, to create her laundry room. Doors and flooring were reused as much as possible; those that couldn't be repurposed were posted on Craigslist or given away. The Nelsons had hoped to replace the maple floors on their main level with acacia wood, the flooring they chose for their new master bedroom. "It's dog -proof," Joan said. But the budget wouldn't allow it, so instead they stained the existing maple dark ebony with a matte finish for an updated look. The basement apartment was remodeled first, then the Nelsons moved downstairs while the upper floors were being transformed, a process that took another six months. "It was challenging," said Joan. At one point, she escaped construction by retreating to the lake while Reed stayed behind, sleeping on a bed encircled by plastic sheeting. But now that the project is complete, the reworked house was worth the wait. 'The kitchen is so nice and functional," said Joan. "We entertain every week, sometimes twice a week" When guests gather around the center island, there's still plenty of room to maneuver. "We had 75 people here for a party for Reed's dad's 80th birthday," she said. All in the family Having Joan's mom under their roof gives her mother financial freedom and also makes it easier for the Nelsons to help her with day-to-day tasks. "It's very comforting and convenient," said Joan. "We don't have to hop in the car at 2 a.m. because her thermostat dropped and she's cold. We can go right downstairs and talk her through things." Jan helps them out, too, making it a win-win. "Now we have a built-in dogsitter," Reed noted. Jan is happy in her new apartment, where she has her own garage stall, her own patio and plenty of light for doing her artwork. "It's wonderful," she said. "I've got Joan and Reed here, and it's close to anything 1 want." (rate Ustmeaa startrbune. CCMmageslowa 146316751945156 tog) ihan-ecmwnu Manlove,. rm,fimages/owe 1453167544130661 jpg) (1,hnrretman;a crannhtnn rvMimages/owe_146316755941560.)pg) (hnrtum fimageslrembtleJ051515491.JPG) (Mn //monde xtonnmme nmsgmageNremoden051516.92.JPG) rhnn rrarmn,tia ctannmnnn rnrMmegesrremode1951516.94JPG) 6+95 JPG) (http://stmedia.startribune.mnt/images/ows 3463167522 Exterior of the Nelsons' hone in Bloomington. which the couple bulh 22 years ago. marr/hvmartu cmnnhima rrvnfimageslreebdeIo5l 516.96.JPG) (hnn uelmania cIP nmmn rnmllmages/remode1051516.97 JPG) http://www.startribune.com/a-bloomington-couple-re-engineer-their-9Os-house-for-multige... 5/16/2016 Bloomington couple rework '90s house for multigenerational living - StarTribune.com Page 3 of 3 That includes her grandsons. "The boys come home, and they get to see Grandma," Joan said. The Nelsons' reworked home also accommodates their sons' comings and goings. One son, recently married, moved briefly back into his parents' home with his new bride for a few weeks, as a "steppingstone" to a home of their own. Youngest son, Quinn, 24, has been living at home for several months, while attending a computer programming boot camp. "It definitely has its upsides," he said of living with his family. "No rent." On the downside, "I do sacrifice some of my autonomy. But we have a great relationship, which makes things pretty easy." Multigenerational living is "not without its challenges," Joan said. "Mom has 24/7 access to us," which sometimes means interruptions to their routine when she needs tech support. But the benefits are worth it, said Reed. "It's been a blessing in so many ways." kimpalmeristartribune.com 612573-478a gtnbgimPalmer (http /Istmedhe stanr8une cc mhma9esfremodel051516. 98 JPG) 16.99 JPG) (http://stnwdiastartribune.mnVimages/ows_ 146316839 Jan McCabe sits In her garden -level apartment in the home of her daughter Joan Nelson and Joan's husband. Reed. McCabe's new (hnn aumadla atanrmthw mmrimagesremode1051516. 100JPG) (Mtn Almadia. slariribunecomnmagesrremodel051516. 101 JPG) http://www. startribune.com/a-bloomington-couple-re-engineer-their-90s-house-for-multige... 5/16/2016 s s s area eeear eeeea eeea aae city of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 5B July 6, 2016 Public Hearing PROJECT NAME: Zoning Ordinance Amendment to the Maximum Percentage of Assisted Living Units in a Continuum of Care Facility in Planned Development No. 703/zone 6 PROJECT DESCRIPTION Consider amending the maximum number of assisted living units allowed within a continuum of care facility in Planned Development No. 703/zone 6 from its current 15% to 30% of the total number of units. STAFF CONTACT: Thomas Lovelace, City Planner DEPARTMENT/DIVISION: Community Development Department APPLICANT: PHS Apple Valley Senior Housing, Inc. and South Shore Development, Inc. PROJECT NUMBER: PC16-24-Z APPLICATION DATE: 60 DAYS: 120 DAYS: June 13, 2016 August 11, 2016 October 10, 2016 Proposed Action Open the public hearing, receive comments and close the public hearing. It is the policy of the Planning Commission not to act on a public hearing item the night of the public hearing. If there are not any questions or comments requiring further review, staff is proposing that the Planning Commission recommend the following: 1. An amendment to Planned Development Ordinance No. 703 to increase the maximum number of assisted living units allowed within a continuum of care facility in zone 6 from its current 15% to 30% of the total number of units. Project Summary/Issues The applicant has submitted a request for a proposed continuum of care facility on a 12.3 -acre site located in the Cobblestone Lake development. The project proposes the construction of a 195 -unit building that will have 115 assisted living, 58 assisted living, 20 memory care units and two (2) guest suites. The proposed project will contain twice the percentage of assisted living units currently allowed by the planned development ordinance. Therefore, an amendment to the current planned development ordinance requirements in zone 6 is needed to bring the project into conformance. On November 25, 2008, the City Council approved the Cobblestone Lake Senior Complex, a 214 - unit continuum of care facility that would have 152 independent living units, and 32 assisted living units and 30 memory care units. The City Council also directed staff to prepare amendments to the Planned Development No. 703 to include the following: • Define a continuum of care facility. • Add a senior continuum of care facility as a permitted use. • Amend minimum parking requirements for a senior continuum of care facility. • Increase unit per acre density requirement. • Increase minimum building height. • Amend minimum landscaping requirements. Staff prepared the amendments as directed and presented them to the City Council who approved them on March 26, 2009. The previously approved ordinance amendments are attached to this report. The amendments included a breakdown, by percentage, of the number of assisted and memory care units that could be included in a continuum of care facility, which reflected the 2008 proposal. In review of that proposal, staff did not find any compelling reason for establishing the percentages. It appears that they reflected the project mix and the assurance that a continuum of care facility would not be dominated by assisted and memory care units. The 58 assisted living and 20 memory care units will represent 40% of the total number of units, which is 11% more than what was approved in 2008. Staff has not found any statistical information on what is a preferred unit type balance within a continuum of care facility. The Seasons at Apple Valley, 134 -unit senior building located in the Central Village has 44 assisted living units which represents 33% of their total. One could conclude that the unit mix is likely based on market conditions and the ability of the owner/operator to provide the necessary services. A higher percentage of assisted living units would not likely have an adverse impact on public services. It would also allow opportunities for more people to age in place and transition from an independent living unit to an assisted living unit. Budget Impact None Attachments 2009 Ordinance Amendments CITY OF APPLE VALLEY ORDINANCE NO 855 AN ORDINANCE AMENDING ARTICLE A28 OF APPENDIX A OF THE CITY CODE BY AMENDING ZONE 6 OF PLANNED DEVELOPMENT DESIGNATION NO 703 The City Council of Apple Valley ordains Section 1. Article A28 of Appendix A of the Code of Ordinances shall be amended by adding clauses (8) and (9) to Section A28 -2(F) to read as follows. § A28-2 PERMITTED USES. (F) Zone 6 Within this zone, no structure or land shall be used except for one or more of the following uses or uses deemed similar by the city council. + r « (8) Apartment in which exclusively persons 55 years of age or older reside provided the building is serviced by public sanitary sewer and water systems. The maximum density shall not exceed 28 units per acre. (9) Continuum of care retirement community, provided it is serviced by public sanitary sewer and water systems and the following requirements are met: (a) 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, living; (b) No more than 15% of the total units provided shall be for assisted (c) No more than 15% of the total units provided shall be for comprehensive, intensive or full care living; and (d) The density of the total units shall not exceed 32 units per acre. Section 2. Article A28 of Appendix A of the Code of Ordinances shall be amended by adding the following to the Table of Minimum Area Standards and Requirements in Section A28 -5(B)(1) Section 3. Article A28 of Appendix A of the Code of Ordinances shall be amended by adding clause (10) to Section A28 -6(A) to read as follows § A28-6 SPECIAL PERFORMANCE STANDARDS (A) Design elements The following design elements shall be incorporated into Zone 6 of the planned development to assure an overall sense of harmony * * * (10) On-site parking for a senior apartment and independent living units within a continuum of care facility use permitted herein shall be provided at a rate of 1 1 spaces per unit, of which a minimum of one space per independent living unit shall be enclosed. Section 4. Article A28 of Appendix A of the Code of Ordinances shall be amended by adding Paragraphs (F) and (G) to Section A28-6 to read as follows (F) Apartment and Continuum of Care Residential Community building design and materials The following design elements shall be incorporated into the design for any apartment permitted herein and continuum of care residential community buildings to assure an overall sense of harmony (1) All building elevations shall be considered a front for the purpose of exterior building material use and appearance (2) Appropnate transitions in the building's fascia, such as height facade details and landscape buffers, shall be incorporated. (3) Building materials shall be those normally used in this part of the country for permanent type of construction, which is found in generally acceptable as good architectural design, and which are compatible with other building designs in the planned development area. (4) All extenor elevations shall have a vertical exposed exterior finish that shall consist of a combination of non-combustible materials such as brick, stone, stucco, and the like. The use of cedar, redwood, and high quality cementitous fiberboard, sometimes referred to 2 Zone 6 Apartments and Continuum of care retirement community Maximum building height (measured in fee from first elevation to highest roof peak): 70 Apartments and Continuum of care retirement community. Maximum number of stories 4 Section 3. Article A28 of Appendix A of the Code of Ordinances shall be amended by adding clause (10) to Section A28 -6(A) to read as follows § A28-6 SPECIAL PERFORMANCE STANDARDS (A) Design elements The following design elements shall be incorporated into Zone 6 of the planned development to assure an overall sense of harmony * * * (10) On-site parking for a senior apartment and independent living units within a continuum of care facility use permitted herein shall be provided at a rate of 1 1 spaces per unit, of which a minimum of one space per independent living unit shall be enclosed. Section 4. Article A28 of Appendix A of the Code of Ordinances shall be amended by adding Paragraphs (F) and (G) to Section A28-6 to read as follows (F) Apartment and Continuum of Care Residential Community building design and materials The following design elements shall be incorporated into the design for any apartment permitted herein and continuum of care residential community buildings to assure an overall sense of harmony (1) All building elevations shall be considered a front for the purpose of exterior building material use and appearance (2) Appropnate transitions in the building's fascia, such as height facade details and landscape buffers, shall be incorporated. (3) Building materials shall be those normally used in this part of the country for permanent type of construction, which is found in generally acceptable as good architectural design, and which are compatible with other building designs in the planned development area. (4) All extenor elevations shall have a vertical exposed exterior finish that shall consist of a combination of non-combustible materials such as brick, stone, stucco, and the like. The use of cedar, redwood, and high quality cementitous fiberboard, sometimes referred to 2 as "Hardt Plank/Panel" may be used when incorporated with before -mentioned non-combustible materials. (5) Metal skins materials, such as baked enamel, stainless steel, aluminum sandwich panels as the like as primary field materials for buildings shall not be permitted. This type of matenal may be used as a design element. (6) The use of vinyl, steel, aluminum siding for the exposed exterior finish shall not be allowed. (G) Apartment and Continuum of Care Residential Communities landscape design and materials. The following design elements shall be incorporated into all site plans of apartment uses permitted herein and continuum of care residential community buildings (1) All areas of a site not occupied by buildings, parking lots, or other improvements shall be landscaped with vegetation includmg trees, shrubs, hedges, ground cover, and/or grasses in accordance with a landscape plan approved by the City (2) A landscape plan shall be prepared by a landscape architect registered and licensed in the state and the following design elements shall be incorporated. (a) All plant matenals to be utilized shall be identified on the plan and a landscape plant matenals list provided. (b) Landscape materials shall be utilized to soften the visual impact of large paved areas, provide screening of undesirable views, and compliment the architectural design of the building. landscaped areas. (c) Underground irrigation systems shall be installed and utilized in all (d) Landscaping shall be integrated with other functional and omamental site design elements, where appropriate, such as recreational facilities, paths and walkways, fountains, trellises, pergolas, gazebos, patios, fences, walls, street furniture, art, sculpture, and the like. (3) A landscape plan approved by the City Council under this provision shall be exempt from the minimum requirements set forth in § 155.349 Section 5. Summary approved. The City Council hereby determines that the text of the summary marked "Official Summary of Ordinance No 855, a copy of which is attached hereto, clearly informs the public of the intent and effect of the ordinance. The City Council further determines that publication of the title and such summary will clearly mform the public of the intent and effect of the ordinance. 3 Section 6. Filing. The City Clerk shall file a copy of this ordinance m her office, which copy shall be available for inspection by any person dunng regular office hours. Section 7. Publication. The City Clerk shall publish the title of this ordinance and the official summary in the official newspaper of the City with notice that a printed copy of the ordinance is available for inspection by any person during regular office hours at the office of the City Clerk. Section 8. Effective date. This ordinance shall take effect upon its passage and publication of its title and official summary PASSED by the City Council this 26th day of March, 2009 ATTEST Pcxmwla a iec Pamela T Gackfaftetter, City Clerk 4 CITY OF APPLE VALLEY ORDINANCE NO 857 AN ORDINANCE AMENDING CHAPTER 155 OF THE CITY CODE BY ADDING CERTAIN DEFINITIONS TO SECTION 155 003 OF THE ZONING REGULATIONS The City Council of Apple Valley ordains Section 1 That Chapter 155 of the Code of Ordinances shall be amended by adding the following definitions to Section 155 003 to read as follows CONTINUUM OF CARE RETIREMENT COMMUNITY. A structure or several structures developed as a single facility in which residential housing is provided for persons over the age of 55 and the residential units in the structure or within the campus consist of multiple levels of housing and care options, which consist of comprehensive, intensive, or full care living and one or both the following• independent living; and assisted living, and may have on-site nursing and a community dining room for the residents. (1) INDEPENDENT LIVING. The level of housing and care provided whereby the resident lives in a single unit dwelling that includes complete, permanent independent living facilities for the resident, including, but not limited to living, sleeping, cooking, eating, and sanitation provisions and does not receive any personalized medical supportive services or care from the facility staff. (2) ASSISTED LIVING. The level of housing and care provided whereby the resident resides in a single unit dwelling that includes complete, permanent independent living facilities for the resident, including, but not limited to living, sleepmg, cooking, eating, and sanitation provisions and receives some personalized medical supportive services or care from the facility staff, but not full, 24-hour medical care. (3) COMPREHENSIVE, INTENSIVE OR FULL CARE LIVING. The level of housing and care provided whereby the resident may live in an individual or shared unit and receives 24-hour personal and medical care from on-site nursing and personal assistance staff. Section 2. Filing. The City Clerk shall file a copy of this ordmance in her office, which copy shall be available for inspection by any person during regular office hours. Section 3. Effective date This ordinance shall take effect upon its passage and publication. PASSED by the City Council this 26th day of March, 2009 ATTEST acteo o Pamela J Gac''Kstetter, City Clerk Hams- Oland, Mayor ciaz 000 0000 Ge 0000 NB@ City of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 6A July 6, 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 195 - unit continuum of care facility on a 12.28 -acre lot. STAFF CONTACT: Thomas Lovelace, City Planner DEPARTMENT/DIVISION: Community Development Depai tment 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 1. Adoption of a finding that exchanging that portion of Outlot G, Cobblestone Lake Commercial 3`d Addition currently held by the City for park purposes in return for a portion of Outlot E, Cobblestone Lake Commercial 3rd Addition, as shown on Exhibit 1, to be received and held by the City for park purposes, complies with the City's Comprehensive Guide Plan. 2. Recommend approval of the rezoning of Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE from Planned Development No. 703/zone 7 and 8 to Planned Development No. 703/zone 6. 3. Recommend approval of the rezoning of Outlot A, PRESBYTERIAN HOMES AT COBBLESTONE LAKE from Planned Development No. 703/zone 8 to Planned Development No. 703/zone 7. 4. Recommend approval the PRESBYTERIAN HOMES AT COBBLESTONE LAKE preliminary plat. 5. Recommend approval of the site plan review/building permit authorization to allow for construction of a 195 -unit continuum of care facility of Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE, subject to the following conditions: a. The site plan/floor plan layout for the designated assisted living units shall be revised to reduce the number of units for compliance with the maximum allowed number of units under the Planned Development zoning regulations, unless the zoning regulations are amended to permit the number of units as 1 proposed by the applicant. b. Construction shall occur in conformance with the site plan dated June 8, 2016. c. Construction shall occur in conformance with the landscape plan dated June 8, 2016, subject to submission of a detailed landscape planting price list for verification of the City's 2'A% landscaping requirement at the time of building permit application. d. A landscaped berm with a minimum elevation of 936 shall be constructed between the south private drive and the east property line. e. Construction shall occur in conformance with the elevation plan dated June 8, 2016, subject 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 remainder consisting of a combination of cedar, redwood, and high quality cementitious fiberboard, sometimes referred to as "Nardi Plank/Panel". f. The canopy at the main entrance shall have a minimum clear height of 13.5 feet. g. Site grading shall occur in conformance with a final grading plan to be submitted for review and approval by the City Engineer. h. Infiltration areas shall be constructed in conformance with the City standards. i. Any site lighting shall consist of downcast, shoebox lighting fixtures or wall packs with deflector shields, which confines the light to the property. Project Summary/Issues The applicant originally proposed a 175 -unit continuum of care complex on 12.28 acres that consisted of 99 independent living, 56 assisted living and 20 memory care units. The applicant has revised their plans and is now proposing a 195 -unit building with 115 assisted living, 58 assisted living, 20 memory care units and two (2) guest suites. 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 proposed Comprehensive Plan amendments were submitted to the Metropolitan Council for their review and approval. The City received a letter from the Council, dated May 25, 2016, approving the amendments as proposed. A public park easement currently exists over and across Outlot G. A determination that the proposed relocation of park from its current location is consistent with the City's Comprehensive Plan will be necessary and vacation of the easement over this property will need to occur. 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. 2 The applicant is proposing to rezone Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to zone 6, which currently allows for a continuum of care retirement community, subject to the following requirements: I. If more than one structure is used for a continuum of care retirement community, all structures shall be located on a single parcel or lot under single ownership; 2. No more than 15% of the total units provided shall be for assisted living; 3. No more than 15% of the total units provided shall be for comprehensive, intensive or full care living; and 4. The density of the total units shall not exceed 32 units per acre. The proposed project will contain more assisted living units than 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 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. The site shall meet all applicable infiltration requirements. 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 cedar, redwood, or high quality cementitious fiberboard, sometimes referred to as "Hardi Plank/Panel". In addition, the use of vinyl, steel, aluminum siding for the exposed exterior finish shall not be allowed. Improvements to the park will include a parking lot, shelter, bathroom as well as other amenities. 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. . A monument sign is shown at the main entrance into the site and a directional sign is located at the south entrance to the underground parking. No dimensioned site/construction/elevation plans have been submitted with this request. All signage shall comply with requirements set forth in the City's sign ordinance. 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'%% of the estimated building construction cost based on Means Construction Data. Staff is requesting that a landscaped berm be constructed along the between the south driveway and east property to provide screening from the driveway to the park and dwelling units to the east. 3 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. Attachments Park Exchange Exhibit Traffic Studies Resident Emails and Petition Tradition Q and A Staff Comments Development Plans Colored Site Plan Building Elevations Site Section Floor Plans Unit Mix/Square Footage Breakdown Colored Perspectives Building Distance Map Draft Park Plans 4 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) 5 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. 6 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 for their review. The City received a letter, dated May 25, 2016, from the Metropolitan Council, which informed the City of their approval of the amendments as proposed. 2030 COMPREHENSIVE PLAN LAND USE MAP 7 One of the goals of the Comprehensive Plan is to provide a balanced housing supply through the concept of life cycle housing. One of the components of this concept is providing housing with supporting services for the elderly, which this project will help to fulfill. Zoning: The subject properties are currently located in three different 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 apaitments 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 rezone Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to zone 6 which allows continuum of care facilities as a permitted use, and Outlot A, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to subzone 7, which that allows for parks and public buildings and structures. Subzone 6 allows for a continuum of care retirement community, subject to the following requirements: I. 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 195 -unit facility, which will have 115 independent living, 58 assisted living (30%), 20 memory care units (10%), and two (2) guest suites on a 12.28 -acre lot for a density of 16 units per acre. The applicant is proposing future phases that could 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 to 17% 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 more assisted living units currently allowed by the planned development ordinance. Therefore, the planned development ordinance will need to be amended or the number of assisted living units will need to be reduced. The applicant has opted for an ordinance amendment and has submitted an application requesting an amendment to the planned development ordinance to increase the number of assisted living units from 15% to 30% of the total number of units. The public hearing for this zoning amendment will be held on July 6. 8 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. Outlot G, COBBLESTONE LAKE COMMERCIAL 3RD ADDITION is currently designated for public park purposes. The applicant is proposing incorporate 1.7 acres of the existing outlot into the proposed lot. They will in turn replace that acreage with the north 1.7 acres of Outlot E, COBBLESTONE LAKE COMMERCIAL 3RD ADDITION. There will be no net loss of park land with this proposed exchange of property. 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 submitted revised plans that included the addition of a 5th floor and an increase in the number of units. The revised building would have 193 units (113 independent living units, 58 assisted living units, 20 memory care units and two (2) guest suites) within the same footprint. The planned development ordinance allows apartment and continuum of care buildings within subzone 6 to have a maximum of four stories. Therefore, an ordinance amendment would be necessary to allow for the 5th floor. The applicant presented the revised plan at the June 1 meeting. Questions and concerns were raised by Commission regarding the addition of the fifth floor. Based upon those questions and concerns, and need for an ordinance amendment, the applicant decided to remove the 5th floor. 9 Revised plans were submitted for the June 15 meeting that showed a 195 -unit building that showed the elimination of the 5th floor, but identified the same number of units as June 1, proposal. In order to keep the same number of living units as the June I, proposal, the applicant added two units to each floor of the east/west wings independent living section and one unit to each floor of the assisted living area of the building. This has extended the independent wings of the building approximately 25 feet to the east and the assisted living wing approximately 10 feet to the south and west. The building will continue to meet all required building setbacks. Access to the site would be via driveways off Cobblestone Lake Parkway. The main access will be directly off the 157th Street West/Cobblestone Lake Parkway roundabout and will provide access to 110 surface parking spaces. The most northerly driveway will provide access to the surface parking lot and 129 -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 applicant has provided a weekly service delivery breakdown for this facility. Minimum Trips Per Week Visit Purpose Vehicle Type 2 Sysco food delivery 3 Commissary food delivery 1 linen delivery 1 Bread delivery 2 Trash 2 Recycling 1 Medical supply 1 Office supply 7 Prescription delivery 6 UPS/FedEx 1 Oxygen (refill vehicle) 0.25 Water softener salt 0.25 Rug delivery 2 Resident move in/out 29.5 Weekly Commercial Visits Full Semi Sprinter van Box Van Bread Truck Trash Truck Trash Truck Box Van Van or Box truck Van Box Van Sprinter Van Box Van Van Varies They also stated that food, medical supply, housekeeping supply, and oxygen deliveries, and trash/recycling pickup would use the south access drive. Move -ins will be based on location of the resident's apartment. The remainder, such as UPS/FedEx and deliveries using the smaller vehicles, will likely use the front entry as their primary location. 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 10 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. Staff is also recommending that the parking spaces located just east of the south driveway be removed and a right turn lane be installed to accommodate delivery vehicles making a right turn into the driveway from Cobblestone Lake Parkway. The site plan shows a 110 -space surface parking lot that will be located along the west side of the building. Primary access will be via the 157th Street West/Cobblestone Lake Parkway roundabout with an additional access drive to the north of the main entrance. The second access will also serve as a driveway access to the underground parking and will be connected to the public park's parking lot. Staff requested the connection to the park's parking lot as a means to provide a second access to and from that lot. The onsite parking is adequate to serve the proposed use and staff is not expecting the park's parking lot will be used by residents and staff the continuum of care facility. City code requires that parking spaces have a minimum depth of 20 feet and a minimum drive aisle width of 24 feet. If the parking space is adjacent to a curb or landscaped area, the required length can be reduced by 1.5 feet. The parking lot design complies with city code. This development will have 239 parking spaces (110 surface parking spaces and 129 underground parking spaces). The planned development ordinance requires 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 115 independent living units and two (2) guest suites is 129 spaces, with 115 of those spaces being underground. This will leave 14 underground and 98 surface parking spaces available for the assisted living units, memory care units, guests, and staff/employees. The applicant estimates that they facility will have 110 employees, with 44 full time equivalent employees and the remainder being part time food service and nursing assistant employees. These employees will be spread out over three shifts per day with the day shift having approximately 55 employees. City code requires one space per four beds (units) plus one space per two employees and one space for each doctor for rest homes, nursing homes, sanitariums, or homes for the aged and children. Based upon this requirement, a minimum of 47 parking spaces would be required. There are also 47 adjacent on street parking spaces along the east side and 52 along the west side of Cobblestone Lake Parkway. Although these cannot be included the required parking calculation, one should expect that these spaces may utilized from time to time for this facility. 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. 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. The City Engineer has reviewed the grading and utility plans and his comments recommendations are included in an attached memo. Revisions shall be made 11 to the final grading plan and approved by the City Engineer prior to any grading activity or utility installation. Street Classifications/Accesses/Circulation: Cobblestone Lake Parkway, a local street with a raised median and recessed parking is located adjacent to the site. Three private driveway connections will provide access to the surface parking lot and underground parking. A traffic study was prepared by the applicant that indicates that this development will generate approximately 1,100 average vehicle trips per day. Please note that a resident leaving the complex constitutes one trip and returning would be a second trip. For comparative purposes, a 60,000 -sq. ft. office building would generate 890 trips and a 180 -unit single-family development would generate about 1,800 trips for 2,690 trips. An independent study was prepared by the City's consultant and the findings were generally consistent with applicant's study. Public Safety Issues: Comments have been raised about number of emergency calls for service to a senior development like this and the potential impact to the neighborhood. Public safety provided information on the number of visits to three senior facilities, with one facility having similar characteristics as the proposed development. This 208 senior facility had 878 calls for service during a 4'A -year period, for an average of 16 calls per month. Many of the calls were medical related. Staff does not have available information on when sirens and lights were used. Emergency personnel responding to calls for service to this proposed development will be coming from the west and will use 157th Street West to get to the facility. They will gain entry to the facility from the main entrance located on the west side of the building. Access to the building and its orientation will likely minimize any impacts to the neighborhood. Elevation Drawings: The exterior finish of the continuum of care facility will be a combination of fiber cement lap siding and sakes and manufactured veneer stone. The primary materials will be the lap siding and shakes, and a manufactured stone veneer, with a pre -finished metal soffit and fascia. 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. This project is also subject to specific performance standards set forth the in the planned development ordinance for apartments and continuum of care buildings. They include the following: 12 • All exterior elevations shall have a vertical exposed exterior finish that shall consist of a combination of non-combustible materials such as brick, stone, stucco, and the like. The use of cedar, redwood, and high quality cementitious fiberboard, sometimes referred to as "Hardi Plank/Panel" may be used when incorporated with before -mentioned non- combustible materials. • Metal skins materials, such as baked enamel, stainless steel, aluminum sandwich panels as the like as primary field materials for buildings shall not be permitted. This type of material may be used as a design element. • The use of vinyl, steel, aluminum siding for the exposed exterior finish shall not be allowed. A question was raised regarding the use of metal for the soffit and fascia. The ordinance prohibits the use of metal for siding only. It does not restrict the use of metal for the fascia or soffit of a building. A canopy with a 12 -foot clear height will be constructed at the facility's main entrance. The canopy's height should have a clear height of 13.5 feet to better accommodate emergency vehicles. Approval of the building elevations shall be subject to the adhering to the City's applicable general code and planned development ordinance 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. As mentioned previously, delivery vehicles and trash trucks will be utilizing the south driveway off Cobblestone Lake Parkway. Concerns have been raised about the potential adverse impact these vehicles will have on the adjacent park and dwellings to the east. Staff is proposing that a landscaped berm, with minimum elevation of 936, be constructed between the driveway and the east property line. Pedestrian Access: The site plan shows three different sidewalk connections from the front of the building to the sidewalk along Cobblestone Lake Parkway. They also identify an internal bituminous trail that will provide connections to private outdoor spaces and a stub that will connect to trails in the public park to the east. Parks/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 1.7 acres of Outlot G into their lot and proposing to relocate 1.7 acres the parkland to the north in Outlot E. They indicate there will be no net loss with this proposed relocation. The Apple Valley's Park and 13 Recreation Advisory Committee reviewed the proposed change, did not have any outstanding issues, and voted 6-0 to recommend the relocation as proposed. The City currently holds an easement over this property for public park purposes. In order to complete the land exchange as proposed, the City is required to first determine if releasing the current easement area from being a park is consistent with the Comp Plan. This finding is to be made by the Planning Commission. If the Planning Commission concurs that the relocation of the park as proposed is consistent with the Comprehensive Plan, a finding should be made. The City Council will also need to conduct a public hearing on the vacation of that portion of the easement over Outlot G. Concerns have been raised about the loss and relocation of parkland, and the loss of park amenities associated with this proposed development. As stated previously, the proposed relocation of park property will result in no net loss of property. Draft park plans have been prepared and are included with this staff report. The park entrance will be aligned with Embry Path, a collector street that extends from Cobblestone Lake Parkway to CSAH 42. This street should provide good access to the park for residents living in and outside of the neighborhood. The plans show a 46 -space parking lot, which will be offset to the south of the park's main entrance. This is different from the original location, which had a 40 -space parking lot on the west 1.2 acres of the Outlot G, which would be directly in line with the 157th Street West/Cobblestone Lake Parkway roundabout. Amenities proposed for the park are a restroom, pavilion with picnic terrace, trails, a wellness garden with outdoor exercise equipment, sunrise exercise terrace, lakeside splash pad and community gathering space, a pergola/shade structure with tiered seating, and a grove area that will have crushed granite paths and scattered seating. It appears that the relocation of the park will not result in the loss of any amenities with the exception of a gazebo that was to be located east of the parking lot in Outlot G. This is a draft plan that has not been formally reviewed by the City's Parks and Recreation Advisory Committee. It is expected that they will review the draft plan at their next available meeting. Signs: A monument sign is shown at the main entrance into the site and service sign is located at the south entrance to the underground garage. No dimensioned site/construction/elevation plans have been submitted with this request. All signage shall comply with requirements set forth in the City's sign ordinance. Lighting Plan: The City code requires that any lighting used to illuminate an off-street parking area or sign shall be arranged to deflect light away from any adjoining residential zone or from the public streets. Direct glare from floodlights or similar sources, shall not be directed into any adjoining property or public streets, and all the source of all lights shall be hooded or controlled in some manner so as not to light adjacent property. Mitigative measures shall be employed to limit glare and spill light to protect neighboring parcels and to maintain traffic safety on public roads. These measures shall include lenses, shields, louvers, prismatic control devices and limitations on 14 the height and type of fixtures. The City may also limit the hours of operation of outdoor lighting if it is deemed necessary to reduce impacts on the surrounding neighborhood. All requirements set forth in the City code shall be strictly adhered to. 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 staffs 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 59'-4" tall. The building will be located approximately 100 .feet from the closest section the Cobblestone Lake pathway and 187 feet from the pond's shoreline. The height building will be diminished by the horizontal distance from the public park to the east. Also, is should be noted that this building will be approximately 6 to 9 feet taller than the current CDA senior apartment building located directly to the west A question was raised regarding the color of the building. Staff Response — The applicant will has submitted colored elevations. 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 veru 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 15 • Rental senior market rate w/services = 540 rants • 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 140'x' 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 129 underground parking spaces to serve 195 units. There are also 99 on -street parking spaces along 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 3-4 story building on a 12.28 -acre lot. The building will be approximately 59 feet tall, which is 10 feet lower than the maximum height allowed in subzone 6 of the planned development. The 80 foot wide wings of the building will extend east 170 feet out from the bulk of the building, which will be located between 150-400 feet from the east property line. The proposed building will occupy approximately 15% of the lot. If the project is expanded with the addition of the 64 independent units and 80 -bed skilled nursing facility, the building coverage will increase to 24%. 16 H E6 2 X W 3a;ue;s Ana AeINIwrnee Hw A311VA 3lddV DV13NO1S3199O0 SHd Stantec Memo To: Brandon Anderson, PE From: Mark Powers, EIT City of Apple Valley Stantec Consulting Services File: 193803493 Date: May 24, 2016 Reference: Orchard Path Senior Living Trip Generation INTRODUCTION The purpose of this memo is to evaluate the expected trip generation and distribution for the Orchard Path Senior Living facility in Apple Valley, MN. The proposed facility is to initially have 193 units that will be inhabited by seniors at various stages of care requirements, and could later expand to 305 units. The City of Apple Valley has asked Stantec to determine the expected amount of vehicle trips generated by the facility during the AM and PM peaks. The City has also requested that the distribution of generated trips be evaluated to determine the impact it will have on local roadways. METHODOLOGY The ITE Trip Generation Manual 9th Edition was used to determine the amount of vehicle trips generated by the facility. Since the inhabitants of the facility will be at various stages of care requirements, section 255 - Continuing Care Retirement Community was used for the analysis. The analysis was completed for the initial build and full expansion conditions. An internal capture of 10% was used for trips that would also include or only involve the businesses in the immediate vicinity of the proposed development such as Target. Trip distribution was performed using a density model based on AADTs of the major roadways nearby. AADTs were taken from MnDOT's Traffic Mapping Application Tool. Figure 1 shows the existing AADT. To be conservative, the full build trip generation was used in the distribution. Once the vehicles were distributed, the most reasonable route for entering and exiting vehicles was created. The trip distribution can be seen on Figure 2. RESULTS The results of the trip generation are seen below in Table 1 and Table 2. reneratrorf:;{Iryrt }•r. .see Continuing Care Retirement Community -193 Units Design with community in mind ms v:\1938\active\193803493\reports\technlcalrepotis\trip generation tech niemo.docx Stantec May 24, 2016 Brandon Anderson, PE Page 2 of 8 Reference: Orchard Path Senior Living Trip Generation Continuing Care Retirement Community - 305 Units Cobblestone Lake For the initial build, as shown in Table 1, the most generated vehicle trips during a peak hour occurs during the PM peak with 40 vehicle trips. After the expansions have been made, the expected vehicle trips rises to 60 in the PM peak hour with 1 196 daily trips. Of these daily trips, based on existing PHS facilities, about 4-5 would be service vehicles. Most service vehicles be small delivery vans and trucks, but can get as large as a standard semi for food deliveries from Sysco. All other trips would be a mix of personal vehicles operated by residents, employees, and visitors. The results of the trip distribution can be seen in Table 3 and on Figure 3. Design with community In mind mp v:\1938\active\193803493\reports\technicalreports\trip generation tech memo.docx Stantec May 24, 2016 Brandon Anderson, PE Page 3 of 8 Reference: Orchard Path Senior Living Trip Generation x•:..t`@r-" ';� �.ti. �c::.e:` r�'.{' "� intSte" 3rtF.t, a u�1 , c��ih=tt�� tide bie��rreo2z�1A �Pn1E�e�$+rOlN3h�t 157th St between Pilot Knob Rd/CR 31 & Cobblestone Lake Pkwy Unknown 873 N/A Pilot Knob Rd/CR 31 between 150th St & 157th St 20,300 370 1.8% Pilot Knob Rd/CR 31 north of 150th St 18,900 144 0.8% Pilot Knob Rd/CR 31 between 157th St & 160th St/CR 46 20,300 503 2.5% Pilot Knob Rd/CR 31 south of 160th St/CR 46 31,700 126 0.8% 160th St/CR 46 west of Pilot Knob Rd/CR 31 24,200 190 0.8% 160th St/CR 46 between Pilot Knob Rd/CR 31 and Diamond Path 24,700 156 0.6% 160th St/CR 46 east of Diamond Path 20,000 156 0.8% Cobblestone Lake Pkwy between 157th St & Embry Path Unknown 228 N/A Cobblestone Lake Pkwy between 157th St & Elmhurst Ln Unknown 90 N/A Cobblestone Lake Pkway between Elmhurst Ln & Elm Creek Ln Unknown 12 N/A Elmhurst Ln south of Cobblestone Lake Pkwy Unknown 78 N/A Elm Creek Ln south of Cobblestone Lake Pkwy Unknown 12 N/A Embry Path between Cobblestone Lake Pkwy & 155th St Unknown 228 N/A 155th St/Dodd Blvd between Embry Ln & Diamond Path 3400 228 o 6.7/ Design with community in mind mp v:\1938\active\193803493\reports\ technicalreporis\trip generation tech memo.doc, Stantec May 24, 2016 Brandon Anderson, PE Page 4 of 8 Reference: Orchard Path Senior Living Trip Generation As shown in Table 3, the generated trips will increase the AADT of the major roadways from 0.8 to 6.7%. AADTs were not readily available for the local streets in the immediate vicinity of the development. Design with community in mind mp v:\1938\active\193803493\reports\technicalreportsVrip generation tech memo.docx LEGEND EXISTING XXXXX AADT 29000 19800 60 24200 4650 X NOT TO SCALE ..=. 150th St l6tistonc'. M 24700 EXISTING AADT FIGURE 1 PHS COBBLESTONE LAKE - CITY OF APPLE VALLEY Sttec DATE: 6/22/2016 PROJECT NO: 193803493 LEGEND ENTERING XX% EXmNG XX% L55 7 160th St,.c 19% 0 0 0 N 31% 48% 2% 19% 19% 79% 2% X 1$' NOT TO SCALE ^'i30th St T` `ate_ AakER{WY 13% 16% N 160th $t, DISTRIBUTION OF GENERATED TRIPS FIGURE 2 PHS COBBLESTONE LAKE - CITY OF APPLE VALLEY Stantec DATE: 6/22/2016 PROJECT NO: 193803493 4S0th.St:'. 1500) st LEGEND INCREASE XXX(XX%) IN AADT St oo 0 226(0.8%) 1 .—i 0 N 873 228(6.7%) X NOT TO SCALE 12 N r1 190(0.8%) W 0 156(0.6%) EXPECTED INCREASE IN AADT FIGURE 3 PHS COBBLESTONE LAKE — CITY OF APPLE VALLEY Stantec DATE: 6/22/2016 PROJECT NO: 193803493 Stantec May 24, 2016 Brandon Anderson, PE Page 8 of 8 Reference: Orchard Path Senior Living Trip Generation CONCLUSION The entrance to the proposed facility is the east leg of the intersection of 157th Street W and Cobblestone Lake Parkway, which is currently controlled by a roundabout. It is expected that the amount of vehicle trips generated by the Orchard Path Senior Living Facility should be easily accommodated by the current roadways in the vicinity. Any impact on the Level of Service experienced at the nearby intersections should be negligible. Stantec Consulting Services Mark Powers Transportation Engineer In Training Phone: (651) 967-4595 Fax: (651) 636-1311 Mark.Powers@stantec.com Design with community in mind mp v:\1938\active\193803493\reports\Iechnicolrepods\Irlp generalion tech memo.docx BOLTON a ME -NK, INC® Consulting Engineers & Surveyors 12224 NicolletAvenue • Burnsville, MN 55337 Phone (952) 890-0509 • Fax (952) 890-8065 www.bolton-menk.com MEMORANDUM Date: July 1, 2016 To: City of Apple Valley, MN From: Bryan T. Nemeth, P.E., PTOE Michael Boex, P.E. Subject: Traffic Impact Study Review Orchard Path Senior Living I hereby certify that this report was prepared by me or under my direct supervision and that I am a duly Registered Professional Engineer under the laws of the State of Minnesota. t,/ an- &V &4 43354 July 1, 2016 Reg. No. Date Bryan T. N` meth, P.E., PTOE Introduction The Trip Generation analyses for the Orchard Path Senior Living Development in Apple Valley, MN dated May 24 and June 24, 2016 were reviewed to determine if and how the development impacts the traveling public. Overall, the trip generation appears to be accurate, but no traffic impact analysis was completed. The overall trip growth due to the development does not indicate significant transportation concerns on an operational basis but there are anticipated to be impacts. Additional analysis is included in this review to understand the potential impacts. The trip distribution is also revised based on knowledge of trip patterns in the area. It is anticipated that these transportation concerns do not need to be mitigated as specified in the study. Forecasts Trip generation forecasts are provided for the site based on an initial build, full build, and alternative build plans based on the PUD. Scenario Proposed Land Use Daily Trips AM (PM) Trips Initial Build 193 Units 993 35 (36) Full Build 305 Units 1,196 51 (54) Alternative Plan (PUD) 180 Units + 30K s.f. Commercial 2,431 237 (292) H:\APVA\_General\2016\Orchard P th Senior Living Impact Study Rev"ew\2016-07-01_Orchard Path Senior Living TIS Review.docx DESIGNING FOR A BETTER TOMORROW Bolton & Menk is an equal opportunity employer Page 2 The trip forecasts appear to be consistent with the Site Plan, uses trip rates as provided in the ITE Trip Generation Manual, and includes a 10% reduction due to the mix of both residential and commercial traffic in the same development area. The daily, AM and PM forecasted trips appear to meet expectations. The difference in trips between the PUD and the Orchard Path Senior Living Facility as proposed is 1,235 trips per day. The Orchard Path development has less than half of the traffic impact to the area as compared to what is allowed under the PUD. The development as proposed also has less impacts in the PM peak hour and Saturdays since there is no commercial/retail component of the site. The development trips are more evenly distributed throughout the day. Public Roadway System Impacts It is anticipated that the development traffic would be primarily dispersed to Pilot Knob Road (CSAH 31) as defined in the study, but the study also shows 19% of vehicles using Dodd Blvd northeast of the development. Review of the traffic network and destinations in the area indicate that at least half the traffic destined or coming from the east (Rosemount area) would likely use Pilot Knob Road and CSAH 42 (150th Street) instead of Dodd Blvd. Additionally, the study indicates that 50% of the traffic to and from the site is from the south or CSAH 46 (160th St). This is likely not accurate as most destinations for services and the Twin Cities Metro Area for locations north of CSAH 46 are to the north and west. Review of the network and destinations indicates that the split should be closer to 70% north and 30% south, especially for residential land use associated trips. The traffic increase from the full build development (1,196 trips per day) is redistributed. Differences and additional information on specific segments from the Trip Generation Analysis is noted below. Roadway Segment Existing AADT AADT Increasee from Development Proposed AADT % Change AADT R Daily y Capacity* Max Volume to Rain tio** 157th St (E of Pilot Knob) -8,000 8731,156 9,156 14% 15,000 to 18,000 0.61 Pilot Knob (N of 157th St) 20,300 370890 21,190 4% 32,000 to 36,000 0.66 Pilot Knob (S of 157th St) 20,300 503 266 20,566 I% 32,000 to 36,000 0.64 Cobblestone Lk Pkwy (S of 157th) =1,500 98 106 1,606 7% 5,000 to 8,000 0.32 Cobblestone Lk Pkwy (N of 1571 )10,000 1000 , 228 120 1,120 12% 8,000 to 0.14 EmbryPath (S of 155th St) 3,0008 120 3,120 12% 15,000 to 18,000 0.21 *Daily Roadway Capacity Range based on the Highway Capacity Manual procedures for the lanes, area type, surrounding land uses and access, and type of roadway H:AAPVAA_GeneralA2016AOrchard Path Senior Living Impact Study Review\2016-07-01_Orchard Path Senior Living TIS Review.docx DESIGNING FOR A BETTER TOMORROW Bolton & Menk is an equal opportunity employer. Page 3 **Based on the lower range of capacity. Actual capacity likely higher. Generally, a volume to capacity (V/C) ratio should be Less than 1.00 with a goal of less than 0.85 to allow for increases during special events and other special conditions. All of the corridors discussed above have V/C ratios less than 0.85. The change in traffic volume is higher than 5% on 157th Street, Embry Path, and on Cobblestone Lake Parkway but volume to capacity levels are less than 0.65 for all locations. This indicates that while the traffic increase may not impact roadway capacity and operations, the traffic increase on the roadways will be noticeable to the public on: • 157'h Street • Cobblestone Lake Parkway • Embry Path The volume increase plus volume to capacity ratio does indicate that additional analysis of the 157th Street corridor is needed to understand the traffic impacts to the corridor. Operations Traffic volumes were collected at 157th Street and Pilot Knob Road in late May 2016. The intersection operates at acceptable levels with the existing traffic volumes. The westbound backups from Pilot Knob Road along 157'h Street are typically 3 to 5 vehicles during the PM peak hour. Saturday afternoon backups are typically 5 to 10 vehicles in length. The maximum backup is approximately 250 feet. The next access east of Pilot Knob Road allows for a backup of 375 feet before it impacts the access to the Apple Valley Liquor Store and Target. This backup is directly due to the westbound left. Levels of Service (LOS) are acceptable at LOS B in the PM peak hour today. Weekend service levels are better than weekday PM and was not studied further. Traffic analysis of the area completed to understand the overall impacts from increased development on the west side of Pilot Knob Road indicates that the westbound backups would increase from 125 feet in the PM peak hour to 225 feet. Level of service would be acceptable at LOS C in the PM peak hour. Saturday backups would be anticipated to increase to 350 feet. Analysis with the Orchard Path Development includes an increase of 8 vehicles in the PM peak hour for the westbound left. The southbound left would also be anticipated to see an increase 14 vehicles in the PM peak hour. The westbound and northbound right also have increases of 22 and 3 vehicles. The traffic increase overall to the intersection is minimal at 1 second per vehicle and does not impact the level of service. The additional traffic does not create a longer backup from Pilot Knob Road based on the analysis results since the minimal traffic increase is distributed throughout the peak hour. • LOS is D for the intersection in the PM peak hour under both no -build (no development) and build conditions. The change is about 1 second of extra delay per vehicle for the intersection during the PM peak hour between the no build and build. South Development Access A new access is proposed on Cobblestone Lake Pkwy on the south end of the property that is very close to Elmhurst Lane. The access includes a right turn lane along with a median cut to allow all movements. The proximity to Elmhurst is a concern if a large volume of traffic were to use this access. Since it appears to be a delivery driveway and would not have a large traffic volume using it, the proximity to Elmhurst can be minimal but should be at least 200 feet from Elmhurst to allow for adequate stopping sight distance at 30 mph. The right turn lane is a concern as it appears to be just a restriping of the current H:AAPVAA_GeneralA2016AOrchard Path Senior Living Impact Study Review \2016-07-01_Orchard Path Senior Living TIS Review.docx DESIGNING FOR A BETTER TOMORROW Bolton & Menk is an equal opportunity employer. Page 4 parking lane. The parking lane (8 ft) is not wide enough to be an actual turn lane (minimum of 11 ft and preferably 12 to 14 feet). The right turn lane should be widened or not be designed as a turn lane. There is no left turn lane into the access provided and the opening appears to be constricted due to the bump -out on the south side of Cobblestone Lake Pkwy. The bump -out should be removed to enable vehicles to use the access point without going over multiple curbs. The No Parking Zone should start prior to the intersection. The following recommendations for the south access are: • Move access west to provide 200 feet from the west crosswalk stripe of Elmhurst to the east curb return for the access. • Widen or delete the westbound right turn lane. • Remove the south side curb bump -out. Roundabout Development Access There are no anticipated changes needed at the access. North Development Access A new access is proposed on Cobblestone Lake Pkwy on the north end of the property across from the current access to the commercial properties and Target. This access appears to be serve as the primary access to underground parking. The access includes an existing left turn with a median cut to allow all movements. There are no anticipated changes needed at the access. Conclusions and Recommendations The development impacts are identified in this review. The traffic increase from the proposed development is anticipated to be less than half of what is allowable by the PUD with much less impact during the peak times for the area, specifically PM peak and the weekend. There will be an increase in traffic that will be noticeable to the community, but this traffic increase is not anticipated to impact the operations or mobility of the surrounding roadway system. The current system has excess capacity that is not used. There are not anticipated to be any significant operational concerns. There is a minimal increase of one second per vehicle delay for traffic at 157th Street/Pilot Knob Road in the PM peak hour but traffic backups are not anticipated to be more than what there is anticipated to be with further development in the area. Based on the analysis, the traffic backups anticipated at the intersection are able to be accommodated within the existing roadway network. The south access to the development should be modified as discussed above. H:\APVA\_General\2016\Orchard Path Senior Living Impact Study Review\2016-07-01_Orchard Path Senior Living TIS Review.docx DESIGNING FOR A BETTER TOMORROW Bolton & Monk is an equal opportunity employer. Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 6:19 PM To: Lovelace, Tom Subject: FW: PHS in Cobblestone Original Message From: Mike & Lori [rnailto:mlrtwat(2gmail.com] Sent: Thursday, June 30, 2016 6:18 PM To: Murphy, Joan Cc: mhtwat(a)gmail.com Subject: PHS in Cobblestone We are aware that there are many objections to the senior center being planned in our area at Cobblestone Lake. If the project gets the go-ahead like the plans we've seen so far we would like in the very least to have a view that is pleasant and conducive to the area. We would strongly encourage that the back view of the building not be an industrial look (eyesore) for our community that is already here and established. We will be extremely disappointed if all we see is the back alleyway for receiving trucks and dumpsters for trash. We are also hopeful that the traffic is not an issue for our residential area. We cherish the quiet community we currently live in and hope to enjoy the area homes our residents love including citizens both young and old for many years to come. Mike & Lori Watkinson 15875 Eastbend Way Sent from my iPhone Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 5:05 PM To: Lovelace, Tom Subject: FW: Oppose Site Plan by PHS and Tradition From: cd mcclun [mailto:cdmcclun@gmail.com] Sent: Thursday, June 30, 2016 5:05 PM To: Murphy, Joan Subject: Oppose Site Plan by PHS and Tradition Once more we state our opposition to the PHS and Tradition site plan in Cobblestone. It is simply too big and intrusive. It comes so close to the lake paths it takes away any sense of nature and of the lake setting. Either reduce the plan size or do not allow them to build. Thanks, Craig and Donna McClun Craig & Donna McClun cdmcclun(ai,nail.com 651.344.7334 1 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 4:06 PM To: Lovelace, Tom Subject: FW: PHS development meeting From: Paula Finkelstein [mailto:df2123@aol.com] Sent: Thursday, June 30, 2016 3:51 PM To: Murphy, Joan Subject: PHS development meeting Sent from my T -Mobile 4G LTE Device Original message From: Paula Finkelstein <pjf2123 cr aol.com> Date: 6/29/2016 4:43 PM (GMT -06:00) To: Bert Finkelstein <jbf2123@aol.com>, traciehenkel@junail.com Subject: What do you think. And I going too easy on them? To The Members of Apple Valley Community Development, Apple Valley Parks Board, Presbyterian Homes and Apple Valley City Council Shame on You. Shame on you Traditions Development for the numerous broken promises to the residents of Cobblestone Lake. Pools, clubhouse, park all implied in the initial design reneged on. Shame on you. Shame on you Presbyterian Homes for the greed you show in the size of the structure you are presenting. I am surprised that you have not asked to change the name of the lake and the parkway to Presbyterian Lake and Presbyterian Lake Parkway. You will, with your enormous structure, forever change the focus of the development from the lake and parks to your home. Shame on you. Shame on you city developers for allowing this to happen. Just because it could be done does not mean it should be done. You are not looking out for the good of the Cobblestone neighborhood. Shame on you. Shame on you City Parks Director and Parks Board. You caved into pressure from above (I would like to know from who and why) and gave away prime park land to a private company. This was not done in the best interest of Apple Valley and the Cobblestone neighborhood. You should have done what was best for the public you serve not a private company. Shame on you. And finally shame on you Apple Valley City Council. We have basically been advised, "it is going to happen so 1 get on board or get out of the way". You represent us, the people. We put you in those positions. You also have sold out to a private company over the interests of your constituents. You are allowing PHS to bring their service road into the middle of our community. You are allowing PHS to increase housing units in our neighborhood by approximately 40%. You are allowing PHS to erect buildings on approximately 65-70% of that land (present and future buildings and parking lots). You are even giving PHS free access to public parking in the "new" parks parking lot by cojoining the two (there will be no way to restrict staff and guests from using this parking lot once theirs is full). For all of this SHAME ON YOU. Paula & Bert Finkelstein 15584 Dunben-y Way Sent from my iPad Sent from my iPad Sent from my iPad 2 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 3:01 PM To: Lovelace, Tom Subject: FW: NO to the new PH development in CL From: Robin Ricke [mailto:ricke022@gmail.com] Sent: Thursday, June 30, 2016 3:01 PM To: Murphy, Joan Subject: NO to the new PH development in CL I live at 15716 Duck Pond Way. The proposed Presbyterian development concerns me for a multitude of reasons. First, the its size would be massive. It will blot out the western horizon and views from a lovely area that Apple Valley citizens can enjoy. This is not in harmony with the surrounding neighborhood. Second, due to its size, the increased traffic will detract from the safety and livability of our community. Garbage trucks, supply trucks, medical waste vehicles, and emergency vehicles will be channeled into the South (lakeside entrance). The easiest way for them to enter the complex is down Elmhurst, a residential street with many children. There will be congestion, safety, property value and aesthetic impacts. Moreover, this will result in increased traffic overall on Cobblestone Parkway - where people already drive too fast on a street where children play. Traffic needs to be slowed down on Cobblestone Lake Parkway with speed bumps and increased stop signs even without this massive building. Finally, the trade-off in land for the parks is most definitely not equitable. For these reasons, I opposed the PH development in Cobblestone Lake. Please preserve the beauty of this area and park space. Thank you, Robin Ricke 1 This petition has collected 86 signatures using the online tools at iPetitions.com Printed on 2016-06-30 Page 1 of 12 Cobblestone Lake Neighbors Against High Density West Lake Plan About this petition Cobblestone Lake Neighbors against High Density West Lake Plan (Parcel IDs: 011807000050, 011807000070, 011807000060) Keep parcels zoned Residential (Single Family/Multi-family, NO High Density) and leave an option for Commercial - Restaurant/bar only. Limit height of any building to 2 -story above ground. By signing this petition, you are saying: • You are a Cobblestone Lake Neighborhood resident • You do not want the land parcels (listed above) on the West side of Cobblestone Lake to be zoned High Density • You do not want the land parcels (listed above) on the West side of Cobblestone Lake to have any buildings built higher than two stories above ground Page 2 of 12 Signatures 1. Name: Shaun Johnson Comments: Zip: 55124 on 2016-06-21 03:19:02 2. Name: Kate Johnson on 2016-06-21 03:21:53 Comments: Zip: 55125 3. Name: cara urabe-rasoul on 2016-06-21 03:22:24 Comments: Zip: 55124 4. Name: Tressa housen on 2016-06-21 03:26:08 Comments: Zip: 55124 5. Name: Jennifer Winward on 2016-06-21 03:38:28 Comments: Zip: 55124 6. Name: Drew Seliger on 2016-06-21 03:40:06 Comments: Zip: 7. Name: Loni Davis on 2016-06-21 03:47:24 Comments: Zip: 55124 8. Name: Nick owen on 2016-06-21 04:00:14 Comments: Zip: 9. Name: Laura Hartwell on 2016-06-21 04:12:29 Comments: It's getting really crowded in the Cobblestone area now. Much of cobblestone already is not being cared for or maintained. I think the integrity of the neighborhood design will be compromised by building a 4 or 5 story building the size of target. Please consider keeping it smaller. Zip: 55124 10. Name: Roopa Sattanathan on 2016-06-21 04:13:59 Comments: Zip: 55124 Page 3o/12 11. Name: SARAVANAN VEERARAGHAVAN Comments: Zip: 55124 on 2016-06-21 04:16:19 12. Name: Lori kahler on 2016-06-21 04:34:12 Comments: I am signing this to share mine and others concern about the high rise development that continues to expand against the architecture established in the neighborhood and neighborhood wishes Zip: 55124 13. Name: Jason sewell on 2016-06-21 04:39:27 Comments: Zip: 55124 14. Name: Michael Higgins on 2016-06-21 04:42:33 Comments: Cobblestone Lake was always presented (sold) as a planned community. Lately it has become a dynamic plan with little regard to the original neighborhood design. Zip: 55124 15. Name: Victoria Daudelin on 2016-06-21 04:44:22 Comments: Zip: 55124 16. Name: Tara Estee on 2016-06-21 05:12:59 Comments: Zip: 55124 17. Name: Kathryn M Ott on 2016-06-21 05:34:54 Comments: Zip: 55124 18. Name: Kristin Croft on 2016-06-21 05:57:37 Comments: Zip: 55124 19. Name: Essah T on 2016-06-21 06:03:39 Comments: Zip: 55124 20. Name: Traci Breiland on 2016-06-21 10:33:08 Comments: Zip: 55124 21. Name: Colleen Hammill on 2016-06-21 10:40:11 Page 4 of 12 Comments: Zip: 55124 22. Name: Chad Wentzel on 2016-06-21 10:44:57 Comments: Zip: 23. Name: Cris Franchevich on 2016-06-21 11:05:54 Comments: Zip: 55214 24. Name: Kristina Confer on 2016-06-21 11:14:33 Comments: Zip: 55124 25. Name: Jon on 2016-06-21 11:18:36 Comments: Zip: 55124 26. Name: Anubhav Rastogi on 2016-06-21 11:21:12 Comments: I am unhappy with the proposal. Please listen to our concerns Zip: 55124 27. Name: Gayle Woodbury on 2016-06-21 11:30:15 Comments: Zip: 55124 28. Name: Bernadette Finken on 2016-06-21 11:32:51 Comments: Zip: 55124 29. Name: Steve swenson on 2016-06-21 11:37:02 Comments: Zip: 55124 30. Name: Eric Kamiel on 2016-06-21 11:48:57 Comments: Zip: 55124 31. Name: Susie Achman on 2016-06-21 11:59:54 Comments: Zip: 32. Name: Jennifer kamiel on 2016-06-21 12:02:46 Page 5 of 12 Comments: Zip: 55124 33. Name: Judy Keyes on 2016-06-21 12:06:22 Comments: Zip: 55124 34. Name: Suzanne Cartmill on 2016-06-21 12:08:51 Comments: Please don't block my view! Zip: 55124 35. Name: Suzy Frisch on 2016-06-21 12:08:59 Comments: A building this tall and dense belongs in downtown Apple Valley, not in an overwhelmingly residential area. It is way too large for this neighborhood and will destroy a natural amenity (Cobblestone Lake and park) that belongs to all city residents. Please reject the zoning change and this proposed project. Zip: 55124 36. Name: Kyle Finken on 2016-06-21 12:10:27 Comments: Zip: 55124 37. Name: Kathleen Hope on 2016-06-21 12:14:22 Comments: Zip: 55124 38. Name: Tia Wucher on 2016-06-21 12:16:00 Comments: Zip: 55124 39. Name: Rebecca Hansen on 2016-06-21 12:17:33 Comments: Zip: 55124 40. Name: Dyan Daniels on 2016-06-21 12:33:46 Comments: Zip: 55124 41. Name: Wendy Pedersen on 2016-06-21 12:35:38 Comments: Zip: 42. Name: Stephanie Candon on 2016-06-21 12:36:21 Comments: Page 6 of 12 Zip: 55124 43. Name: Caryn Riley on 2016-06-21 12:36:57 Comments: Zip: 55124 44. Name: Suzi Magill on 2016-06-21 12:37:27 Comments: Zip: 55124 45. Name: Jake Bland on 2016-06-21 12:38:35 Comments: Zip: 55124 46. Name: Tonya Johnson on 2016-06-21 12:38:55 Comments: Zip: 55124 47. Name: Cynthia Ann Davis on 2016-06-21 12:40:39 Comments: The proposed structure is much too large for the development. It should be no more than three stories or relocated to another part of Apple Valley. Zip: 55124 48. Name: Michael Bernstein on 2016-06-21 12:40:55 Comments: Zip: 55124 49. Name: Margo Godoi on 2016-06-21 13:12:49 Comments: Zip: 55124 50. Name: Minerva Gambayan on 2016-06-21 13:13:11 Comments: Zip: 55124 51. Name: Deborah Edwards on 2016-06-21 13:29:52 Comments: Zip: 55124 52. Name: Susan Coyne on 2016-06-21 13:48:56 Comments: I am in support of a senior housing option but not the huge scale plans currently proposed. Zip: 55124 Page 7 of 12 53. Name: Brian Estee on 2016-06-21 13:50:03 Comments: Zip: 55124 54. Name: casey sorensen on 2016-06-21 14:00:47 Comments: Zip: 55124 55. Name: Court Winjum on 2016-06-21 14:33:09 Comments: Simply not what was originally planned for this area and sold to the people of Cobblestone. If the project needs variances approved, it might be a very strong clue it isn't the right fit. Zip: 55124 56. Name: Penny Kastner on 2016-06-21 14:46:11 Comments: I'm not opposed to a senior living facility but this is far too big for our community! Zip: 55124 57. Name: Chris doman on 2016-06-21 14:56:07 Comments: I feel that the proposed size of this structure is inappropriate for the neighborhood. Zip: 55124 58. Name: Megan Lebens on 2016-06-21 15:04:49 Comments: Zip: 55124 59. Name: Annette Bocchi on 2016-06-21 15:11:43 Comments: My concern with the senior housing plan is that it's too big for our neighborhood. It will overpower the west end of the lake. I also share concerns about traffic. I understand the need for senior housing, but would prefer a smaller building. Zip: 60. Name: Lisa tonn on 2016-06-21 15:16:10 Comments: Zip: 61. Name: Tejal Wakle on 2016-06-21 15:48:51 Comments: Zip: 55124 62. Name: Mike Ott on 2016-06-21 16:04:20 Comments: Zip: 55124 Page 8 of 12 63. Name: Sheriff Rasoul on 2016-06-21 16:08:39 Comments: Zip: 55124 64. Name: Thomas Hope on 2016-06-21 17:19:09 Comments: My wife Kathy and I are among the first group of residents of Cobblestone. The park at the west end of the lake and the large community pool, in the area recently terra formed for more houses to the north, are two of the amenities we have been looking forward to having completed. Since the pool will not be happening and the proposed land swap would remove the promised park, I am strongly opposed to any more changes to the original (from 14 years ago) land use plan. I believe it makes more sense to move the proposed Presbyterian home facility to the land that is near the existing three story senior housing which is to the south of the lake. I have no complaint about adding the senior housing but see no reason why it has to be the major focal point at the west end of the lake. Zip: 55124 65. Name: Jackie Seliger on 2016-06-21 18:03:12 Comments: 1 am concerned about building such a Targe building in a residential area. A Senior Housing complex with these types of amenities is much more of a business than residence and I'm concerned about all the additional traffic from vendors and employees. We love being surrounded by commercial buildings such as Target and Hy -Vee but don't want them in the residential area. There is plenty of commercial space for sale in close proximity, Why not use a more appropriate space that isn't in a residential area? Zip: 55124 66. Name: Casey Segner on 2016-06-21 18:07:43 Comments: we already have noise and traffic growing on Pilot Knob and Co Rd 46. Please do not add to the traffic volume by adding high density housing. Zip: 55124 67. Name: Christopher Keyes on 2016-06-21 19:06:27 Comments: Zip: 68. Name: Emery Winward on 2016-06-21 19:10:21 Comments: The proposed plan is not keeping with the overall look and feel of the Cobblestone Lake neighborhood. The majority of home owners here are not against senior living, but we are opposed to the size of the complex and the construction traffic in a neighborhood full of small children. Those of us who bought homes here did so because we love the curb appeal, lake views and character the neighborhood has to offer. This complex will certainly end up severely restricting those views, specifically our sunset lake view. We are also opposed to the developer moving a designated park space away from the lakefront. Especially when another swimming pool was promised in the original plans and is certainly needed now that the neighborhood has grown! Page 9 of 12 Zip: 55124 69. Name: Amy Purcell on 2016-06-21 21:12:05 Comments: Zip: 70. Name: Jennifer Block on 2016-06-21 21:33:43 Comments: Zip: 55124 71. Name: Scott Shie on 2016-06-21 22:09:57 Comments: Zip: 72. Name: Carol Kurila on 2016-06-21 22:32:03 Comments: Zip: 55124 73. Name: Jennifer Huddle on 2016-06-21 22:41:40 Comments: Zip: 74. Name: Brandon Cartmill on 2016-06-21 23:51:34 Comments: Zip: 55124 75. Name: Brittany Whitson on 2016-06-22 01:05:47 Comments: Zip: 55124 76. Name: Patrice Blaeser on 2016-06-22 02:14:24 Comments: The Presbyterian senior complex proposed for Cobblestone Lake is too large (it should be 2 stories only) destroys the neighborhood feel and eliminates the beautiful lake scape and planned park. The traffic and congestion is not keeping with the neighborhood. Most importantly it is not the best location for this project. I understand that it is not financially feasible if scaled down to much. As such it should be built where the size as proposed is not an issue. One such location would be near the existing senior apartments. Building there makes sense in that common resources such as senior friendly parking, parks, walking paths etc could be a shared expense. It also will keep the increased traffic from delivery trucks, ambulances etc to an area where such traffic already exists. Zip: 55124 77. Name: Stephen Kyllo on 2016-06-22 02:59:14 Comments: Page 10 of 12 Zip: 55124 78. Name: Liisa Labno on 2016-06-22 03:30:24 Comments: While I welcome additional senior housing to Cobblestone, I am extremely concerned about the massive size - both vertical and horizontal - of the proposed development. The proposed complex would sweep across the entire west end of the lake without a single open sightline through. Entering the neighborhood from 147th street, we would no longer see public park space and lake vistas (the community name is Cobblestone Lake) - it would deadend at a massive monolithic structure. The lake is so charming and open from every other vantage point, development on the west end of the lake should show equal thought and foresight. Zip: 55124 79. Name: Jessica Sahota on 2016-06-22 12:34:18 Comments: Zip: 80. Name: Jan Spear on 2016-06-22 14:11:57 Comments: Zip: 55124 81. Name: Beth Henjum on 2016-06-22 17:01:33 Comments: Zip: 55124 82. Name: Dave Labno on 2016-06-22 18:16:41 Comments: Senior housing is a great idea for CL. The problem is the size and scope of this project - it is out of step with the original intent and feel of the neighborhood including great lake views from all angles. I'm not a fan of additional national -builder single family houses either but it would be better than the current proposal. Regardless of $1 million grant the city could use, this is not a great solution as it stands. Zip: 55124 83. Name: Janet and Timothy Sanda on 2016-06-23 11:25:00 Comments: Zip: 55124 84. Name: Pam Judson on 2016-06-23 13:43:05 Comments: Zip: 55124 85. Name: Peggy Lovering on 2016-06-24 00:03:43 Comments: Zip: 55124 Page 11 of 12 86. Name: Ryan stegora on 2016-06-25 01:47:04 Comments: This complex is too massive for a primarily single family development. It should, at a minimum,meet the typical 35 ft max height limit that all buildings (including target) are limited to. This proposal does NOT align with the spirit of the neighbor hood and therefore should be changed! Even I urbanites like Minneapolis there would be more respect to the neighboring properties required, it is quite upsurd to think that a massive 4 story building of this scale should be constructed adjacent to single family homes. Zip: 55124 Page 12 of 12 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 11:27 AM To: Lovelace, Tom Subject: FW: Cobblestone Lake Plan From: Judy Dickerson [mailto:judydic@gmail.com] Sent: Thursday, June 30, 2016 11:26 AM To: Murphy, Joan Subject: Cobblestone Lake Plan We have heard about the current plans for the Presbyterian HOmes & Services at Cobblestone Lake. We live in Cobblestone Lake and we are very much opposed to the plan. This is a small, quiet, residential neighborhood and the building of the PH5 is too tall, too large and too close to the edge of the lake. It spoils the neighborhood. Please reconsider... Sincerely, Judy Dickerson and Sanford Bettcher 15641 Dunberry Way Apple Valley, MN 55124 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 10:30 AM To: Lovelace, Tom Subject: FW: Presbyterian Home Development at Cobblestone Lake Original Message From: Suzanne [mailto:nelsalert@gmail.com] Sent: Thursday, June 30, 2016 10:26 AM To: Murphy, Joan Subject: Presbyterian Home Development at Cobblestone Lake Presbyterian can and should do better on this design so it does not overwhelm our Cobblestone neighborhood and the Lake Park. Putting up the "Berlin Wall" at the end of a lovely park, detracts from the values in the neighborhood, is a disservice to Apple Valley park users and sends the message that Apple Valley is not interested in creating a beautiful city with green space. The solid building across the end of the lake and its five wings are a detriment to the neighborhood and City. This design can be so much better! The Planning Commission also needs to take a close look at Presbyterian's plans for handling traffic concerns. Truck traffic should not be entering on the residential side of the lake! Tom Lovelace said construction and truck traffic serving over 300 residences at Presbyterian will be allowed to use whatever street they wish. The residential streets should be posted so that trucks are not allowed to roar past homes filled with children. The truck docks should not be located just off the lake path and on the residential side of the neighborhood. Furthermore, the dock area is in sight and sound of the lake path and neighborhood. Residents and park users who apparently have already lost their lake front park will now be subject to visual and noise pollution. Again, Presbyterian can do better! Presbyterian needs to be required to put extensive planning and financial commitment into landscaping its waterfront acreage. They have a great responsibility to make up for the loss of green space and horizons that their massive design will cause in the neighborhood. They might consider at least putting in a central glass atrium that gives some illusion of set back from the lake front. Mature trees and attractive landscaping should be required. The current design also detracts from the walkability of the neighborhood as it will require pedestrians to detour completely around the huge building and wings. There should be a central "passage" path leading from the lake path to the commercial area containing Target. The Planning Commission also should be aware that Tradition told hundreds of homeowners that a large swimming pool and club house would be built on part of that land to serve the Cobblestone Lake neighborhood. At present some 700 homes are served by a pool smaller than many backyard pools. We understood that during the recession they could not do that. It seems reasonable that they now be asked to contribute to the recreational opportunities available to Cobblestone residents, who would greatly appreciate the City's help in this regard. It seems only fair and honorable given that Tradition is profiting handsomely from this development and a highly favorable swap of prime waterfront park land for the strip along Cobblestone Parkway. If a posting on the Cobblestone Lake Facebook page is to be believed, city officials, Presbyterian representatives and Tradition recently met with a resident of our neighborhood and declared that this 1 development is a done deal, prior to the hearing where the citizens get to voice their concerns. It is my fervent hope that this is not the case and that the concerns of residents will be heard and acted upon. Many of us would welcome Presbyterian to the neighborhood but expect that the City will require it and Tradition to address neighborhood needs and concerns. Suzanne Nelson 15925 Elmwood Way Sent from my iPad Presbyterian has been given 2 June 28, 2016 To the Apple Valley Planning Commission, We want to add our voices to the resounding opposition to the proposed PHS senior facility. Building this structure on the west side of Cobblestone Lake drastically alters the original plans for this parcel of land — plans that have been repeatedly promised to residents who bought homes in the neighborhood and were approved by the city. Seniors would make for wonderful neighbors, and we do not object to having such a building in Cobblestone Lake. However, the multiple parcels of land selected for this large high-density facility just aren't appropriate for this use. Please consider other options instead of this proposal, which permanently ruins a beautiful lakefront property with a massive structure. As originally designed by Tradition Development, the west side of Cobblestone Lake was to house two commercial buildings situated on each side of a large, centrally sited park. The park was designed to be the gateway to green space surrounding the lake. Apple Valley Parks had many plans for this land, including a pavilion, picnic area, restrooms, and more. These plans are no longer possible if the Planning Commission approves the PHS facility here. Instead, an enormous fortress would take over one entire side of the lake. In exchange for losing this valuable parkland, which was to benefit all residents of Apple Valley, PHS offers the city a small strip of green space. However, its odd shape and significantly smaller footprint mean eliminating Apple Valley's plans to make this a jewel of its park system. It is very shortsighted to give away an extremely valuable piece of parkland to the highest bidder, instead of leaving it open to every Apple Valley resident. And instead of the park approved in the master plan, Cobblestone Lake residents would be treated to a colossal complex. As designed, the structure has three wings — and two more planned — each with four stories. This creates an extremely high-density building for a residential neighborhood. It would tower over all of the surrounding buildings, including numerous single-family homes, townhouses, and businesses. The PHS structure is out of place compared to all other buildings in this part of Apple Valley. A facility of this height and size would be much better suited for downtown Apple Valley — or St. Paul or Minneapolis, for that matter. Whatever is put on this parcel of land should not dominate and denigrate the existing neighborhood. It should blend in — and enhance — its surroundings. Furthermore, the addition of hundreds of residents, employees, and many visitors will bring an enormous amount of daily traffic to this residential area. There also will be a multitude of supply, delivery, and garbage trucks that will arrive at all hours. One -lane Cobblestone Lake Parkway and this residential area were not designed to accommodate all of this additional traffic. It is unfair and unneighborly to wipe out the investments that hundreds of families have made in their homes for the benefit of a few. The original master plan and homeowners' investments have turned Cobblestone Lake into a highly desirable neighborhood. The proposed facility would instead be an eyesore. This zoning change, land swap, and proposed facility are a classic bait and switch committed upon current residents. And it's not just Cobblestone Lake residents who lose out. The entire city of Apple Valley loses when you give away beautiful, valuable park space to the highest bidder in exchange for an inferior strip of land and a huge, high-density complex. Please reject the proposed PHS zoning changes that allow for such a massive, high-density building to be built in a residential area. Thank you. Suzy Frisch & Steve Swenson Cobblestone Lake residents Lovelace, Tom From: Murphy, Joan Sent: Tuesday, June 28, 2016 8:00 AM To: Lovelace, Tom Subject FW: Cobblestone Lake From: Cathy White [mailto:cswhite624Caomail.com] Sent: Monday, June 27, 2016 10:10 PM To: Murphy, Joan Subject: Cobblestone Lake 1 am writing as a concerned resident of Cobblestone Lake regarding the possibility of the development of property for the Presbyterian Homes and Services. I am very concerned as to what this will do to our community; i.e. the height of the facility, the impact on the fact that this is a residential area, not a commercial area. The area was sited for single family residences, not a facility for assisted living, etc. Having a facility of this nature in the area cited for single family residences that will be close to a park, lake and trails would be unsafe, due to the nature of the type of facility and the traffic, sirens emergency vehicles, etc, as this could be harmful to children playing in the park, walking on the trails, etc. This would also be detrimental to the patients if they left the facility and were unstable and walked into the lake or harmed children playing on the playground. Please re -consider this proposal and deny the Presbyterian Homes & Services building in our residential area. Thank you, Dan and Cathy White Dunberry Way (Cobblestone Lake North Shore) Apple Valley, MN 55124 1 Lovelace, Tom From: Murphy, Joan Sent: Monday, June 27, 2016 12:27 PM To: Lovelace, Tom Subject: FW: Presbyterian Homes Project From: Chris Burns [mailto:cjburns62©yahoo.com] Sent: Monday, June 27, 2016 12:16 PM To: Murphy, Joan Subject: Presbyterian Homes Project To the Apple Valley Planning Commission: I support the need for more senior housing in Apple Valley, and am not opposed to higher density development in Cobblestone Lake, but I am extremely concerned about the current proposal by Presbyterian Homes and Services (PH5) for the parcel on the western edge of the lake. The PHS project in its current configuration will have a detrimental effect on traffic, safety, the aesthetics and enjoyment of public parkland and trails all around Cobblestone Lake. At four stories, this project is too tall for a parcel directly on the lake and would be out of character with the rest of the neighborhood. Fully developed with all the housing components PHS envisions eventually building, this would be a very intensive development crammed into a relatively small space, with high impacts to neighbors and visitors. I live in the far east side of the development, off the lake, but I'm very concerned about the traffic, noise and safety issues this project would generate for our neighbors living in the blocks immediately surrounding this project. Obviously, any development is going to generate traffic, but the amount and type of housing and services that PH5 envisions will result in additional traffic by staff, vendors, and support and emergency services than other types of high density housing — even other types of senior housing. As I look at the site plans, I'm worried about all the parking lots that are shown and the visual impact they will have to a key entry point to the neighborhood and the lake. The City of Apple Valley has made significant investments in public parkland, trails and facilities within the Cobblestone Lake Development. These public spaces are used extensively, not just by people who live in the development, but by many others in immediate neighborhoods, and from across the city, who come here to bike, walk, jog, fish and canoe. The city needs to make sure that it protects the investments it has made and ensure this last, highly visible parcel on the lake is not developed in a way that jeopardizes the enjoyment of all city residents who use these public spaces. It also needs to guide the development to avoid negative traffic, safety and property value impacts, and is not out of step with the architectural aesthetics of the neighborhood. I urge you to table a decision on the PHS project at your July 6 meeting until additional study can be done to determine the traffic, safety and noise impacts, and drawings are developed to show the visual impact of the structures from the lake. There is no reason a project of this scope should be rushed without addressing the legitimate concerns of neighbors and park users. Thank you Chris Burns 15752 Diamond Way, Apple Valley, MN 55124 2 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 23, 2016 8:17 AM To: Lovelace, Tom Subject: FW: Cobblestone Lake - Concerns From: Deborah Edwards [mailto:deborandiamond@hotmail.com] Sent: Wednesday, June 22, 2016 8:02 PM To: Murphy, Joan Subject: Cobblestone Lake - Concerns Apple Valley Planning Commission: I have several concerns regarding the proposal to build a senior living center in Cobblestone Lakes. First, I am not opposed to having the center in Cobblestone, but I am OPPOSED to the proposed location. From what I understand, in order for this complex to happen, Presbyterian and Traditions have petitioned that the land between the 157th St. Entrance Circle and the west end of the lake -- which was previously designated in the Master Plan as Park Land -- be traded for a strip running along Cobblestone Parkway. The Parks board, with dissent, has agreed to trade the parkland at the gateway entrance to Cobblestone for the strip of equal size starting roughly behind Orange Theory (this part would be a parking lot) and ending behind the Robert Thomas cottage homes on the north shore. This 1.7 acre strip would have a proposed picnic shelter and bathrooms for visitors coming to the park. I question whether trading away prime waterfront property for a strip along Cobblestone Parkway is a good deal for citizens and in the best interests of our neighborhood and City Park system. Second, I am concerned about not having ample time to review the proposed traffic study that will be done. Third, if the project were to be approved, I am VERY concerned about the truck traffic in a residential area. This high density project concerns me as I don't feel it belongs on prime waterfront land, that was designated as park space, in a residential area. Finally, the focal point in Cobblestone has always been the lake and green space. If allowed, this four story complex will take away the sunset views, along with the green space. It would take many years for any landscaping to form to serve as a visual barrier...and I'm not sure there is enough landscaping to allow such a huge building to "blend" in with the surroundings. Please take a moment to consider my e-mail and the points I am making. Far too often, I feel the voices of the citizens are not heard. I truly hope this isn't the case with Apple Valley. 1 Sincerely, Deborah Diamond Edwards 15888 Dutton Lane 2 Lovelace, Tom From: Murphy, Joan Sent: Wednesday, June 22, 2016 8:23 AM To: Lovelace, Tom Subject: FW: Cobblestone Lake Neighbors Against High Density West Lake Plan From: Scott Shie[mailto:scott.shie(alhotmail.com] Sent: Tuesday, June 21, 2016 5:26 PM To: Murphy, Joan Subject: Cobblestone Lake Neighbors Against High Density West Lake Plan To whom it may concern, I am a resident of the Cobblestone Lake neighborhood and am writing to express my concern with the proposed plan to build a Senior Living development in our community. I am not opposed to the concept of a senior living facility somewhere in the neighborhood, but I feel that the size and placement of the currently proposed Presbyterian facility is not in the best interest of the residents of the community. To borrow from the community website: "Cobblestone Lake is an enclave of neighborhoods drawn together by streetscapes of architectural harmony, a centerpiece lake with miles of shoreline surrounded by a unique park & trail system..." and "The "Traditional" architecture of Cobblestone Lake accentuates classic styles emphasizing streetscapes and front porch amenities etc. The area is highlighted by a centerpiece 36 -acre lake, miles of recreation trails and sidewalks, as well as public and private parkland, and open green -space for every ones enjoyment." Please review the petition and comments provided at the URL below. http://www.ipetitions.com/petition/cobblestone-lake-neighbors-against-high-density Thank You, Scott Shie t Lovelace, Tom From: Murphy, Joan Sent: Wednesday, June 22, 2016 1:34 PM To: Lovelace, Tom Subject: FW: Presbyterian Homes facility at Cobblestone Lake From: Tom Hope [mailto:thooe©thcom.com] Sent: Wednesday, June 22, 2016 1:32 PM To: Murphy, Joan Cc: 'Kathleen V. Hope' Subject: Presbyterian Homes facility at Cobblestone Lake Sir or Madam, My wife Kathy and I are among the original home owners in the Cobblestone Lake development. During the 12 plus years that we have lived here, we have seen a number of modifications to the original land use plan that have, for the most part, followed our understanding of the original layout. There have been two changes to the amenities, as originally proposed, that have been very disappointing. The first was the change from the 'small town' main street look of the main entrance off of Pilot Know to a large parking lot strip mall. The second is the elimination of the 'large' swimming pool that was to be located in the area near the Wells Fargo bank and Robert Thomas cottage homes. Both of these features were things that influenced our decision to build a home and live here. The loss of these amenities has changed both the look and feel of the development. Allowing Presbyterian Homes to occupy, and for all practical purposes dominate, the entire west end of the lake will remove another of the features that make the Cobblestone Lake area one of the most unique and appealing locations in Apple Valley. We are not opposed to Presbyterian Homes building a facility at Cobblestone Lake. We understand the need for senior housing and believe that the facility would be an excellent addition to the Cobblestone Lake community. Having said that, I see no reason why it has to be built at the proposed location. It would fit just as well in the area to the south of Cobblestone Parkway (southeast of the existing senior housing) thus leaving the existing area at the west end of the lake for the development of a park that all of the residents of Cobblestone, as well as the other residents of Apple Valley, would be able to enjoy. Placing the facility at the suggested location will allow the park to be created in the area originally designated in the land use plan as shown to us when we built our home. The completed complex will have 337 residential units. This will cause increased congestion in an area that is already the busiest area of the development and a potentially unsafe increase amount of traffic on Cobblestone Parkway and Elmhurst. Placing the facility in the area suggested above would greatly reduce the increased car and truck traffic in the main entrance area. Creating an entrance to the location suggested above from Elmhurst will result in additional safety, for the families (especially the children) that live in the homes to the east of the suggested location, be reducing the distance the cars and trucks would need to travel on Elmhurst and would mitigate the need for the delivery and service vehicles to use Cobblestone Parkway. Respectfully, Tom Hope Lovelace, Tom From: Murphy, Joan Sent: Wednesday, June 22, 2016 8:24 AM To: Lovelace, Tom Subject: FW: Opposition to Cobblestone Lake Development size/scope Original Message From: Kristina.Confer [mailto:Kristina.Confer@target.com] Sent: Wednesday, June 22, 2016 5:27 AM To: Murphy, Joan Subject: Opposition to Cobblestone Lake Development size/scope Hello! We'd like to share our opposition to the planned development on Cobblestone Lake. We are not opposed to Presbyterian Homes as a neighbor, but rather the size. I love the sunsets and views of my lake and the feel of this very special neighborhood -- it's why we built a townhouse here in 2005 and then moved to a single family home in 2010 as our family grew. I, along with many of my neighbors, are simply asking you to please insist they modify their plans to fit better into the surrounding neighborhood and preserve the original location of the "gateway park" and prevent the height of the structure from towering over the surrounding homes. Not doing so would be a shame and a real loss for the neighborhood. Thank you for your consideration. Kristina and Robert Confer Sent from my iPhone 1 Lovelace, Tom From: Murphy, Joan Sent: Wednesday, June 22, 2016 8:23 AM To: Lovelace, Tom Subject: FW: Presbyterian Home Proposal for Cobblestone Lake- Traffic Concerns From: Mark Nelson [mailto:mdn605©aol.com] Sent: Tuesday, June 21, 2016 5:36 PM To: Murphy, Joan Cc: Sedonasuzy©aol.com Subject: Presbyterian Home Proposal for Cobblestone Lake- Traffic Concerns To Planning Commission Members, I attended the June 15 meeting and was pleased the developer no longer is seeking approval for a five story structure. In addition, new architectural features may reduce the visual scale of the project. However, movement of the gateway park is still troubling. I am also concerned about the absence of a detailed traffic study. This large new facility is adjacent to a residential neighborhood. It would be expected to generate significant traffic by staff, residents, commercial providers and visitors, as well as emergency vehicles. Truck traffic for trash removal and supplies would be significant. At a minimum, such traffic should be required to use 157th Street off of Pilot Knob and not Elmhurst, which is a residential street off of County 46. As a result of these issues, I feel an independent traffic study needs to be completed prior to approval. Mark Nelson i Lovelace, Tom From: Murphy, Joan Sent: Monday, June 20, 2016 8:50 AM To: Lovelace, Tom Subject: FW: Requesting your response Original Message From: Jan Cotroneo[mailto:cotroneoiamte@gmail.com] Sent: Sunday, June 19, 2016 9:55 AM To: Murphy, Joan Subject: Requesting your response As a business professional and a resident of Cobblestone community, I have worked as a leader in large and global businesses, I request that you all make decisions based on facts I am requesting that independent impact studies be completed and published to the residents of the Cobblestone Community. Ensure all of us understand the impacts to our community. The residents have made an investment into this community and have paid our real estate purchase price and property taxes based on the developer marketing a planned residential lake community - Cobblestonelake.com. Your decisions can not be made by the developer or Presbyterian Homes (PHS) saying they don't think or it might; decisions of this magnitude require facts. The PHS plan does not scale and fit with the community design for the residential lake community per Cobblestonelake.com. If this goes through, how will it impact many home owners' valuations and property taxes? Will there be assessments? If you do not have the facts to answer, do not make a decision without requiring studies. The PHS and developer are the businesses that are pushing based on their future profits. Require them to pay for independent studies for the community including: impact study for how this massive structure impacts the residents' home values, property taxes, city assessments, and light impact on the community for all families who live here. I would also like to highlight city exemptions being noted and request answers to these items: Exemptions Required: - The project exceeds the maximum density of 24 units per acre (27). - It contains fewer assisted living units as a percentage of total units by 4%. - It contains twice the allowable percentage of assisted living units to total units. - It does not meet the city's requirement for percentage of building materials that are non-combustible, non- degradable. Decisions like this require due diligence. Require studies, review and share findings. 1 Lovelace, Tom From: Murphy, Joan Sent: Monday, June 20, 2016 8:54 AM To: Lovelace, Tom Subject: FW: Cobblestone Lake Senior Housing Development Concerns Attachments: Sunset & Building Size Perspective.jpg; Sunset View Perspectivel.jpg; Developers Presentation - Screenshot.jpg From: Mena .g [mailto:hgov002@gmail.com] Sent: Sunday, June 19, 2016 2:12 PM To: Murphy, Joan Subject: Fwd: Cobblestone Lake Senior Housing Development Concerns Dear Planning Commission, I am a current homeowner in the Cobblestone Lakes at 15949 Elmwood Way. I previously sent in my concerns in writing by email on June 13, 2016. I have been following the senior housing project development and saw the June 15 Planning commission meeting video. I would like to first of all thank the planning commission in diligently working through the decision of the development project and also taking into consideration the comments and concerns of the residents and public for the developments at cobblestone lakes I understand since the previous meeting, the planner has now proposed a 4 story, 193 unit building with future expansions. While I welcome senior housing to Apple Valley, I am strongly opposing this development because of its location and size to cobblestone lake: 1) In no way this behemoth fits in with rest of the building structures including residential housing in the community today. It will ruin the look and beauty of the lake area. It is as if one is placing a behemoth hospital or downtown commercial building in view of the lake area/ lake shore line. 2) The current renderings do not give a full picture of the size the building will be in height, width, and depth. Particularly page 132 of the submission packet, it makes a misleading comparison to the Apple Valley water tower. For one it is completely disregarding the fact the tower is located almost a mile away. Whereas the care facility is less than 200 feet from the lake. Furthermore, even at this distance the tower is quite a big structure that can be see from the lake area including residential houses (See attached picture "Sunset & Building Size Perspective") Now when you consider the care facility which is only 200 feet away and being big in height even at 4 stories but also width! This does not even take into consideration the future expansion. In the recent change, they have proposed adding more units in the east and west wings (additional 25 feet) which means that now this structure is more closer to the lake! Particularly for the houses that are in close proximity to this location this impacts the view, but also our land value. Further, this also ruins the views and enjoyment of park users. 1 3) The plan also proposes moving the park area away from the center location. Now the parks, lake, trail, current housing structures and look and feel of the community is what made us residents choose to live here. It also encourages other visitors from surrounding areas to come and enjoy the lake, trails etc. By having this behemoth in the center location which is one big building not only will it block any sight of the lake from the entrance of the building, but it also hides the location of their proposed park area. If visitors do not even know a lake or park exits who all will go to use it? Now having a park area in the center of the lake is not only a nice picnic area but also the visitors get to enjoy the lake views and scenery. 4) Parking - I also have concerns that a building of this size will bring with it traffic and this means more parking. I strongly believe, outsiders/shoppers, visitors will start using the residential areas for parking. This is a headache/problem that many of us do not wish encourage nor deal with. This would disturb the residential housing privacy and peace. 5) It must also be considered that there have been so many changes and that the project keeps requesting for development ordinance change requirements to bring the project into conformance. I urge the commission to think of the bigger picture as well outside this project. To continue to request ordinance changes also will impact other surrounding neighborhoods and communities in apple valley. These ordinance and requirements were put there in the first place for a reason and it MUST be adhered to instead of changed because of 1 project. 6) My previous comments do still stand with the proposed changes. Even at 4 stories, 59.4 feet this will be the tallest structure in the lake area. The other factor is the location is already on a higher elevation. Due to this, the care facility will seem even taller than other structures in the lake area and will look completely out of place. 7) Impact on property values - Having a gigantic structure at the focal point of the lake is a profitable investment for the developer as they would be charging top $$ for each unit. But since views and look and feel of the community is impacted, this will ultimately impact the property values of current residents. This structure would hardly be aesthetically pleasing to look out at everyday, let alone the increase in traffic that it brings with it. 8) Impacted Views - Most concerning of all. The building's height will block any and all sunset view for the residents located on left and right side of the lake. Due to the location of the houses, most residential units do not get a sunrise view, but this is currently offsetted by sunset view. We have paid premium pricing for the lot and view. Please see attached screenshots: The water tower already looks gigantic. It must be considered that the structure is taller than this tower and will be much closer to the lake so it will be quite BIG. See Sunset View Perspectivel; Sunset & Building Size Perspective (all views will be blocked!). 9) Delivery Vehicles - There is a lot of growing and young families residing in the community which means there is a good size population of children. We must consider how their safety is impacted when heavy duty vehicles and delivery trucks are going in and out. 10) Light, excessive noise and activity should be directed away from residential properties. The proposed project is a senior housing with a memory care and nursing facility. It is only natural to assume there is a greater likelihood of increase of 911 calls/ambulances to the location. It must be considered that noise and lights from these vehicles will directly affect the residential housing and park residents. 2 11) 300 plus units means 300 plus residents. How does this impact the environmental features of the lake and small community? Also, it must be looked into more detail regarding the allowed maximum density of units per acre. I doubt with the future extension the care facility meets the allowed density. 12) Mixture of structures - it is understandable the city is trying to encourage different structures to single family home. So why not a strong consideration for a recreational facility for the community or a twin home / duplex / townhouse? Wouldn't this be more in alignment with the other structures in this community? This is not in anyway biased from having senior housing in the neighborhood, because there are already ramblers on one end of the lake catering towards seniors. But, if the proposed structure were to be much smaller in height and number of units, i.e., 2-3 storeys it would be more reasonable. It is the height and amount of space/units that this structure will have and future extensions that is concerning. 13) Availability of lots - I strongly urge the commission to consider other lots. There are currently a number of lots available quite close to cobblestone community/lake area in Apple Valley. If the goal is to have senior housing structure of this scale and size why is there no consideration for other lots which do not impact views let alone the whole community's look and feel. 14) Had we known this facility was coming when we bought our house in 2015, we would have strongly considered a different area. For what its worth a number of current residents including us, are strongly considering relocating should this facility go forward in this area. Once again, thank you for taking the time to read our concerns. As you know already many of these are also shared with other residents in the area. I urge the commission to take this into consideration. Feel free to message me if you have any questions. Thank you, Hena Resident at Cobblestone Lake Forwarded message From: Hena .g <hgov002(&,gmail.com> Date: Mon, Jun 13, 2016 at 4:52 PM Subject: Cobblestone Lake Senior Housing Development Concerns To: commdev@ci.apple-valley.mn.us 3 ��' « snta e t 14 la sr ef-e- �w y�5 r-/�// `i////i �//' %ani/ j..�,- ��i /� // /i/ i i/, ��// %iivi/��%/ii r %%f'� ____r_:_,_____,,,_____l//�!//j 'fir// !,a/�/%�-a`��//� / �j='ice �"i,.'� l /. /1�/_ei%moi%_i//%%% '% %� �/ �,%%�- �%,� ��� -/'/--�!////// %moi%%/- /i��i� � �///�: /ii' i i%���//% ice%//ii /i/�////moi i/moi %��/� ��//i� /i / / /// / :/ / ///% �////% //%/ / %ice /i/ / / � � /iii//i �� /i/// �' s Air Lovelace, Tom From: Murphy, Joan Sent: Monday, June 20, 2016 1:59 PM To: Lovelace, Tom Subject: FW: Cobblestone Lake Proposal From: jennifer block[mailto:block.jennifer@gmail.com] Sent: Monday, June 20, 2016 12:04 PM To: Murphy, Joan Subject: Cobblestone Lake Proposal Good afternoon: I am an 11 year resident of Cobblestone Lake and am writing to voice my concern about the scope of the proposed senior living project. While I think most of us support the concept, the placement and scale of this project are problematic. This, by the way, coming from someone who didn't oppose the idea of Target, back in the day. The problem with the current project is that we end up with a behemoth right on the lake. The lake that my kids and I bike around, the lake that I run around, and the lake that we go down to for sunsets and fishing. The lake is the heart of the neighborhood, and this plan calls for a massive structure completely out of proportion to the rest of the neighborhood at arguably it's most prominent point. No one in this neighborhood wants a giant building right on our little lakelet. We have all invested significantly in this neighborhood and in our community, and frankly I feel we deserve a little consideration on this one. I am unable to attend the July 6th meeting as I will be out of town, but look forward to hopefully a revised and more reasonable proposal which I can support. Thank you for your time, Jennifer Block MD 1 Lovelace, Tom From: Murphy, Joan Sent: Friday, June 17, 2016 1:12 PM To: Lovelace, Tom Subject: FW: Presbyterian Home Proposal From: Nick Meyers [mailto:mailmeyers(agmail.com] Sent: Friday, June 17, 2016 12:56 PM To: Murphy, Joan Subject: Presbyterian Home Proposal Dear Planning Commission Members, I am writing to inform the commission that my wife and I are in favor of the proposed PHS Cobblestone Lake Senior Housing Development. We feel the modifications shown at the June 15th meeting will help to decrease the massing with different roof lines and decreasing the overall height slightly. We know there is a very vocal group opposed to this project, but I wanted to let everyone know that not everyone in Cobblestone Lake feels the same way. There are some of us who moved to Cobblestone Lake because of the planned higher densities and mixed uses for the western side of Cobblestone Lake. We hope that a compromise and understanding can be reached because we feel that this building as proposed with the recent modifications will fit with the character and vision that was set more than 10 years ago for Cobblestone Lake. We have only heard great things about Presbyterian Homes and look forward to a well-run care facility in our neighborhood. Sincerely, Nick and Susan Meyers 15896 Elmhurst Lane Apple Valley, MN 55124 t TRADITION Cobblestone Lake — Proposed Commercial Usage Q&A Since the proposal of the senior housing project in Cobblestone Lake six weeks ago, we have received a number of questions and concerns regarding the development of the Presbyterian Homes senior living facility in Cobblestone Lake. We have taken the most common statements and provided answers/facts to help alleviate these concerns. 1) We are losing the big park & play area we were promised. The park will still be developed with the same acreage as it was always intended to be, the park location was just shifted. We are also incorporating an additional $320,000 to be spent on amenities to enhance the Cobblestone community this additional funding is provided via grant by the Met Council and $100,000 of additional funding by Pres Homes. 2) There will be increased traffic. You are correct, however, the infrastructure studies that have been done studied traffic up to 3,000 housing units. Cobblestone won't reach %3 of that in full build out. Furthermore, the proposed use of this land will generate the least amount of traffic than any other commercial uses for the property. 3) Concerns about the upkeep of the building. PHS takes great pride in their properties and maintain them accordingly. At a minimum PHS will be required to meet the City standards of building maintenance and upkeep as would all home owners in Apple Valley. Our best evidence of this would be to visit our properties. 4) The big building is going to be right on the lake. Since day 1 of the Cobblestone Lake development, this piece of land has been planned for high density use and zoned for commercial use. The location of the building on the land will leave plenty of space between the lake and the structure to allow for additional walking paths and green space. 5) There won't be any landscaping to separate the park from the senior living complex. Presbyterian Homes has committed to putting in large shaded trees to give separation between the two spaces. A TRADITION COMPANY 6800 France Avenue South, Suite 178, Edina, Minnesota 55435 • Phone: 952.920.5100 • Fax: 952.920.8900 • Toll Free: 888.920.0031 6) The building is too big/tall. The building will be a 4 -story, 59' tall structure. Current zoning allows for a 4 -story, 70' tall building to be built on the land. At 59' tall, the PHS facility will be only 6' taller than the existing senior living facility that is across the street. The building complies with all standing city requirements for the zoning of the property. 7) The facility will block our views. As mentioned before, this property is zoned to have buildings up to 70'. The PHS facility will be only 59' in an attempt to have enough space but also being cognizant of height. 8) The developers are constantly changing what is to be built on this property. The developers have always planned for high density product on this property. This has been a carefully planned community since day 1. As market conditions change, so does the plans for this piece of land. Back in 2008, a proposal for a 4 -story senior living facility was approved by the city for this same piece of land. 9) The PHS facility will exceed the maximum 24 units/acres. The current zoning allows for up to 32 units per acre as part of the PUD zoning for Cobblestone Lake. 10) The architecture of the building is not consistent with the look and feel of the community. The architecture has been approved by Tradition Companies and will not negatively impact the consistency and design of the community. The building will be aligned with the look and feel of the community and will add diversity to the structures throughout the development. 11) An impact study should be done before approving the facility. A study was completed at the beginning of Cobblestone Lake development and updated again in 2008. This study addresses up to 3,000 residential dwelling units and 300,000 sq. ft. of commercial property. In the end, we will end up with less than 1,500 units in the development. Traffic and infrastructure was a large part of the study - streets and utilities were all set up for the commercial use of this property. 12) There is not enough parking and visitors will start using residential streets for parking The facility will have underground parking as well as a large parking lot that will have space for the employees, doctors, and visitors of the PHS facility as well as a number of on street parking spaces that were built when Cobblestone Lake Parkway was constructed. COBBLESTONE LAKE COMMUNITY PHS PROPOSAL (numbered comments) Received 6/21 /16 Staff comment to each item in bold, below 1. Inaccurate representation of 'the look' of the project. Nothing was shown in relation to our existing homes. The view from 'the pad' on the West end of the Lake was misrepresentative of the scope, both width and height. Staff Comment: Clarifying the elevations and a 3-D computer simulation will assist better visualization and is planned for the presentation at the July 6 Planning Commission meeting. 2. Height comparisons were to the water tower, Cobblestone Square and Target. None of those are ON the Lake. No comparison to our homes, which would be adjoining the building. Staff Comment: The PHS height meets ordinance requirements. Higher density housing is the approved land use and approved type of development for this location since 2010. 3. We would like to see an architectural model of the project, to include the homes around the Lake. Staff Comment: A computer generated architectural modeling is planned for the July 6 Planning Commission meeting. 4. Would PHS be a part of the Cobblestone Master Association, in terms of the dues we all pay? Staff Comment: PHS will be paying dues to the Cobblestone Master Association. 5. No one was objecting to a two -building, three-story project with the park in between. Staff Comment: The proposal is for one building on one lot with roof lines that display two distinct building components of independent and assisted living. An additional wing of independent living (4 story) and holistic nursing care (2 story) is a phase 2 project for 3 to 5 years out. 6. There is adequate and appropriate space in the remaining Cobblestone section on 160th. The building would be wholly appropriate there, and because of the elevation of that area and the height of the structure, the residents would still view Cobblestone Lake. Staff Comment: The application has been submitted for and must be acted on at the location identified. The resident view of Cobblestone Lake is unchanged by the proposal. 7. We have Ecumen in Apple Valley already. That structure is massive, and consists of only 151 units - far less that the proposed PHS. Staff Comment: The Ecumen's "Seasons" senior development is 134 units on 2'/z acres (54 units/acre) and was recognized as the best senior housing development in the Twin Cities in 2010. PHS proposal is 195 units on 12 acres (16 units/acre) and by design moves the building closer to Cobblestone Lake Parkway and away from Cobblestone Lake. 8. Many felt like this was being 'railroaded' through at the City Council Meeting, when we are voicing our concerns over the impact this will have on our lives in Cobblestone. It has been suggested that an impact study be done. It cannot be stressed enough that we 'bought into' the concept of Cobblestone as presented by Tradition. The homes adjoining the current parkland on the West End of the Lake have all been completed over the last two years. This structure would literally be towering over their new homes. Staff Comment: The application for the PHS development proposal is being reviewed by the Planning Commission, was received March 18 and by state statute, the City must complete its review in 120 days or the project is approved as submitted. Staff is being diligent, and reporting ongoing contacts from the neighborhood and the input has influenced the design and PHS has been very responsive. PHS, in a letter of April 4, conducted a neighborhood meeting on April 19 for all Association members. 9. Does the City of Apple Valley and its officers represent and respond to the residents of its City? Staff Comment: The review process calls for a single public hearing. Residents have continued to offer input and feedback. All submitted comments continue to be received, accepted, shared and considered by the Planning Commission and the applicant. 10. How much is this being driven by the Grant? Staff Comment: A grant was received from the Metropolitan Council to be contributed to west -end park improvements and the purchase of the site to provide a continuum of care housing option at Cobblestone. While the grant is supportive to that objective, it is not "driving" or required for the project to proceed. 11. Some residents are discussing filing an injunction against this project as proposed. Staff Comment: The process has been open with full disclosure, responsive to public comments, yields an improved project due to the responsiveness of the applicant, is located in an area that allows for higher density housing and in a neighborhood that will be less dense than originally planned. 12. This same issue is currently at -hand in both Edina and Excelsior, with coverage in the StarTribune. Both of those projects are smaller than PHS, and those communities have no Senior Housing facility. Apple Valley does. Staff Comment: Edina (population, 50,261) has one of the largest concentrations of seniors and senior housing in the Twin Cities. The Edina project is 139 units on 6.27 acres (22 units/acre). Excelsior's project (population, 2,273) is 110 units on 3.1 acres (35 units/acre). 3e;ue;g Jams WOO NW'A311VA 31ddV 3NV13N01S319900 SHd r 0 F0 0 z W 0 W z O D z O Wesa > J mpa oz U � (n 2 0 PROJECT DIRECTORY pew e4s. DI]'BA WEO13A30380HSH1110S LAND DESCRIPTION CERTIFICATION a 8 �fZ NI11C0::.BCHO : 14x5 3:4:1 3:4 ^1;3].5"000 ii 1 F-. rtll „ Y ILL: 380%x' i W YI " to W ; `• z EI1' p lilt W '+e€ �W • c J 0 U LLJ• E{i O 1 11! z Eel cn ce a :4011KIC 1119 310118 11:^05 3NP1 : 1119 380:49 _x.09'^DV 1 34.015318200 Z--•••••••• 8 8 2 c c i. • N. O:1...: H1: 380115 13:4:1109 3:d3s'^'c�•pacs �. 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JI ; i� � „se- frereet Weeeee VIEW FROM SOUTHEAST zj �(! 144 OA £ § 0 X 0 c 4.0 ■ �( ▪ § to ▪ }; 0 k( X )§! # EAST ASSISTED LIVING WI Hsi 11CU CIO •1- .•^1 CO a=1 420 4': i'ljr/ DINING COURTYARD Wut • •i1 c CONSERVATORY COURTYARD .: ° > -. at 71. C CL) V3 h htfQ , y G.i E i0 in 0 0 4-0 cr N s a, �Z CI "f L w$ J 0 N w- d aa7, 1 • F CONSERVAT• bO § 0 X 0 2 ■ am§ 2} CO f■ 1.) ±t CD // I §/ a <_ cerr i aue �j r See ar- ter INDEPENDENT LIVING WING . 9a FOS • PHS COBBLESTONE LAKE APPLE VALLEY. MN PROPOSED amomc & oomxc HOMES DISTANCE man WATER 8 X =s 1OPY -_-_---------4-----__--------,--%-,,----- '---e- l 1 �/ -moi- y�� r /j/ f ♦- www PHS COBBLESTONE LAKE APPLE VALLEY, MN PROPOSED PJItDJNG S. EXISTING HOMES o4TAVCE MOM WATER ® Stantec ddd de&8 ones, deed daa city of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 6A July 6, 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 195 - 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 1. Adoption of a finding that exchanging that portion of Outlot G, Cobblestone Lake Commercial 3r1 Addition currently held by the City for park purposes in return for a portion of Outlot E, Cobblestone Lake Commercial 3rd Addition, as shown on Exhibit 1, to be received and held by the City for park purposes, complies with the City's Comprehensive Guide Plan. 2. Recommend approval of the rezoning of Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE from Planned Development No. 703/zone 7 and 8 to Planned Development No. 703/zone 6. 3. Recommend approval of the rezoning of Outlot A, PRESBYTERIAN HOMES AT COBBLESTONE LAKE from Planned Development No. 703/zone 8 to Planned Development No. 703/zone 7. 4. Recommend approval the PRESBYTERIAN HOMES AT COBBLESTONE LAKE preliminary plat. 5. Recommend approval of the site plan review/building permit authorization to allow for construction of a 195 -unit continuum of care facility of Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE, subject to the following conditions: a. The site plan/floor plan layout for the designated assisted living units shall be revised to reduce the number of units for compliance with the maximum allowed number of units under the Planned Development zoning regulations, unless the zoning regulations are amended to permit the number of units as 1 proposed by the applicant. b. Construction shall occur in conformance with the site plan dated June 8, 2016. c. Construction shall occur in conformance with the landscape plan dated June 8, 2016, subject to submission of a detailed landscape planting price list for verification of the City's 2'/:% landscaping requirement at the time of building permit application. d. A landscaped berm with a minimum elevation of 936 shall be constructed between the south private drive and the east property line. e. Construction shall occur in conformance with the elevation plan dated June 8, 2016, subject 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 remainder consisting of a combination of cedar, redwood, and high quality cementitious fiberboard, sometimes referred to as "Hardi Plank/Panel". f. The canopy at the main entrance shall have a minimum clear height of 13.5 feet. g. Site grading shall occur in conformance with a final grading plan to be submitted for review and approval by the City Engineer. h. Infiltration areas shall be constructed in conformance with the City standards. i. Any site lighting shall consist of downcast, shoebox lighting fixtures or wall packs with deflector shields, which confines the light to the property. Project Summary/Issues The applicant originally proposed a 175 -unit continuum of care complex on 12.28 acres that consisted of 99 independent living, 56 assisted living and 20 memory care units. The applicant has revised their plans and is now proposing a 195 -unit building with 115 assisted living, 58 assisted living, 20 memory care units and two (2) guest suites. 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 proposed Comprehensive Plan amendments were submitted to the Metropolitan Council for their review and approval. The City received a letter from the Council, dated May 25, 2016, approving the amendments as proposed. A public park easement currently exists over and across Outlot G. A determination that the proposed relocation of park from its current location is consistent with the City's Comprehensive Plan will be necessary and vacation of the easement over this property will need to occur. 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. 2 The applicant is proposing to rezone Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to zone 6, which currently allows for a continuum of care retirement community, subject to the following requirements: 1. If more than one structure is used for a continuum of care retirement community, all structures shall be located on a single parcel or lot under single ownership; 2. No more than 15% of the total units provided shall be for assisted living; 3. No more than 15% of the total units provided shall be for comprehensive, intensive or full care living; and 4. The density of the total units shall not exceed 32 units per acre. The proposed project will contain more assisted living units than 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 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. The site shall meet all applicable infiltration requirements. 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 cedar, redwood, or high quality cementitious fiberboard, sometimes referred to as "Hardi PlanldPaner In addition, the use of vinyl, steel, aluminum siding for the exposed exterior finish shall not be allowed. Improvements to the park will include a parking lot, shelter, bathroom as well as other amenities. 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. . A monument sign is shown at the main entrance into the site and a directional sign is located at the south entrance to the underground parking. No dimensioned site/construction/elevation plans have been submitted with this request. All signage shall comply with requirements set forth in the City's sign ordinance. 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%% of the estimated building construction cost based on Means Construction Data. Staff is requesting that a landscaped berm be constructed along the between the south driveway and east property to provide screening from the driveway to the park and dwelling units to the east. 3 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. Attachments Park Exchange Exhibit Traffic Studies Resident Emails and Petition Tradition Q and A Staff Comments Development Plans Colored Site Plan Building Elevations Site Section Floor Plans Unit Mix/Square Footage Breakdown Colored Perspectives Building Distance Map Draft Park Plans 4 COBBLESTONE LAKE CONTINUUM OF CARE COMPLEX PROJECT REVIEW Existing Conditions Property Location: At the intersection of 157`h Street West and Cobblestone Lake Parkway Legal Description: Outlots E, F, and G, COBBLESTONE LAKE COMMERCIAL 3RD ADDITION Comp Plan Designation "HD" (High Density Residential/12+ units per acre), "C" (Commercial), "P" (Parks/Open Space) Zoning Classification "PD-703/zones 6, 7 and 8" (Planned Development) Existing Platting Platted as outlots Current Land Use Vacant Size: 16.03 acres Topography: Irregular Existing Vegetation Largely unkempt grasses with a manicured lawn over a small portion Other Significant Natural Features A portion of the property is part of Cobblestone Lake Park Adjacent Properties/Land Uses NORTH Cobblestone Lake North Residential Development Comprehensive Plan "LD" (Low Density Residentia1/2-6 units per acre) Zoning "PD-703/zone 2" (Planned Development) SOUTH Vacant Comprehensive Plan "HD" (High Density 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) 5 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. 6 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 I, 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 for their review. The City received a letter, dated May 25, 2016, from the Metropolitan Council, which informed the City of their approval of the amendments as proposed. 1 f t 1 1TH W ST 160TH ST • �' 159 1 F ' T 1 V1 2030 COMPREHENSIVE PLAN LAND USE MAP 7 One of the goals of the Comprehensive Plan is to provide a balanced housing supply through the concept of life cycle housing. One of the components of this concept is providing housing with supporting services for the elderly, which this project will help to fulfill. Zoning: The subject properties are currently located in three different 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 rezone Lot 1, Block I, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to zone 6 which allows continuum of care facilities as a permitted use, and Outlot A, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to subzone 7, which that allows for parks and public buildings and structures. Subzone 6 allows for a continuum of care retirement community, subject to the following requirements: I. 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 195 -unit facility, which will have 115 independent living, 58 assisted living (30%), 20 memory care units (10%), and two (2) guest suites on a 12.28 -acre lot for a density of 16 units per acre. The applicant is proposing future phases that could 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 to 17% 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 more assisted living units currently allowed by the planned development ordinance. Therefore, the planned development ordinance will need to be amended or the number of assisted living units will need to be reduced. The applicant has opted for an ordinance amendment and has submitted an application requesting an amendment to the planned development ordinance to increase the number of assisted living units from 15% to 30% of the total number of units. The public hearing for this zoning amendment will be held on July 6. 8 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. Outlot G, COBBLESTONE LAKE COMMERCIAL 3RD ADDITION is currently designated for public park purposes. The applicant is proposing incorporate 1.7 acres of the existing outlot into the proposed lot. They will in turn replace that acreage with the north 1.7 acres of Outlot E, COBBLESTONE LAKE COMMERCIAL 3RD ADDITION. There will be no net loss of park land with this proposed exchange of property. 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 submitted revised plans that included the addition of a 5th floor and an increase in the number of units. The revised building would have 193 units (113 independent living units, 58 assisted living units, 20 memory care units and two (2) guest suites) within the same footprint. The planned development ordinance allows apartment and continuum of care buildings within subzone 6 to have a maximum of four stories. Therefore, an ordinance amendment would be necessary to allow for the 5th floor. The applicant presented the revised plan at the June 1 meeting. Questions and concerns were raised by Commission regarding the addition of the fifth floor. Based upon those questions and concerns, and need for an ordinance amendment, the applicant decided to remove the 5th floor. 9 Revised plans were submitted for the June 15 meeting that showed a 195 -unit building that showed the elimination of the 5th floor, but identified the same number of units as June 1, proposal. In order to keep the same number of living units as the June 1, proposal, the applicant added two units to each floor of the east/west wings independent living section and one unit to each floor of the assisted living area of the building. This has extended the independent wings of the building approximately 25 feet to the east and the assisted living wing approximately 10 feet to the south and west. The building will continue to meet all required building setbacks. Access to the site would be via driveways off Cobblestone Lake Parkway. The main access will be directly off the 157th Street West/Cobblestone Lake Parkway roundabout and will provide access to 110 surface parking spaces. The most northerly driveway will provide access to the surface parking lot and 129 -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 applicant has provided a weekly service delivery breakdown for this facility. Minimum Trips Per Week Visit Purpose Vehicle Type 2 Sysco food delivery 3 Commissary food delivery 1 Linen delivery 1 Bread delivery 2 Trash 2 Recycling 1 Medical supply 1 Office supply 7 Prescription delivery 6 UPS / FedEx 1 Oxygen (refill vehicle) 0.25 Water softener salt 0.25 Rug delivery 2 Resident move in/out 29.5 Weekly Commercial Visits Full Semi Sprinter van Box Van Bread Truck Trash Truck Trash Truck Box Van Van or Box truck Van Box Van Sprinter Van Box Van Van Varies They also stated that food, medical supply, housekeeping supply, and oxygen deliveries, and trash/recycling pickup would use the south access drive. Move -ins will be based on location of the resident's apartment. The remainder, such as UPS/FedEx and deliveries using the smaller vehicles, will likely use the front entry as their primary location. 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 10 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. Staff is also recommending that the parking spaces located just east of the south driveway be removed and a right turn lane be installed to accommodate delivery vehicles making a right turn into the driveway from Cobblestone Lake Parkway. The site plan shows a 110 -space surface parking lot that will be located along the west side of the building. Primary access will be via the 157th Street West/Cobblestone Lake Parkway roundabout with an additional access drive to the north of the main entrance. The second access will also serve as a driveway access to the underground parking and will be connected to the public park's parking lot. Staff requested the connection to the park's parking lot as a means to provide a second access to and from that lot. The onsite parking is adequate to serve the proposed use and staff is not expecting the park's parking lot will be used by residents and staff the continuum of care facility. City code requires that parking spaces have a minimum depth of 20 feet and a minimum drive aisle width of 24 feet. If the parking space is adjacent to a curb or landscaped area, the required length can be reduced by 1.5 feet. The parking lot design complies with city code. This development will have 239 parking spaces (110 surface parking spaces and 129 underground parking spaces). The planned development ordinance requires 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 115 independent living units and two (2) guest suites is 129 spaces, with 115 of those spaces being underground. This will leave 14 underground and 98 surface parking spaces available for the assisted living units, memory care units, guests, and staff/employees. The applicant estimates that they facility will have 110 employees, with 44 full time equivalent employees and the remainder being part time food service and nursing assistant employees. These employees will be spread out over three shifts per day with the day shift having approximately 55 employees. City code requires one space per four beds (units) plus one space per two employees and one space for each doctor for rest homes, nursing homes, sanitariums, or homes for the aged and children. Based upon this requirement, a minimum of 47 parking spaces would be required. There are also 47 adjacent on street parking spaces along the east side and 52 along the west side of Cobblestone Lake Parkway. Although these cannot be included the required parking calculation, one should expect that these spaces may utilized from time to time for this facility. 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. 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. The City Engineer has reviewed the grading and utility plans and his comments recommendations are included in an attached memo. Revisions shall be made 11 to the final grading plan and approved by the City Engineer prior to any grading activity or utility installation. Street Classifications/Accesses/Circulation: Cobblestone Lake Parkway, a local street with a raised median and recessed parking is located adjacent to the site. Three private driveway connections will provide access to the surface parking lot and underground parking. A traffic study was prepared by the applicant that indicates that this development will generate approximately 1,100 average vehicle trips per day. Please note that a resident leaving the complex constitutes one trip and returning would be a second trip. For comparative purposes, a 60,000 -sq. ft. office building would generate 890 trips and a 180 -unit single-family development would generate about 1,800 trips for 2,690 trips. An independent study was prepared by the City's consultant and the findings were generally consistent with applicant's study. Public Safety Issues: Comments have been raised about number of emergency calls for service to a senior development like this and the potential impact to the neighborhood. Public safety provided information on the number of visits to three senior facilities, with one facility having similar characteristics as the proposed development. This 208 senior facility had 878 calls for service during a 41/2 -year period, for an average of 16 calls per month. Many of the calls were medical related. Staff does not have available information on when sirens and lights were used. Emergency personnel responding to calls for service to this proposed development will be coining from the west and will use 157th Street West to get to the facility. They will gain entry to the facility from the main entrance located on the west side of the building. Access to the building and its orientation will likely minimize any impacts to the neighborhood. Elevation Drawings: The exterior finish of the continuum of care facility will be a combination of fiber cement lap siding and sakes and manufactured veneer stone. The primary materials will be the lap siding and shakes, and a manufactured stone veneer, with a pre -finished metal soffit and fascia. 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. This project is also subject to specific performance standards set forth the in the planned development ordinance for apartments and continuum of care buildings. They include the following: 12 • All exterior elevations shall have a vertical exposed exterior finish that shall consist of a combination of non-combustible materials such as brick, stone, stucco, and the like. The use of cedar, redwood, and high quality cementitious fiberboard, sometimes referred to as "Nardi Plank/Panel" may be used when incorporated with before -mentioned non- combustible materials. • Metal skins materials, such as baked enamel, stainless steel, aluminum sandwich panels as the like as primary field materials for buildings shall not be permitted. This type of material may be used as a design element. • The use of vinyl, steel, aluminum siding for the exposed exterior finish shall not be allowed. A question was raised regarding the use of metal for the soffit and fascia. The ordinance prohibits the use of metal for siding only. It does not restrict the use of metal for the fascia or soffit of a building. A canopy with a 12 -foot clear height will be constructed at the facility's main entrance. The canopy's height should have a clear height of 13.5 feet to better accommodate emergency vehicles. Approval of the building elevations shall be subject to the adhering to the City's applicable general code and planned development ordinance 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. As mentioned previously, delivery vehicles and trash trucks will be utilizing the south driveway off Cobblestone Lake Parkway. Concerns have been raised about the potential adverse impact these vehicles will have on the adjacent park and dwellings to the east. Staff is proposing that a landscaped berm, with minimum elevation of 936, be constructed between the driveway and the east property line. Pedestrian Access: The site plan shows three different sidewalk connections from the front of the building to the sidewalk along Cobblestone Lake Parkway. They also identify an internal bituminous trail that will provide connections to private outdoor spaces and a stub that will connect to trails in the public park to the east. Parks/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 1.7 acres of Outlot G into their lot and proposing to relocate 1.7 acres the parkland to the north in Oudot E. They indicate there will be no net loss with this proposed relocation. The Apple Valley's Park and 13 Recreation Advisory Committee reviewed the proposed change, did not have any outstanding issues, and voted 6-0 to recommend the relocation as proposed. The City currently holds an easement over this property for public park purposes. In order to complete the land exchange as proposed, the City is required to first determine if releasing the current easement area from being a park is consistent with the Comp Plan. This finding is to be made by the Planning Commission. If the Planning Commission concurs that the relocation of the park as proposed is consistent with the Comprehensive Plan, a finding should be made. The City Council will also need to conduct a public hearing on the vacation of that portion of the easement over Outlot G. Concerns have been raised about the loss and relocation of parkland, and the loss of park amenities associated with this proposed development. As stated previously, the proposed relocation of park property will result in no net loss of property. Draft park plans have been prepared and are included with this staff report. The park entrance will be aligned with Embry Path, a collector street that extends from Cobblestone Lake Parkway to CSAH 42. This street should provide good access to the park for residents living in and outside of the neighborhood. The plans show a 46 -space parking lot, which will be offset to the south of the park's main entrance. This is different from the original location, which had a 40 -space parking lot on the west 1.2 acres of the Outlot G, which would be directly in line with the 157th Street West/Cobblestone Lake Parkway roundabout. Amenities proposed for the park are a restroom, pavilion with picnic terrace, trails, a wellness garden with outdoor exercise equipment, sunrise exercise terrace, lakeside splash pad and community gathering space, a pergola/shade structure with tiered seating, and a grove area that will have crushed granite paths and scattered seating. It appears that the relocation of the park will not result in the loss of any amenities with the exception of a gazebo that was to be located east of the parking lot in Outlot G. This is a draft plan that has not been formally reviewed by the City's Parks and Recreation Advisory Committee. It is expected that they will review the draft plan at their next available meeting. Signs: A monument sign is shown at the main entrance into the site and service sign is located at the south entrance to the underground garage. No dimensioned site/construction/elevation plans have been submitted with this request. All signage shall comply with requirements set forth in the City's sign ordinance. Lighting Plan: The City code requires that any lighting used to illuminate an off-street parking area or sign shall be arranged to deflect light away from any adjoining residential zone or from the public streets. Direct glare from floodlights or similar sources, shall not be directed into any adjoining property or public streets, and all the source of all lights shall be hooded or controlled in some manner so as not to light adjacent property. Mitigative measures shall be employed to limit glare and spill light to protect neighboring parcels and to maintain traffic safety on public roads. These measures shall include lenses, shields, louvers, prismatic control devices and limitations on 14 the height and type of fixtures. The City may also limit the hours of operation of outdoor lighting if it is deemed necessary to reduce impacts on the surrounding neighborhood. All requirements set forth in the City code shall be strictly adhered to. 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 59'-4" tall. The building will be located approximately 100 feet from the closest section the Cobblestone Lake pathway and 187 feetfrom the pond's shoreline. The height building will be diminished by the horizontal distance, from the public park to the east. Also, is should be noted that this building will be approximately 6 to 9 feet taller than the current CDA senior apartment building located directly to the west A question was raised regarding the color of the building. Staff Response — The applicant will has submitted colored elevations. 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 15 • 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 140" 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 129 underground parking spaces to serve 195 units. There are also 99 on -street parking spaces along 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 3-4 story building on a 12.28 -acre lot. The building will be approximately 59 feet tall, which is 10 feet lower than the maximum height allowed in subzone 6 of the planned development. The 80 -foot wide wings of the building will extend east 170 feet out from the bulk of the building, which will be located between 150-400 feet from the east property line. The proposed building will occupy approximately 15% of the lot. If the project is expanded with the addition of the 64 independent units and 80 -bed skilled nursing facility, the building coverage will increase to 24%. 16 as;ue;g Dile A bONIWTI Xd NW 1311VA 3lddV 3A V13NO1S319903 SHd Stantec Memo To: Brandon Anderson, PE From: Mark Powers, EIT City of Apple Valley Stantec Consulting Services File: 193803493 Date: May 24, 2016 Reference: Orchard Path Senior Living Trip Generation INTRODUCTION The purpose of this memo is to evaluate the expected trip generation and distribution for the Orchard Path Senior Living facility in Apple Valley, MN. The proposed facility is to initially have 193 units that will be inhabited by seniors at various stages of care requirements, and could later expand to 305 units. The City of Apple Valley has asked Stantec to determine the expected amount of vehicle trips generated by the facility during the AM and PM peaks. The City has also requested that the distribution of generated trips be evaluated to determine the impact it will have on local roadways. METHODOLOGY The ITE Trip Generation Manual 9th Edition was used to determine the amount of vehicle trips generated by the facility. Since the inhabitants of the facility will be at various stages of care requirements, section 255 - Continuing Care Retirement Community was used for the analysis. The analysis was completed for the initial build and full expansion conditions. An internal capture of 10% was used for trips that would also include or only involve the businesses in the immediate vicinity of the proposed development such as Target. Trip distribution was performed using a density model based on AADTs of the major roadways nearby. AADTs were taken from MnDOT's Traffic Mapping Application Tool. Figure 1 shows the existing AADT. To be conservative, the full build trip generation was used in the distribution. Once the vehicles were distributed, the most reasonable route for entering and exiting vehicles was created. The trip distribution can be seen on Figure 2. RESULTS The results of the trip generation are seen below in Table 1 and Table 2. Continuing Care Retirement Community - 193 Units PHS - Cobblestone Lake Design with community in mind mp v:\I 938\ active \193803493\reports\technicalreports\trip generation tech memo.docx ® Stantec May 24, 2016 Brandon Anderson, PE Page 2 of 8 Reference: Orchard Path Senior Living Trip Generation Continuing Care Retirement Community - 305 Units PHS - Cobblestone Lake 1329 37 20 57 23 37 60 Internal Capture: 10% -133 -4 -2 -6 -2 -4 -6 Total 1196 33 18 51 21 33 54 For the initial build, as shown in Table 1, the most generated vehicle trips during a peak hour occurs during the PM peak with 40 vehicle trips. After the expansions have been made, the expected vehicle trips rises to 60 in the PM peak hour with 1196 daily trips. Of these daily trips, based on existing PHS facilities, about 4-5 would be service vehicles. Most service vehicles be small delivery vans and trucks, but can get as large as a standard semi for food deliveries from Sysco. All other trips would be a mix of personal vehicles operated by residents, employees, and visitors. The results of the trip distribution can be seen in Table 3 and on Figure 3. Design with community In mind mp v:\1938\active\193803493\reports\ technicalreports\trip generofion tech memo.docx ® Stantec May 24, 2016 Brandon Anderson, PE Page 3 of 8 Reference: Orchard Path Senior Living Trip Generation :rte. ... .. rr ?.e6n ee • 2La{e-:0 ,.r-. DC _" r*e•.m- Faxurren,.'. --___- ___-___-___>__y_______-- ----_---;--_=-_/---________-_,--:_„___,__._ altUrsv._t'xE_s.s�.c._'y1 157th St between Pilot Knob Rd/CR 31 & Cobblestone Lake Pkwy Unknown 873 N/A Pilot Knob Rd/CR 31 between 150th St & 157th St 20,300 370 1.8% Pilot Knob Rd/CR 31 north of 150th St 18,900 144 0.8% Pilot Knob Rd/CR 31 between 157th St & 160th St/CR 46 20,300 503 2.5% Pilot Knob Rd/CR 31 south of 160th St/CR 46 31,700 126 0.8% 160th St/CR 46 west of Pilot Knob Rd/CR 31 24,200 190 0.8% 160th St/CR 46 between Pilot Knob Rd/CR 31 and Diamond Path 24,700 156 0.6% 160th St/CR 46 east of Diamond Path 20,000 156 0.8% Cobblestone Lake Pkwy between 157th St & Embry Path Unknown 228 N/A Cobblestone Lake Pkwy between 157th St & Elmhurst Ln Unknown 90 N/A Cobblestone Lake Pkway between Elmhurst Ln & Elm Creek Ln Unknown 12 N/A Elmhurst Ln south of Cobblestone Lake Pkwy Unknown 78 N/A Elm Creek Ln south of Cobblestone Lake Pkwy Unknown 12 N/A Embry Path between Cobblestone Lake Pkwy & 155th St Unknown 228 N/A 155th St/Dodd Blvd between Embry Ln & Diamond Path 3400 228 6.7% Design with community in mind mp v:\1938\active\193803493\reports\ technicotreports\trip generation tech memo.docx Stantec May 24, 2016 Brandon Anderson, PE Page 4 of 8 Reference: Orchard Path Senior Living Trip Generation As shown in Table 3, the generated trips will increase the AADT of the major roadways from 0.8 to 6.7%. AADTs were not readily available for the local streets in the immediate vicinity of the development. Design with community in mind mp v:\1938\active\193803493\reports\echricalreporis\trip generation tech memo.docx 60m $t LEGEND EXISTING AADT ISM 29000 19800 St 0 N 24200 4650 X NOT TO SCALE 1SOth'St, M 24700 Cobblotand lake rk y -� 7460th�i►. EXISTING MDT FIGURE 1 PHS COBBLESTONE LAKE - CITY OF APPLE VALLEY Stantec DATE: 6/22/2016 PROJECT NO: 193803493 5th St r, LEGEND ENTERING XX96 EXITING XX% N 16➢I 19% 31% 48% r+ n M 19°/ 79% 2% 2% 19% X NOT TO SCALE 1-501. s`v. 3% 160/0 ry {Pkblesjon dakePki CobbSane. lzkePkvry., ISO St; DISTRIBUTION OF GENERATED TRIPS FIGURE 2 PHS COBBLESTONE LAKE - CITY OF APPLE VALLEY Stantec DATE: 6/22/2016 PROJECT NO: 193803493 LEGEND INCREASE bOQXX%) IN AADT SOU) St StIS 226(0.8%) 1-1 7th ©th, N M O 190(0.8%) 873 228(6.7%) X NOT TO SCALE lSAth St 12 N ti co d O N 156(0.6%) cubtk'Aone lakefkvy 0th„ EXPECTED INCREASE IN AADT FIGURE 3 PHS COBBLESTONE LAKE - CITY OF APPLE VALLEY Stantec DATE: 6/22/2016 PROJECT NO: 193803493 Stantec May 24, 2016 Brandon Anderson, PE Page 8 of 8 Reference: Orchard Path Senior Living Trip Generation CONCLUSION The entrance to the proposed facility is the east leg of the intersection of 157th Street W and Cobblestone Lake Parkway, which is currently controlled by a roundabout. It is expected that the amount of vehicle trips generated by the Orchard Path Senior Living Facility should be easily accommodated by the current roadways in the vicinity. Any impact on the Level of Service experienced at the nearby intersections should be negligible. Stantec Consulting Services Mark Powers Transportation Engineer In Training Phone: (651) 967-4595 Fax: (651) 636-1311 Mark.Powers@stantec.com Design with community in mind mp v:\1938\°dive\193803493\reports\Iechnlcalreporls\trip generation tech memo.docx SO1._TON & M NK, 1NC® Consulting Engineers & Surveyors 12224 Nicollet Avenue • Burnsville, MN 55337 Phone (952) 890-0509 • Fax (952) 890-8065 www.bolton-menk.com MEMORANDUM Date: July I, 2016 To: City of Apple Valley, MN From: Bryan T. Nemeth, P.E., PTOE Michael Boex, P.E. Subject: Traffic Impact Study Review Orchard Path Senior Living I hereby certify that this report was prepared by me or under my direct supervision and that 1 am a duly Registered Professional Engineer under the laws of the State of Minnesota. -.u�an 43354 July 1, 2016 Bryan T. N meth, P.E., PTOE Reg. No. Date Introduction The Trip Generation analyses for the Orchard Path Senior Living Development in Apple Valley, MN dated May 24 and June 24, 2016 were reviewed to determine if and how the development impacts the traveling public. Overall, the trip generation appears to be accurate, but no traffic impact analysis was completed. The overall trip growth due to the development does not indicate significant transportation concerns on an operational basis but there are anticipated to be impacts. Additional analysis is included in this review to understand the potential impacts. The trip distribution is also revised based on knowledge of trip patterns in the area. It is anticipated that these transportation concerns do not need to be mitigated as specified in the study. Forecasts Trip generation forecasts are provided for the site based on an initial build, full build, and alternative build plans based on the PUD. Scenario Proposed Land Use Daily Trips AM (PM) Trips Initial Build 193 Units 993 35 (36) Full Build 305 Units 1,196 51 (54) Alternative Plan (PUD) 180 Units + 30K s.f. Commercial 2,431 237 (292) H:\APVA\_General\2016\Orchard Path Senior Living Impact Study Rev ew\2016-07-0t_Orchard Path Senior Living TIS Review.docx DESIGNING FOR A BETTER TOMORROW Bolton & Menk is an equal opportunity employer Page 2 The trip forecasts appear to be consistent with the Site Plan, uses trip rates as provided in the ITE Trip Generation Manual, and includes a 10% reduction due to the mix of both residential and commercial traffic in the same development area. The daily, AM and PM forecasted trips appear to meet expectations. The difference in trips between the PUD and the Orchard Path Senior Living Facility as proposed is 1,235 trips per day. The Orchard Path development has less than half of the traffic impact to the area as compared to what is allowed under the PUD. The development as proposed also has Less impacts in the PM peak hour and Saturdays since there is no commercial/retail component of the site. The development trips are more evenly distributed throughout the day. Public Roadway System Impacts It is anticipated that the development traffic would be primarily dispersed to Pilot Knob Road (CSAH 31) as defined in the study, but the study also shows 19% of vehicles using Dodd Blvd northeast of the development. Review of the traffic network and destinations in the area indicate that at least half the traffic destined or coming from the east (Rosemount area) would likely use Pilot Knob Road and CSAH 42 (150th Street) instead of Dodd Blvd. Additionally, the study indicates that 50% of the traffic to and from the site is from the south or CSAH 46 (160th St). This is likely not accurate as most destinations for services and the Twin Cities Metro Area for locations north of CSAH 46 are to the north and west. Review of the network and destinations indicates that the split should be closer to 70% north and 30% south, especially for residential land use associated trips. The traffic increase from the full build development (1,196 trips per day) is redistributed. Differences and additional information on specific segments from the Trip Generation Analysis is noted below. Roadway Segment Existing AADT AAT Inereasefrom Development Proposed AADT % Change in AADT D R adwa y Capacity* Max Volume to Capacity Ratio** 157th St 15,000 to (E of Pilot Knob) X8,000 873 1,156 9,156 14% 18,000 0.61 Pilot Knob 32,000 to (N of 157th St) 20,300 479 890 21,190 4% 36,000 0.66 Pilot Knob 20,300 503 266 20,566 1% 32,000 to 0.64 (S of 157th St) 36,000 Cobblestone Lk Pkwy (S of 157th) =1,500 90 106 1,606 7% 5,000 to 8,000 0.32 Cobblestone Lk Pkwy (N of 157th) x1,000 228 120 1,120 12% 8,000 to 10,000 0.14 Embry Path 3,000 228 120 3,120 12% 15,000 to (S of 155th St) 18,000 0.21 *Daily Roadway Capacity Range based on the Highway Capacity Manual procedures for the lanes, area type, surrounding land uses and access, and type of roadway H:AAPVAA_GeneralA2016AOrchard Path Senior Living Impact Study Review\2016-07-01_Orchard Path Senior Living TIS Review.docx DESIGNING FOR A BETTER TOMORROW Bolton & Monk is an equal oppottuniy employer. Page 3 **Based on the lower range of capacity. Actual capacity likely higher. Generally, a volume to capacity (V/C) ratio should be less than 1.00 with a goal of less than 0.85 to allow for increases during special events and other special conditions. All of the corridors discussed above have V/C ratios less than 0.85. The change in traffic volume is higher than 5% on 157th Street, Embry Path, and on Cobblestone Lake Parkway but volume to capacity levels are less than 0.65 for all locations. This indicates that while the traffic increase may not impact roadway capacity and operations, the traffic increase on the roadways will be noticeable to the public on: • 157'h Street • Cobblestone Lake Parkway • Embry Path The volume increase plus volume to capacity ratio does indicate that additional analysis of the 157'h Street corridor is needed to understand the traffic impacts to the corridor. Operations Traffic volumes were collected at 157th Street and Pilot Knob Road in late May 2016. The intersection operates at acceptable levels with the existing traffic volumes. The westbound backups from Pilot Knob Road along 157th Street are typically 3 to 5 vehicles during the PM peak hour. Saturday afternoon backups are typically 5 to 10 vehicles in length. The maximum backup is approximately 250 feet. The next access east of Pilot Knob Road allows for a backup of 375 feet before it impacts the access to the Apple Valley Liquor Store and Target. This backup is directly due to the westbound left. Levels of Service (LOS) are acceptable at LOS B in the PM peak hour today. Weekend service levels are better than weekday PM and was not studied further. Traffic analysis of the area completed to understand the overall impacts from increased development on the west side of Pilot Knob Road indicates that the westbound backups would increase from 125 feet in the PM peak hour to 225 feet. Level of service would be acceptable at LOS C in the PM peak hour. Saturday backups would be anticipated to increase to 350 feet. Analysis with the Orchard Path Development includes an increase of 8 vehicles in the PM peak hour for the westbound left. The southbound left would also be anticipated to see an increase 14 vehicles in the PM peak hour. The westbound and northbound right also have increases of 22 and 3 vehicles. The traffic increase overall to the intersection is minimal at 1 second per vehicle and does not impact the level of service. The additional traffic does not create a longer backup from Pilot Knob Road based on the analysis results since the minimal traffic increase is distributed throughout the peak hour. • LOS is D for the intersection in the PM peak hour under both no -build (no development) and build conditions. The change is about 1 second of extra delay per vehicle for the intersection during the PM peak hour between the no build and build. South Development Access A new access is proposed on Cobblestone Lake Pkwy on the south end of the property that is very close to Elmhurst Lane. The access includes a right turn lane along with a median cut to allow all movements. The proximity to Elmhurst is a concern if a large volume of traffic were to use this access. Since it appears to be a delivery driveway and would not have a large traffic volume using it, the proximity to Elmhurst can be minimal but should be at least 200 feet from Elmhurst to allow for adequate stopping sight distance at 30 mph. The right turn lane is a concern as it appears to be just a restriping of the current H:\APVA\_General\2016\Orchard Path Senior Living Impact Study Review\2016-07-0I_Orchard Path Senior Living TIS Review.docx DESIGNING FOR A BETTER TOMORROW Bolton & Menk is an equal opportunity employer. Page 4 parking lane. The parking lane (8 ft) is not wide enough to be an actual turn lane (minimum of 11 ft and preferably 12 to 14 feet). The right turn lane should be widened or not be designed as a turn lane. There is no left turn lane into the access provided and the opening appears to be constricted due to the bump -out on the south side of Cobblestone Lake Pkwy. The bump -out should be removed to enable vehicles to use the access point without going over multiple curbs. The No Parking Zone should start prior to the intersection. The following recommendations for the south access are: • Move access west to provide 200 feet from the west crosswalk stripe of Elmhurst to the east curb return for the access. • Widen or delete the westbound right turn lane. • Remove the south side curb bump -out. Roundabout Development Access There are no anticipated changes needed at the access. North Development Access A new access is proposed on Cobblestone Lake Pkwy on the north end of the property across from the current access to the commercial properties and Target. This access appears to be serve as the primary access to underground parking. The access includes an existing left turn with a median cut to allow all movements. There are no anticipated changes needed at the access. Conclusions and Recommendations The development impacts are identified in this review. The traffic increase from the proposed development is anticipated to be less than half of what is allowable by the PUD with much less impact during the peak times for the area, specifically PM peak and the weekend. There will be an increase in traffic that will be noticeable to the community, but this traffic increase is not anticipated to impact the operations or mobility of the surrounding roadway system. The current system has excess capacity that is not used. There are not anticipated to be any significant operational concerns. There is a minimal increase of one second per vehicle delay for traffic at 157h Street/Pilot Knob Road in the PM peak hour but traffic backups are not anticipated to be more than what there is anticipated to be with further development in the area. Based on the analysis, the traffic backups anticipated at the intersection are able to be accommodated within the existing roadway network. The south access to the development should be modified as discussed above. H:APVA\_General\2016\Orchard Path Senior Living Impact Study Review\2016-07-01_Orchard Path Senior Living TIS Review.docx DESIGNING FOR A BETTER TOMORROW Bolton & Menk is an equal opporluniy employer. Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 6:19 PM To: Lovelace, Tom Subject: FW: PHS in Cobblestone Original Message From: Mike & Lori [mailto:mlrtwat@gnail.com] Sent: Thursday, June 30, 2016 6:18 PM To: Murphy, Joan Cc: mlrtwatagmail.com Subject: PHS in Cobblestone We are aware that there are many objections to the senior center being planned in our area at Cobblestone Lake. If the project gets the go-ahead like the plans we've seen so far we would like in the very least to have a view that is pleasant and conducive to the area. We would strongly encourage that the back view of the building not be an industrial look (eyesore) for our community that is already here and established. We will be extremely disappointed if all we see is the back alleyway for receiving trucks and dumpsters for trash. We are also hopeful that the traffic is not an issue for our residential area. We cherish the quiet community we currently live in and hope to enjoy the area homes our residents love including citizens both young and old for many years to come. Mike & Lori Watkinson 15875 Eastbend Way Sent from my iPhone Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 5:05 PM To: Lovelace, Tom Subject: FW: Oppose Site Plan by PHS and Tradition From: cd mcclun [mailto:cdmccluragmail.com] Sent: Thursday, June 30, 2016 5:05 PM To: Murphy, Joan Subject: Oppose Site Plan by PHS and Tradition Once more we state our opposition to the PHS and Tradition site plan in Cobblestone. It is simply too big and intrusive. It comes so close to the lake paths it takes away any sense of nature and of the lake setting. Either reduce the plan size or do not allow thein to build. Thanks, Craig and Donna McClun Craig & Donna McClun cdmcclun a tnuail.com 651.344.7334 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 4:06 PM To: Lovelace, Tom Subject: FW: PHS development meeting From: Paula Finkelstein [mailto:pif2123@aol.comj Sent: Thursday, June 30, 2016 3:51 PM To: Murphy, Joan Subject: PHS development meeting Sent from my T -Mobile 4G LTE Device Original message From: Paula Finkelstein <pjf2123gaol.com> Date: 6/29/2016 4:43 PM (GMT -06:00) To: Bert Finkelstein <jbf2123na aol.com>, traciehenkel@gma 1 .com Subject: What do you think. And I going too easy on them? To The Members of Apple Valley Community Development, Apple Valley Parks Board, Presbyterian Homes and Apple Valley City Council Shame on You. Shame on you Traditions Development for the numerous broken promises to the residents of Cobblestone Lake. Pools, clubhouse, park all implied in the initial design reneged on. Shame on you. Shame on you Presbyterian Homes for the greed you show in the size of the structure you are presenting. I am surprised that you have not asked to change the name of the lake and the parkway to Presbyterian Lake and Presbyterian Lake Parkway. You will, with your enormous structure, forever change the focus of the development from the lake and parks to your home. Shame on you. Shame on you city developers for allowing this to happen. Just because it could be done does not mean it should be done. You are not looking out for the good of the Cobblestone neighborhood. Shame on you. Shame on you City Parks Director and Parks Board. You caved into pressure from above (I would like to know from who and why) and gave away prime park land to a private company. This was not done in the best interest of Apple Valley and the Cobblestone neighborhood. You should have done what was best for the public you serve not a private company. Shame on you. And finally shame on you Apple Valley City Council. We have basically been advised, "it is going to happen so 1 get on board or get out of the way". You represent us, the people. We put you in those positions. You also have sold out to a private company over the interests of your constituents. You are allowing PHS to bring their service road into the middle of our community. You are allowing PHS to increase housing units in our neighborhood by approximately 40%. You are allowing PHS to erect buildings on approximately 65-70% of that land (present and future buildings and parking lots). You are even giving PHS free access to public parking in the "new" parks parking lot by cojoining the two (there will be no way to restrict staff and guests from using this parking lot once theirs is full). For all of this SHAME ON YOU. Paula & Bert Finkelstein 15584 Dunberry Way Sent from my iPad Sent from my iPad Sent from my iPad 2 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 3:01 PM To: Lovelace, Tom Subject: FW: NO to the new PH development in CL From: Robin Ricke [mailto:ricke022@gmail.com] Sent: Thursday, June 30, 2016 3:01 PM To: Murphy, Joan Subject: NO to the new PH development in CL I live at 15716 Duck Pond Way. The proposed Presbyterian development concerns me for a multitude of reasons. First, the its size would be massive. It will blot out the western horizon and views from a lovely area that Apple Valley citizens can enjoy. This is not in harmony with the surrounding neighborhood. Second, due to its size, the increased traffic will detract from the safety and livability of our community. Garbage trucks, supply trucks, medical waste vehicles, and emergency vehicles will be channeled into the South (lakeside entrance). The easiest way for them to enter the complex is down Elmhurst, a residential street with many children. There will be congestion, safety, property value and aesthetic impacts. Moreover, this will result in increased traffic overall on Cobblestone Parkway - where people already drive too fast on a street where children play. Traffic needs to be slowed down on Cobblestone Lake Parkway with speed bumps and increased stop signs even without this massive building. Finally, the trade-off in land for the parks is most definitely not equitable. For these reasons, I opposed the PH development in Cobblestone Lake. Please preserve the beauty of this area and park space. Thank you, Robin Ricke 1 This petition has collected 86 signatures using the online tools at iPetitions.com Printed on 2016-06-30 Page 1 of 12 Cobblestone Lake Neighbors Against High Density West Lake Plan About this petition Cobblestone Lake Neighbors against High Density West Lake Plan (Parcel IDs: 011807000050, 011807000070, 011807000060) Keep parcels zoned Residential (Single Family/Multi-family, NO High Density) and leave an option for Commercial - Restaurant/bar only. Limit height of any building to 2 -story above ground. By signing this petition, you are saying: • You are a Cobblestone Lake Neighborhood resident • You do not want the land parcels (listed above) on the West side of Cobblestone Lake to be zoned High Density • You do not want the land parcels (listed above) on the West side of Cobblestone Lake to have any buildings built higher than two stories above ground Page 2 of 12 Signatures Name: Shaun Johnson Comments: Zip: 55124 on 2016-06-21 03:19:02 2. Name: Kate Johnson on 2016-06-21 03:21:53 Comments: Zip: 55125 3. Name: cara urabe-rasoul on 2016-06-21 03:22:24 Comments: Zip: 55124 4. Name: Tressa housen on 2016-06-21 03:26:08 Comments: Zip: 55124 5. Name: Jennifer Winward on 2016-06-21 03:38:28 Comments: Zip: 55124 6. Name: Drew Seliger on 2016-06-21 03:40:06 Comments: Zip: 7. Name: Loni Davis on 2016-06-21 03:47:24 Comments: Zip: 55124 8. Name: Nick owen on 2016-06-21 04:00:14 Comments: Zip: Name: Laura Hartwell on 2016-06-21 04:12:29 Comments: It's getting really crowded in the Cobblestone area now. Much of cobblestone already is not being cared for or maintained. I think the integrity of the neighborhood design will be compromised by building a 4 or 5 story building the size of target. Please consider keeping it smaller. Zip: 55124 10. Name: Roopa Sattanathan on 2016-06-21 04:13:59 Comments: Zip: 55124 Page 3 0112 11. Name: SARAVANAN VEERARAGHAVAN Comments: Zip: 55124 on 2016-06-21 04:16:19 12. Name: Lori kahler on 2016-06-21 04:34:12 Comments: I am signing this to share mine and others concern about the high rise development that continues to expand against the architecture established in the neighborhood and neighborhood wishes Zip: 55124 13. Name: Jason sewell on 2016-06-21 04:39:27 Comments: Zip: 55124 14. Name: Michael Higgins on 2016-06-21 04:42:33 Comments: Cobblestone Lake was always presented (sold) as a planned community. Lately it has become a dynamic plan with little regard to the original neighborhood design. Zip: 55124 15. Name: Victoria Daudelin on 2016-06-21 04:44:22 Comments: Zip: 55124 16. Name: Tara Estee on 2016-06-21 05:12:59 Comments: Zip: 55124 17. Name: Kathryn M Ott on 2016-06-21 05:34:54 Comments: Zip: 55124 18. Name: Kristin Croft on 2016-06-21 05:57:37 Comments: Zip: 55124 19. Name: Essah T on 2016-06-21 06:03:39 Comments: Zip: 55124 20. Name: Traci Breiland on 2016-06-21 10:33:08 Comments: Zip: 55124 21. Name: Colleen Hammill on 2016-06-21 10:40:11 Page 4 o(12 Comments: Zip: 55124 22. Name: Chad Wentzel on 2016-06-21 10:44:57 Comments: Zip: 23. Name: Cris Franchevich on 2016-06-21 11:05:54 Comments: Zip: 55214 24. Name: Kristina Confer on 2016-06-21 11:14:33 Comments: Zip: 55124 25. Name: Jon on 2016-06-21 11:18:36 Comments: Zip: 55124 26. Name: Anubhav Rastogi on 2016-06-21 11:21:12 Comments: I am unhappy with the proposal. Please listen to our concerns Zip: 55124 27. Name: Gayle Woodbury on 2016-06-21 11:30:15 Comments: Zip: 55124 28. Name: Bernadette Finken on 2016-06-21 11:32:51 Comments: Zip: 55124 29. Name: Steve swenson on 2016-06-21 11:37:02 Comments: Zip: 55124 30. Name: Eric Kamiel on 2016-06-21 11:48:57 Comments: Zip: 55124 31. Name: Susie Achman on 2016-06-21 11:59:54 Comments: Zip: 32. Name: Jennifer kamiel on 2016-06-21 12:02:46 Page 5 of 12 Comments: Zip: 55124 33. Name: Judy Keyes on 2016-06-21 12:06:22 Comments: Zip: 55124 34. Name: Suzanne Cartmill on 2016-06-21 12:08:51 Comments: Please don't block my view! Zip: 55124 35. Name: Suzy Frisch on 2016-06-21 12:08:59 Comments: A building this tall and dense belongs in downtown Apple Valley, not in an overwhelmingly residential area. it is way too large for this neighborhood and will destroy a natural amenity (Cobblestone Lake and park) that belongs to all city residents. Please reject the zoning change and this proposed project. Zip: 55124 36. Name: Kyle Finken on 2016-06-21 12:10:27 Comments: Zip: 55124 37. Name: Kathleen Hope on 2016-06-21 12:14:22 Comments: Zip: 55124 38. Name: Tia Wucher on 2016-06-21 12:16:00 Comments: Zip: 55124 39. Name: Rebecca Hansen on 2016-06-21 12:17:33 Comments: Zip: 55124 40. Name: Dyan Daniels on 2016-06-21 12:33:46 Comments: Zip: 55124 41. Name: Wendy Pedersen on 2016-06-21 12:35:38 Comments: Zip: 42. Name: Stephanie Candon on 2016-06-21 12:36:21 Comments: Page 6 of 12 Zip: 55124 43. Name: Caryn Riley on 2016-06-21 12:36:57 Comments: Zip: 55124 44. Name: Suzi Magill on 2016-06-21 12:37:27 Comments: Zip: 55124 45. Name: Jake Bland on 2016-06-21 12:38:35 Comments: Zip: 55124 46. Name: Tonya Johnson on 2016-06-21 12:38:55 Comments: Zip: 55124 47. Name: Cynthia Ann Davis on 2016-06-21 12:40:39 Comments: The proposed structure is much too large for the development. It should be no more than three stories or relocated to another part of Apple Valley. Zip: 55124 48. Name: Michael Bernstein on 2016-06-21 12:40:55 Comments: Zip: 55124 49. Name: Margo Godoi on 2016-06-21 13:12:49 Comments: Zip: 55124 50. Name: Minerva Gambayan on 2016-06-21 13:13:11 Comments: Zip: 55124 51. Name: Deborah Edwards on 2016-06-21 13:29:52 Comments: Zip: 55124 52. Name: Susan Coyne on 2016-06-21 13:48:56 Comments: 1 am in support of a senior housing option but not the huge scale plans currently proposed. Zip: 55124 Page 7 of 12 53. Name: Brian Estee on 2016-06-21 13:50:03 Comments: Zip: 55124 54. Name: casey sorensen on 2016-06-21 14:00:47 Comments: Zip: 55124 55. Name: Court Winjum on 2016-06-21 14:33:09 Comments: Simply not what was originally planned for this area and sold to the people of Cobblestone. If the project needs variances approved, it might be a very strong clue it isn't the right fit. Zip: 55124 56. Name: Penny Kastner on 2016-06-21 14:46:11 Comments: I'm not opposed to a senior living facility but this is far too big for our community! Zip: 55124 57. Name: Chris doman on 2016-06-21 14:56:07 Comments: I feel that the proposed size of this structure is inappropriate for the neighborhood. Zip: 55124 58. Name: Megan Lebens on 2016-06-21 15:04:49 Comments: Zip: 55124 59. Name: Annette Bocchi on 2016-06-21 15:11:43 Comments: My concern with the senior housing plan is that it's too big for our neighborhood. It will overpower the west end of the lake. I also share concerns about traffic. I understand the need for senior housing, but would prefer a smaller building. Zip: 60. Name: Lisa tonn on 2016-06-21 15:16:10 Comments: Zip: 61. Name: Tejal Wakle on 2016-06-21 15:48:51 Comments: Zip: 55124 62. Name: Mike Ott on 2016-06-21 16:04:20 Comments: Zip: 55124 Page 8 of 12 63. Name: Sheriff Rasoul on 2016-06-21 16:08:39 Comments: Zip: 55124 64. Name: Thomas Hope on 2016-06-21 17:19:09 Comments: My wife Kathy and I are among the first group of residents of Cobblestone. The park at the west end of the lake and the large community pool, in the area recently terra formed for more houses to the north, are two of the amenities we have been looking forward to having completed. Since the pool will not be happening and the proposed land swap would remove the promised park, I am strongly opposed to any more changes to the original (from 14 years ago) land use plan. I believe it makes more sense to move the proposed Presbyterian home facility to the land that is near the existing three story senior housing which is to the south of the lake. I have no complaint about adding the senior housing but see no reason why it has to be the major focal point at the west end of the lake. Zip: 55124 65. Name: Jackie Seliger on 2016-06-21 18:03:12 Comments: I am concerned about building such a large building in a residential area. A Senior Housing complex with these types of amenities is much more of a business than residence and I'm concerned about all the additional traffic from vendors and employees. We love being surrounded by commercial buildings such as Target and Hy -Vee but don't want them in the residential area. There is plenty of commercial space for sale in close proximity, Why not use a more appropriate space that isn't in a residential area? Zip: 55124 66. Name: Casey Segner on 2016-06-21 18:07:43 Comments: we already have noise and traffic growing on Pilot Knob and Co Rd 46. Please do not add to the traffic volume by adding high density housing. Zip: 55124 67. Name: Christopher Keyes on 2016-06-21 19:06:27 Comments: Zip: 68. Name: Emery Winward on 2016-06-21 19:10:21 Comments: The proposed plan is not keeping with the overall look and feel of the Cobblestone Lake neighborhood. The majority of home owners here are not against senior living, but we are opposed to the size of the complex and the construction traffic in a neighborhood full of small children. Those of us who bought homes here did so because we love the curb appeal, lake views and character the neighborhood has to offer. This complex will certainly end up severely restricting those views, specifically our sunset lake view. We are also opposed to the developer moving a designated park space away from the lakefront. Especially when another swimming pool was promised in the original plans and is certainly needed now that the neighborhood has grown! Page 9 of 12 Zip: 55124 69. Name: Amy Purcell on 2016-06-21 21:12:05 Comments: Zip: 70. Name: Jennifer Block on 2016-06-21 21:33:43 Comments: Zip: 55124 71. Name: Scott Shie on 2016-06-21 22:09:57 Comments: Zip: 72. Name: Carol Kurile on 2016-06-21 22:32:03 Comments: Zip: 55124 73. Name: Jennifer Huddle on 2016-06-21 22:41:40 Comments: Zip: 74. Name: Brandon Cartmill on 2016-06-21 23:51:34 Comments: Zip: 55124 75. Name: Brittany Whitson on 2016-06-22 01:05:47 Comments: Zip: 55124 76. Name: Patrice Blaeser on 2016-06-22 02:14:24 Comments: The Presbyterian senior complex proposed for Cobblestone Lake is too large (it should be 2 stories only) destroys the neighborhood feel and eliminates the beautiful lake scape and planned park. The traffic and congestion is not keeping with the neighborhood. Most importantly it is not the best location for this project. I understand that it is not financially feasible if scaled down to much. As such it should be built where the size as proposed is not an issue. One such location would be near the existing senior apartments. Building there makes sense in that common resources such as senior friendly parking, parks, walking paths etc could be a shared expense. It also will keep the increased traffic from delivery trucks, ambulances etc to an area where such traffic already exists. Zip: 55124 77. Name: Stephen Kyllo on 2016-06-22 02:59:14 Comments: Page 10 of 12 Zip: 55124 78. Name: Liisa Labno on 2016-06-22 03:30:24 Comments: While I welcome additional senior housing to Cobblestone, I am extremely concerned about the massive size - both vertical and horizontal - of the proposed development. The proposed complex would sweep across the entire west end of the lake without a single open sightline through. Entering the neighborhood from 147th street, we would no longer see public park space and lake vistas (the community name is Cobblestone Lake) - it would deadend at a massive monolithic structure. The lake is so charming and open from every other vantage point, development on the west end of the lake should show equal thought and foresight. Zip: 55124 79. Name: Jessica Sahota on 2016-06-22 12:34:18 Comments: Zip: 80. Name: Jan Spear on 2016-06-22 14:11:57 Comments: Zip: 55124 81. Name: Beth Henjum on 2016-06-22 17:01:33 Comments: Zip: 55124 82. Name: Dave Labno on 2016-06-22 18:16:41 Comments: Senior housing is a great idea for CL. The problem is the size and scope of this project - it is out of step with the original intent and feel of the neighborhood including great lake views from all angles. I'm not a fan of additional national -builder single family houses either but it would be better than the current proposal. Regardless of $1 million grant the city could use, this is not a great solution as it stands. Zip: 55124 83. Name: Janet and Timothy Sanda on 2016-06-23 11:25:00 Comments: Zip: 55124 84. Name: Pam Judson on 2016-06-23 13:43:05 Comments: Zip: 55124 85. Name: Peggy Lovering on 2016-06-24 00:03:43 Comments: Zip: 55124 Page 11 of 12 86. Name: Ryan stegora on 2016-06-25 01:47:04 Comments: This complex is too massive for a primarily single family development. It should, at a minimum,meet the typical 35 ft max height limit that all buildings (including target) are limited to. This proposal does NOT align with the spirit of the neighbor hood and therefore should be changed! Even I urbanites like Minneapolis there would be more respect to the neighboring properties required, it is quite upsurd to think that a massive 4 story building of this scale should be constructed adjacent to single family homes. Zip: 55124 Page 12 of 12 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 11:27 AM To: Lovelace, Tom Subject: FW: Cobblestone Lake Plan From: Judy Dickerson [mailto:judydicCalgmail.com] Sent: Thursday, June 30, 2016 11:26 AM To: Murphy, Joan Subject: Cobblestone Lake Plan We have heard about the current plans for the Presbyterian HOmes & Services at Cobblestone Lake. We live in Cobblestone Lake and we are very much opposed to the plan. This is a small, quiet, residential neighborhood and the building of the PHS is too tall, too large and too close to the edge of the lake. It spoils the neighborhood. Please reconsider... Sincerely, Judy Dickerson and Sanford Bettcher 15641 Dunberry Way Apple Valley, MN 55124 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 10:30 AM To: Lovelace, Tom Subject: FW: Presbyterian Home Development at Cobblestone Lake Original Message From: Suzanne [mailto:nelsalert(a,grnail.com] Sent: Thursday, June 30, 2016 10:26 AM To: Murphy, Joan Subject: Presbyterian Home Development at Cobblestone Lake Presbyterian can and should do better on this design so it does not overwhelm our Cobblestone neighborhood and the Lake Park. Putting up the "Berlin Wall" at the end of a lovely park, detracts from the values in the neighborhood, is a disservice to Apple Valley park users and sends the message that Apple Valley is not interested in creating a beautiful city with green space. The solid building across the end of the lake and its five wings are a detriment to the neighborhood and City. This design can be so much better! The Planning Commission also needs to take a close look at Presbyterian's plans for handling traffic concerns. Truck traffic should not be entering on the residential side of the lake! Tom Lovelace said construction and truck traffic serving over 300 residences at Presbyterian will be allowed to use whatever street they wish. The residential streets should be posted so that trucks are not allowed to roar past homes filled with children. The truck docks should not be located just off the lake path and on the residential side of the neighborhood. Furthermore, the dock area is in sight and sound of the lake path and neighborhood. Residents and park users who apparently have already lost their lake front park will now be subject to visual and noise pollution. Again, Presbyterian can do better! Presbyterian needs to be required to put extensive planning and financial commitment into landscaping its waterfront acreage. They have a great responsibility to make up for the loss of green space and horizons that their massive design will cause in the neighborhood. They might consider at least putting in a central glass atrium that gives some illusion of set back from the lake front. Mature trees and attractive landscaping should be required. The current design also detracts from the walkability of the neighborhood as it will require pedestrians to detour completely around the huge building and wings. There should be a central "passage" path leading from the lake path to the commercial area containing Target. The Planning Commission also should be aware that Tradition told hundreds of homeowners that a large swimming pool and club house would be built on part of that land to serve the Cobblestone Lake neighborhood. At present some 700 homes are served by a pool smaller than many backyard pools. We understood that during the recession they could not do that. It seems reasonable that they now be asked to contribute to the recreational opportunities available to Cobblestone residents, who would greatly appreciate the City's help in this regard. It seems only fair and honorable given that Tradition is profiting handsomely from this development and a highly favorable swap of prime waterfront park land for the strip along Cobblestone Parkway. If a posting on the Cobblestone Lake Facebook page is to be believed, city officials, Presbyterian representatives and Tradition recently met with a resident of our neighborhood and declared that this 1 development is a done deal, prior to the hearing where the citizens get to voice their concerns. It is my fervent hope that this is not the case and that the concerns of residents will be heard and acted upon. Many of us would welcome Presbyterian to the neighborhood but expect that the City will require it and Tradition to address neighborhood needs and concerns. Suzanne Nelson 15925 Elmwood Way Sent from my iPad Presbyterian has been given 2 June 28, 2016 To the Apple Valley Planning Commission, We want to add our voices to the resounding opposition to the proposed PHS senior facility. Building this structure on the west side of Cobblestone Lake drastically alters the original plans for this parcel of land — plans that have been repeatedly promised to residents who bought homes in the neighborhood and were approved by the city. Seniors would make for wonderful neighbors, and we do not object to having such a building in Cobblestone Lake. However, the multiple parcels of land selected for this large high-density facility just aren't appropriate for this use. Please consider other options instead of this proposal, which permanently ruins a beautiful lakefront property with a massive structure. As originally designed by Tradition Development, the west side of Cobblestone Lake was to house two commercial buildings situated on each side of a large, centrally sited park. The park was designed to be the gateway to green space surrounding the lake. Apple Valley Parks had many plans for this land, including a pavilion, picnic area, restrooms, and more. These plans are no longer possible if the Planning Commission approves the PHS facility here. Instead, an enormous fortress would take over one entire side of the lake. In exchange for losing this valuable parkland, which was to benefit all residents of Apple Valley, PHS offers the city a small strip of green space. However, its odd shape and significantly smaller footprint mean eliminating Apple Valley's plans to make this a jewel of its park system. It is very shortsighted to give away an extremely valuable piece of parkland to the highest bidder, instead of leaving it open to every Apple Valley resident. And instead of the park approved in the master plan, Cobblestone Lake residents would be treated to a colossal complex. As designed, the structure has three wings — and two more planned — each with four stories. This creates an extremely high-density building for a residential neighborhood. It would tower over all of the surrounding buildings, including numerous single-family homes, townhouses, and businesses. The PHS structure is out of place compared to all other buildings in this part of Apple Valley. A facility of this height and size would be much better suited for downtown Apple Valley — or St. Paul or Minneapolis, for that matter. Whatever is put on this parcel of land should not dominate and denigrate the existing neighborhood. It should blend in — and enhance — its surroundings. Furthermore, the addition of hundreds of residents, employees, and many visitors will bring an enormous amount of daily traffic to this residential area. There also will be a multitude of supply, delivery, and garbage trucks that will arrive at all hours. One -lane Cobblestone Lake Parkway and this residential area were not designed to accommodate all of this additional traffic. It is unfair and unneighborly to wipe out the investments that hundreds of families have made in their homes for the benefit of a few. The original master plan and homeowners' investments have turned Cobblestone Lake into a highly desirable neighborhood. The proposed facility would instead be an eyesore. This zoning change, land swap, and proposed facility are a classic bait and switch committed upon current residents. And it's not just Cobblestone Lake residents who lose out. The entire city of Apple Valley loses when you give away beautiful, valuable park space to the highest bidder in exchange for an inferior strip of land and a huge, high-density complex. Please reject the proposed PHS zoning changes that allow for such a massive, high-density building to be built in a residential area. Thank you. Suzy Frisch & Steve Swenson Cobblestone Lake residents Lovelace, Tom From: Murphy, Joan Sent: Tuesday, June 28, 2016 8:00 AM To: Lovelace, Tom Subject: FW: Cobblestone Lake From: Cathy White [mailto:cswhite624@gmail.com] Sent: Monday, June 27, 2016 10:10 PM To: Murphy, Joan Subject: Cobblestone Lake I am writing as a concerned resident of Cobblestone Lake regarding the possibility of the development of property for the Presbyterian Homes and Services. I am very concerned as to what this will do to our community; i.e. the height of the facility, the impact on the fact that this is a residential area, not a commercial area. The area was sited for single family residences, not a facility for assisted living, etc. Having a facility of this nature in the area cited for single family residences that will be close to a park, lake and trails would be unsafe, due to the nature of the type of facility and the traffic, sirens emergency vehicles, etc, as this could be harmful to children playing in the park, walking on the trails, etc. This would also be detrimental to the patients if they left the facility and were unstable and walked into the lake or harmed children playing on the playground. Please re -consider this proposal and deny the Presbyterian Homes & Services building in our residential area. Thank you, Dan and Cathy White Dunberry Way (Cobblestone Lake North Shore) Apple Valley, MN 55124 1 Lovelace, Tom From: Murphy, Joan Sent: Monday, June 27, 2016 12:27 PM To: Lovelace, Tom Subject: FW: Presbyterian Homes Project From: Chris Burns [mailto:cjburns620yahoo.com] Sent: Monday, June 27, 2016 12:16 PM To: Murphy, Joan Subject: Presbyterian Homes Project To the Apple Valley Planning Commission: I support the need for more senior housing in Apple Valley, and am not opposed to higher density development in Cobblestone Lake, but I am extremely concerned about the current proposal by Presbyterian Homes and Services (PHS) for the parcel on the western edge of the lake. The PHS project in its current configuration will have a detrimental effect on traffic, safety, the aesthetics and enjoyment of public parkland and trails all around Cobblestone Lake. At four stories, this project is too tall for a parcel directly on the lake and would be out of character with the rest of the neighborhood. Fully developed with all the housing components PHS envisions eventually building, this would be a very intensive development crammed into a relatively small space, with high impacts to neighbors and visitors. I live in the far east side of the development, off the lake, but I'm very concerned about the traffic, noise and safety issues this project would generate for our neighbors living in the blocks immediately surrounding this project. Obviously, any development is going to generate traffic, but the amount and type of housing and services that PHS envisions will result in additional traffic by staff, vendors, and support and emergency services than other types of high density housing — even other types of senior housing. As I look at the site plans, I'm worried about all the parking lots that are shown and the visual impact they will have to a key entry point to the neighborhood and the lake. The City of Apple Valley has made significant investments in public parkland, trails and facilities within the Cobblestone Lake Development. These public spaces are used extensively, not just by people who live in the development, but by many others in immediate neighborhoods, and from across the city, who come here to bike, walk, jog, fish and canoe. The city needs to make sure that it protects the investments it has made and ensure this last, highly visible parcel on the lake is not developed in a way that jeopardizes the enjoyment of all city residents who use these public spaces. It also needs to guide the development to avoid negative traffic, safety and property value impacts, and is not out of step with the architectural aesthetics of the neighborhood. I urge you to table a decision on the PHS project at your July 6 meeting until additional study can be done to determine the traffic, safety and noise impacts, and drawings are developed to show the visual impact of the structures from the lake. There is no reason a project of this scope should be rushed without addressing the legitimate concerns of neighbors and park users. 1 Thank you Chris Burns 15752 Diamond Way, Apple Valley, MN 55124 2 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 23, 2016 8:17 AM To: Lovelace, Tom Subject: FW: Cobblestone Lake - Concerns From: Deborah Edwards[mailto:deborandiamond@hotmail.com] Sent: Wednesday, June 22, 2016 8:02 PM To: Murphy, Joan Subject: Cobblestone Lake - Concerns Apple Valley Planning Commission: I have several concerns regarding the proposal to build a senior living center in Cobblestone Lakes. First, I am not opposed to having the center in Cobblestone, but I am OPPOSED to the proposed location. From what I understand, in order for this complex to happen, Presbyterian and Traditions have petitioned that the land between the 157th St. Entrance Circle and the west end of the lake -- which was previously designated in the Master Plan as Park Land -- be traded for a strip running along Cobblestone Parkway. The Parks board, with dissent, has agreed to trade the parkland at the gateway entrance to Cobblestone for the strip of equal size starting roughly behind Orange Theory (this part would be a parking lot) and ending behind the Robert Thomas cottage homes on the north shore. This 1.7 acre strip would have a proposed picnic shelter and bathrooms for visitors coming to the park. I question whether trading away prime waterfront property for a strip along Cobblestone Parkway is a good deal for citizens and in the best interests of our neighborhood and City Park system. Second, I am concerned about not having ample time to review the proposed traffic study that will be done. Third, if the project were to be approved, I am VERY concerned about the truck traffic in a residential area. This high density project concerns me as I don't feel it belongs on prime waterfront land, that was designated as park space, in a residential area. Finally, the focal point in Cobblestone has always been the lake and green space. If allowed, this four story complex will take away the sunset views, along with the green space. It would take many years for any landscaping to form to serve as a visual barrier...and I'm not sure there is enough landscaping to allow such a huge building to "blend" in with the surroundings. Please take a moment to consider my e-mail and the points I am making. Far too often, I feel the voices of the citizens are not heard. I truly hope this isn't the case with Apple Valley. 1 Sincerely, Deborah Diamond Edwards 15888 Dutton Lane 2 Lovelace, Tom From: Murphy, Joan Sent: Wednesday, June 22, 2016 8:23 AM To: Lovelace, Tom Subject: FW: Cobblestone Lake Neighbors Against High Density West Lake Plan From: Scott Shie [mailto:scott.shie©hotmail.com] Sent: Tuesday, June 21, 2016 5:26 PM To: Murphy, Joan Subject: Cobblestone Lake Neighbors Against High Density West Lake Plan To whom it may concern, I am a resident of the Cobblestone Lake neighborhood and am writing to express my concern with the proposed plan to build a Senior Living development in our community. I am not opposed to the concept of a senior living facility somewhere in the neighborhood, but I feel that the size and placement of the currently proposed Presbyterian facility is not in the best interest of the residents of the community. To borrow from the community website: "Cobblestone Lake is an enclave of neighborhoods drawn together by streetscapes of architectural harmony, a centerpiece lake with miles of shoreline surrounded by a unique park & trail system..." and "The "Traditional" architecture of Cobblestone Lake accentuates classic styles emphasizing streetscapes and front porch amenities etc. The area is highlighted by a centerpiece 36 -acre lake, miles of recreation trails and sidewalks, as well as public and private parkland, and open green -space for every ones enjoyment." Please review the petition and comments provided at the URL below. http://www.ipetitions.com/petition/cobblestone-lake-neighbors-against-high-density Thank You, Scott Shie 1 Lovelace, Tom From: Murphy, Joan Sent: Wednesday, June 22, 2016 1:34 PM To: Lovelace, Tom Subject FW: Presbyterian Homes facility at Cobblestone Lake From: Tom Hope [mailto:thope©thcom.comj Sent: Wednesday, June 22, 2016 1:32 PM To: Murphy, Joan Cc: 'Kathleen V. Hope' Subject: Presbyterian Homes facility at Cobblestone Lake Sir or Madam, My wife Kathy and I are among the original home owners in the Cobblestone Lake development. During the 12 plus years that we have lived here, we have seen a number of modifications to the original land use plan that have, for the most part, followed our understanding of the original layout. There have been two changes to the amenities, as originally proposed, that have been very disappointing. The first was the change from the 'small town' main street look of the main entrance off of Pilot Know to a large parking lot strip mall. The second is the elimination of the 'large' swimming pool that was to be located in the area near the Wells Fargo bank and Robert Thomas cottage homes. Both of these features were things that influenced our decision to build a home and live here. The Toss of these amenities has changed both the look and feel of the development. Allowing Presbyterian Homes to occupy, and for all practical purposes dominate, the entire west end of the lake will remove another of the features that make the Cobblestone Lake area one of the most unique and appealing locations in Apple Valley. We are not opposed to Presbyterian Homes building a facility at Cobblestone Lake. We understand the need for senior housing and believe that the facility would be an excellent addition to the Cobblestone Lake community. Having said that, I see no reason why it has to be built at the proposed location. It would fit just as well in the area to the south of Cobblestone Parkway (southeast of the existing senior housing) thus leaving the existing area at the west end of the lake for the development of a park that all of the residents of Cobblestone, as well as the other residents of Apple Valley, would be able to enjoy. Placing the facility at the suggested location will allow the park to be created in the area originally designated in the land use plan as shown to us when we built our home. The completed complex will have 337 residential units. This will cause increased congestion in an area that is already the busiest area of the development and a potentially unsafe increase amount of traffic on Cobblestone Parkway and Elmhurst. Placing the facility in the area suggested above would greatly reduce the increased car and truck traffic in the main entrance area. Creating an entrance to the location suggested above from Elmhurst will result in additional safety, for the families (especially the children) that live in the homes to the east of the suggested location, be reducing the distance the cars and trucks would need to travel on Elmhurst and would mitigate the need for the delivery and service vehicles to use Cobblestone Parkway. Respectfully, Tom Hope Lovelace, Tom From: Murphy, Joan Sent: Wednesday, June 22, 2016 8:24 AM To: Lovelace, Tom Subject: FW: Opposition to Cobblestone Lake Development size/scope Original Message From: Kristina.Confer[mailto:Kristina.Confer(dtarget.com] Sent: Wednesday, June 22, 2016 5:27 AM To: Murphy, Joan Subject: Opposition to Cobblestone Lake Development size/scope Hello! We'd like to share our opposition to the planned development on Cobblestone Lake. We are not opposed to Presbyterian Homes as a neighbor, but rather the size. I love the sunsets and views of my lake and the feel of this very special neighborhood -- it's why we built a townhouse here in 2005 and then moved to a single family home in 2010 as our family grew. I, along with many of my neighbors, are simply asking you to please insist they modify their plans to fit better into the surrounding neighborhood and preserve the original location of the "gateway park" and prevent the height of the structure from towering over the surrounding homes. Not doing so would be a shame and a real loss for the neighborhood. Thank you for your consideration. Kristina and Robert Confer Sent from my iPhone 1 Lovelace, Tom From: Murphy, Joan Sent: Wednesday, June 22, 2016 8:23 AM To: Lovelace, Tom Subject: FW: Presbyterian Home Proposal for Cobblestone Lake- Traffic Concerns From: Mark Nelson [mailto:mdn6050aol.com] Sent: Tuesday, June 21, 2016 5:36 PM To: Murphy, Joan Cc: SedonasuzyCa aol.com Subject: Presbyterian Home Proposal for Cobblestone Lake- Traffic Concerns To Planning Commission Members, I attended the June 15 meeting and was pleased the developer no longer is seeking approval for a five story structure. In addition, new architectural features may reduce the visual scale of the project. However, movement of the gateway park is still troubling. I am also concerned about the absence of a detailed traffic study. This large new facility is adjacent to a residential neighborhood. It would be expected to generate significant traffic by staff, residents, commercial providers and visitors, as well as emergency vehicles. Truck traffic for trash removal and supplies would be significant. At a minimum, such traffic should be required to use 157th Street off of Pilot Knob and not Elmhurst, which is a residential street off of County 46. As a result of these issues, I feel an independent traffic study needs to be completed prior to approval. Mark Nelson i Lovelace, Tom From: Murphy, Joan Sent: Monday, June 20, 2016 8:50 AM To: Lovelace, Tom Subject: FW: Requesting your response Original Message From: Jan Cotroneo [mailto:cotroneojanne(a,gmail.com] Sent: Sunday, June 19, 2016 9:55 AM To: Murphy, Joan Subject: Requesting your response As a business professional and a resident of Cobblestone community, I have worked as a leader in large and global businesses, I request that you all make decisions based on facts I am requesting that independent impact studies be completed and published to the residents of the Cobblestone Community. Ensure all of us understand the impacts to our community. The residents have made an investment into this community and have paid our real estate purchase price and property taxes based on the developer marketing a planned residential lake community - Cobblestonelake.com. Your decisions can not be made by the developer or Presbyterian Homes (PHS) saying they don't think or it might; decisions of this magnitude require facts. The PHS plan does not scale and fit with the community design for the residential lake community per Cobblestonelake.com. If this goes through, how will it impact many home owners' valuations and property taxes? Will there be assessments? If you do not have the facts to answer, do not make a decision without requiring studies. The PHS and developer are the businesses that are pushing based on their future profits. Require them to pay for independent studies for the community including: impact study for how this massive structure impacts the residents' home values, property taxes, city assessments, and light impact on the community for all families who live here. I would also like to highlight city exemptions being noted and request answers to these items: Exemptions Required: - The project exceeds the maximum density of 24 units per acre (27). - It contains fewer assisted living units as a percentage of total units by 4%. - It contains twice the allowable percentage of assisted living units to total units. - It does not meet the city's requirement for percentage of building materials that are non-combustible, non- degradable Decisions like this require due diligence. Require studies, review and share findings. i Lovelace, Tom From: Murphy, Joan Sent: Monday, June 20, 2016 8:54 AM To: Lovelace, Tom Subject: FW: Cobblestone Lake Senior Housing Development Concerns Attachments: Sunset & Building Size Perspectivejpg; Sunset View Perspectiveljpg; Developers Presentation - Screenshot.jpg From: Hena .g [mailto:hgov002@gmail.com] Sent: Sunday, June 19, 2016 2:12 PM To: Murphy, Joan Subject: Fwd: Cobblestone Lake Senior Housing Development Concerns Dear Planning Commission, I am a current homeowner in the Cobblestone Lakes at 15949 Elmwood Way. I previously sent in my concerns in writing by email on June 13, 2016. I have been following the senior housing project development and saw the June 15 Planning commission meeting video. I would like to first of all thank the planning commission in diligently working through the decision of the development project and also taking into consideration the comments and concerns of the residents and public for the developments at cobblestone lakes I understand since the previous meeting, the planner has now proposed a 4 story, 193 unit building with future expansions. While I welcome senior housing to Apple Valley, I am strongly opposing this development because of its location and size to cobblestone lake: 1) In no way this behemoth fits in with rest of the building structures including residential housing in the community today. It will ruin the look and beauty of the lake area. It is as if one is placing a behemoth hospital or downtown commercial building in view of the lake area/ lake shore line. 2) The current renderings do not give a full picture of the size the building will be in height, width, and depth. Particularly page 132 of the submission packet, it makes a misleading comparison to the Apple Valley water tower. For one it is completely disregarding the fact the tower is located almost a mile away. Whereas the care facility is less than 200 feet from the lake. Furthermore, even at this distance the tower is quite a big structure that can be see from the lake area including residential houses (See attached picture "Sunset & Building Size Perspective") Now when you consider the care facility which is only 200 feet away and being big in height even at 4 stories but also width! This does not even take into consideration the future expansion. In the recent change, they have proposed adding more units in the east and west wings (additional 25 feet) which means that now this structure is more closer to the lake! Particularly for the houses that are in close proximity to this location this impacts the view, but also our land value. Further, this also ruins the views and enjoyment of park users. 3) The plan also proposes moving the park area away from the center location. Now the parks, lake, trail, current housing structures and look and feel of the community is what made us residents choose to live here. It also encourages other visitors from surrounding areas to come and enjoy the lake, trails etc. By having this behemoth in the center location which is one big building not only will it block any sight of the lake from the entrance of the building, but it also hides the location of their proposed park area. If visitors do not even know a lake or park exits who all will go to use it? Now having a park area in the center of the lake is not only a nice picnic area but also the visitors get to enjoy the lake views and scenery. 4) Parking - I also have concerns that a building of this size will bring with it traffic and this means more parking. I strongly believe, outsiders/shoppers, visitors will start using the residential areas for parking. This is a headache/problem that many of us do not wish encourage nor deal with. This would disturb the residential housing privacy and peace. 5) It must also be considered that there have been so many changes and that the project keeps requesting for development ordinance change requirements to bring the project into conformance. I urge the commission to think of the bigger picture as well outside this project. To continue to request ordinance changes also will impact other surrounding neighborhoods and communities in apple valley. These ordinance and requirements were put there in the first place for a reason and it MUST be adhered to instead of changed because of 1 project. 6) My previous comments do still stand with the proposed changes. Even at 4 stories, 59.4 feet this will be the tallest structure in the lake area. The other factor is the location is already on a higher elevation. Due to this, the care facility will seem even taller than other structures in the lake area and will look completely out of place. 7) Impact on property values - Having a gigantic structure at the focal point of the lake is a profitable investment for the developer as they would be charging top $$ for each unit. But since views and look and feel of the community is impacted, this will ultimately impact the property values of current residents. This structure would hardly be aesthetically pleasing to look out at everyday, let alone the increase in traffic that it brings with it. 8) Impacted Views - Most concerning of all. The building's height will block any and all sunset view for the residents located on left and right side of the lake. Due to the location of the houses, most residential units do not get a sunrise view, but this is currently offsetted by sunset view. We have paid premium pricing for the lot and view. Please see attached screenshots: The water tower already looks gigantic. It must be considered that the structure is taller than this tower and will be much closer to the lake so it will be quite BIG. See Sunset View Perspectivel; Sunset & Building Size Perspective (all views will be blocked!). 9) Delivery Vehicles - There is a lot of growing and young families residing in the community which means there is a good size population of children. We must consider how their safety is impacted when heavy duty vehicles and delivery trucks are going in and out. 10) Light, excessive noise and activity should be directed away from residential properties. The proposed project is a senior housing with a memory care and nursing facility. It is only natural to assume there is a greater likelihood of increase of 911 calls/ambulances to the location. It must be considered that noise and lights from these vehicles will directly affect the residential housing and park residents. 2 11) 300 plus units means 300 plus residents. How does this impact the environmental features of the lake and small community? Also, it must be looked into more detail regarding the allowed maximum density of units per acre. I doubt with the future extension the care facility meets the allowed density. 12) Mixture of structures - it is understandable the city is trying to encourage different structures to single family home. So why not a strong consideration for a recreational facility for the community or a twin home / duplex / townhouse? Wouldn't this be more in alignment with the other structures in this community? This is not in anyway biased from having senior housing in the neighborhood, because there are already ramblers on one end of the lake catering towards seniors. But, if the proposed structure were to be much smaller in height and number of units, i.e., 2-3 storeys it would be more reasonable. It is the height and amount of space/units that this structure will have and future extensions that is concerning. 13) Availability of lots - I strongly urge the commission to consider other lots. There are currently a number of lots available quite close to cobblestone community/lake area in Apple Valley. If the goal is to have senior housing structure of this scale and size why is there no consideration for other lots which do not impact views let alone the whole community's look and feel. 14) Had we known this facility was coming when we bought our house in 2015, we would have strongly considered a different area. For what its worth a number of current residents including us, are strongly considering relocating should this facility go forward in this area. Once again, thank you for taking the time to read our concerns. As you know already many of these are also shared with other residents in the area. I urge the commission to take this into consideration. Feel free to message me if you have any questions. Thank you, Hena Resident at Cobblestone Lake Forwarded message From: Hena .g <hgov002( mnail.com> Date: Mon, Jun 13, 2016 at 4:52 PM Subject: Cobblestone Lake Senior Housing Development Concerns To: commdev@ci.apple-valley.mn.us 3 /���/ pis ,-- ,j�l .� �/ a• Si " n z rt ��v Ci ua lF s -la AA'ar-fee -_ //-%i :% /// -iii / ,�'%�i '�G e_--- -/.=//r �i r_- /��-rr / %/l��-�' ,: %r � %iii/� �- %��%%% a / %�i/ %�� %`l�ii=%%�%/" % l�_j %%%%%/`-//�%/',._ "o-----t,..-___-__>-.----_,,--_-,-;-;_,_ / /% / � rte' /' i'%/i // % _r/.--a------_,_ / ri �/%moi .-'r- //i -i //// • r�� //-'�'�i/� l-,:-_----„,----:----------___---_,---%-_> �� / / �- lig �- /_ /// / /i/' // / //// /r% i/// / //% -�/ / / i /� /� 'r% `/moi//// ��:---t5%-----r--e-------,-fl- �; / / / /r _ / /l / / i / /i/� /�.�i � '� i � _..-▪ : , � /i %//% / // . j � /moi // ���i y /ii/i /.i/'"i/ii //jam �j a at Lovelace, Tom From: Murphy, Joan Sent: Monday, June 20, 2016 1:59 PM To: Lovelace, Tom Subject: FW: Cobblestone Lake Proposal From: jennifer block[mailto:block.iennifer(algmail.com] Sent: Monday, June 20, 2016 12:04 PM To: Murphy, Joan Subject: Cobblestone Lake Proposal Good afternoon: I am an 11 year resident of Cobblestone Lake and am writing to voice my concern about the scope of the proposed senior living project. While I think most of us support the concept, the placement and scale of this project are problematic. This, by the way, coming from someone who didn't oppose the idea of Target, back in the day. The problem with the current project is that we end up with a behemoth right on the lake. The lake that my kids and I bike around, the lake that I run around, and the lake that we go down to for sunsets and fishing. The lake is the heart of the neighborhood, and this plan calls for a massive structure completely out of proportion to the rest of the neighborhood at arguably it's most prominent point. No one in this neighborhood wants a giant building right on our little lakelet. We have all invested significantly in this neighborhood and in our community, and frankly I feel we deserve a little consideration on this one. I am unable to attend the July 6th meeting as I will be out of town, but look forward to hopefully a revised and more reasonable proposal which I can support. Thank you for your time, Jennifer Block MD 1 Lovelace, Tom From: Murphy, Joan Sent: Friday, June 17, 2016 1:12 PM To: Lovelace, Tom Subject: FW: Presbyterian Home Proposal From: Nick Meyers [mailto:mailmeyersOgmail.comj Sent: Friday, June 17, 2016 12:56 PM To: Murphy, Joan Subject: Presbyterian Home Proposal Dear Planning Commission Members, I am writing to inform the commission that my wife and I are in favor of the proposed PHS Cobblestone Lake Senior Housing Development. We feel the modifications shown at the June 15th meeting will help to decrease the massing with different roof lines and decreasing the overall height slightly. We know there is a very vocal group opposed to this project, but I wanted to let everyone know that not everyone in Cobblestone Lake feels the same way. There are some of us who moved to Cobblestone Lake because of the planned higher densities and mixed uses for the western side of Cobblestone Lake. We hope that a compromise and understanding can be reached because we feel that this building as proposed with the recent modifications will fit with the character and vision that was set more than 10 years ago for Cobblestone Lake. We have only heard great things about Presbyterian Homes and look forward to a well-run care facility in our neighborhood. Sincerely, Nick and Susan Meyers 15896 Elmhurst Lane Apple Valley, MN 55124 TRADITION �t+sces�� Cobblestone Lake — Proposed Commercial Usage Q&A Since the proposal of the senior housing project in Cobblestone Lake six weeks ago, we have received a number of questions and concerns regarding the development of the Presbyterian Homes senior living facility in Cobblestone Lake. We have taken the most common statements and provided answers/facts to help alleviate these concerns. 1) We are losing the big park & play area we were promised. The park will still be developed with the same acreage as it was always intended to be, the park location was just shifted. We are also incorporating an additional $320,000 to be spent on amenities to enhance the Cobblestone community this additional funding is provided via grant by the Met Council and $100,000 of additional funding by Pres Homes. 2) There will be increased traffic. You are correct, however, the infrastructure studies that have been done studied traffic up to 3,000 housing units. Cobblestone won't reach % of that in full build out. Furthermore, the proposed use of this land will generate the least amount of traffic than any other commercial uses for the property. 3) Concerns about the upkeep of the building. PHS takes great pride in their properties and maintain them accordingly. At a minimum PHS will be required to meet the City standards of building maintenance and upkeep as would all home owners in Apple Valley. Our best evidence of this would be to visit our properties. 4) The big building is going to be right on the lake. Since day 1 of the Cobblestone Lake development, this piece of land has been planned for high density use and zoned for commercial use. The location of the building on the land will leave plenty of space between the lake and the structure to allow for additional walking paths and green space. 5) There won't be any landscaping to separate the park from the senior living complex. Presbyterian Homes has committed to putting in large shaded trees to give separation between the two spaces. A TRADITION COMPANY 9-11- • „ 8 ear .72-47 L'4.,E• 6800 France Avenue South, Suite 178, Edina, Minnesota 55435 • Phone: 952.9205100 • Fax: 952.920.8900 • Toll Free: 888.920.0031 6) The building is too big/tall. The building will be a 4 -story, 59' tall structure. Current zoning allows for a 4 -story, 70' tall building to be built on the land. At 59' tall, the PHS facility will be only 6' taller than the existing senior living facility that is across the street. The building complies with all standing city requirements for the zoning of the property. 7) The facility will block our views. As mentioned before, this property is zoned to have buildings up to 70'. The PHS facility will be only 59' in an attempt to have enough space but also being cognizant of height. 8) The developers are constantly changing what is to be built on this property. The developers have always planned for high density product on this property. This has been a carefully planned community since day 1. As market conditions change, so does the plans for this piece of land. Back in 2008, a proposal for a 4 -story senior living facility was approved by the city for this same piece of land. 9) The PHS facility will exceed the maximum 24 units/acres. The current zoning allows for up to 32 units per acre as part of the PUD zoning for Cobblestone Lake. 10) The architecture of the building is not consistent with the look and feel of the community. The architecture has been approved by Tradition Companies and will not negatively impact the consistency and design of the community. The building will be aligned with the look and feel of the community and will add diversity to the structures throughout the development. 11) An impact study should be done before approving the facility. A study was completed at the beginning of Cobblestone Lake development and updated again in 2008. This study addresses up to 3,000 residential dwelling units and 300,000 sq. ft. of commercial property. In the end, we will end up with less than 1,500 units in the development. Traffic and infrastructure was a large part of the study - streets and utilities were all set up for the commercial use of this property. 12) There is not enough parking and visitors will start using residential streets for parking The facility will have underground parking as well as a large parking lot that will have space for the employees, doctors, and visitors of the PHS facility as well as a number of on street parking spaces that were built when Cobblestone Lake Parkway was constructed. COBBLESTONE LAKE COMMUNITY PHS PROPOSAL (numbered comments) Received 6/21/16 Staff comment to each item in bold, below 1. Inaccurate representation of 'the look' of the project. Nothing was shown in relation to our existing homes. The view from 'the pad' on the West end of the Lake was misrepresentative of the scope, both width and height. Staff Comment: Clarifying the elevations and a 3-D computer simulation will assist better visualization and is planned for the presentation at the July 6 Planning Commission meeting. 2. Height comparisons were to the water tower, Cobblestone Square and Target. None of those are ON the Lake. No comparison to our homes, which would be adjoining the building. Staff Comment: The PHS height meets ordinance requirements. Higher density housing is the approved land use and approved type of development for this location since 2010. 3. We would like to see an architectural model of the project, to include the homes around the Lake. Staff Comment: A computer generated architectural modeling is planned for the July 6 Planning Commission meeting. 4. Would PHS be a part of the Cobblestone Master Association, in terms of the dues we all pay? Staff Comment: P115 will be paying dues to the Cobblestone Master Association. 5. No one was objecting to a two -building, three-story project with the park in between. Staff Comment: The proposal is for one building on one lot with roof lines that display two distinct building components of independent and assisted living. An additional wing of independent living (4 story) and holistic nursing care (2 story) is a phase 2 project for 3 to 5 years out. 6. There is adequate and appropriate space in the remaining Cobblestone section on 160th. The building would be wholly appropriate there, and because of the elevation of that area and the height of the structure, the residents would still view Cobblestone Lake. Staff Comment: The application has been submitted for and must be acted on at the location identified. The resident view of Cobblestone Lake is unchanged by the proposal. 7. We have Ecumen in Apple Valley already. That structure is massive, and consists of only 151 units - far less that the proposed PHS. Staff Comment: The Ecumen's "Seasons" senior development is 134 units on 2'/2 acres (54 units/acre) and was recognized as the best senior housing development in the Twin Cities in 2010. PHS proposal is 195 units on 12 acres (16 units/acre) and by design moves the building closer to Cobblestone Lake Parkway and away from Cobblestone Lake. 8. Many felt like this was being 'railroaded' through at the City Council Meeting, when we are voicing our concerns over the impact this will have on our lives in Cobblestone. It has been suggested that an impact study be done. It cannot be stressed enough that we 'bought into' the concept of Cobblestone as presented by Tradition. The homes adjoining the current parkland on the West End of the Lake have all been completed over the last two years. This structure would literally be towering over their new homes. Staff Comment: The application for the PHS development proposal is being reviewed by the Planning Commission, was received March 18 and by state statute, the City must complete its review in 120 days or the project is approved as submitted. Staff is being diligent, and reporting ongoing contacts from the neighborhood and the input has influenced the design and PHS has been very responsive. PHS, in a letter of April 4, conducted a neighborhood meeting on April 19 for all Association members. 9. Does the City of Apple Valley and its officers represent and respond to the residents of its City? Staff Comment: The review process calls for a single public hearing. Residents have continued to offer input and feedback. All submitted comments continue to be received, accepted, shared and considered by the Planning Commission and the applicant. 10. How much is this being driven by the Grant? Staff Comment: A grant was received from the Metropolitan Council to be contributed to west -end park improvements and the purchase of the site to provide a continuum of care housing option at Cobblestone. While the grant is supportive to that objective, it is not "driving" or required for the project to proceed. 11. Some residents are discussing filing an injunction against this project as proposed. Staff Comment: The process has been open with full disclosure, responsive to public comments, yields an improved project due to the responsiveness of the applicant, is located in an area that allows for higher density housing and in a neighborhood that will be less dense than originally planned. 12. This same issue is currently at -hand in both Edina and Excelsior, with coverage in the StarTribune. Both of those projects are smaller than PHS, and those communities have no Senior Housing facility. Apple Valley does. Staff Comment: Edina (population, 50,261) has one of the largest concentrations of seniors and senior housing in the Twin Cities. The Edina project is 139 units on 6.27 acres (22 units/acre). 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MN PROPOSED EUILDING &EXISTING HOMES DISTANCE MOH WATER Stantec PRECEDENTS kcn A rear e66 e nese Bees B@B City of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 6A July 6, 2016 Land Use Proposed Action 1. Adoption of a finding that exchanging that portion of Outlot G, Cobblestone Lake Commercial 3" Addition currently held by the City for park purposes in return for a portion of Outlot E, Cobblestone Lake Commercial 3" Addition, as shown on Exhibit 1, to be received and held by the City for park purposes, complies with the City's Comprehensive Guide Plan. 2. Recommend approval of the rezoning of Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE from Planned Development No. 703/zone 7 and 8 to Planned Development No. 703/zone 6. 3. Recommend approval of the rezoning of Outlot A, PRESBYTERIAN HOMES AT COBBLESTONE LAKE from Planned Development No. 703/zone 8 to Planned Development No. 703/zone 7. 4. Recommend approval the PRESBYTERIAN HOMES AT COBBLESTONE LAKE preliminary plat. 5. Recommend approval of the site plan review/building permit authorization to allow for construction of a 195 -unit continuum of care facility of Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE, subject to the following conditions: a. The site plan/floor plan layout for the designated assisted living units shall be revised to reduce the number of units for compliance with the maximum allowed number of units under the Planned Development zoning regulations, unless the zoning regulations are amended to permit the number of units as 1 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 195 - 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: 1120 DAYS: May 16, 2016 July 15, 2016 Proposed Action 1. Adoption of a finding that exchanging that portion of Outlot G, Cobblestone Lake Commercial 3" Addition currently held by the City for park purposes in return for a portion of Outlot E, Cobblestone Lake Commercial 3" Addition, as shown on Exhibit 1, to be received and held by the City for park purposes, complies with the City's Comprehensive Guide Plan. 2. Recommend approval of the rezoning of Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE from Planned Development No. 703/zone 7 and 8 to Planned Development No. 703/zone 6. 3. Recommend approval of the rezoning of Outlot A, PRESBYTERIAN HOMES AT COBBLESTONE LAKE from Planned Development No. 703/zone 8 to Planned Development No. 703/zone 7. 4. Recommend approval the PRESBYTERIAN HOMES AT COBBLESTONE LAKE preliminary plat. 5. Recommend approval of the site plan review/building permit authorization to allow for construction of a 195 -unit continuum of care facility of Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE, subject to the following conditions: a. The site plan/floor plan layout for the designated assisted living units shall be revised to reduce the number of units for compliance with the maximum allowed number of units under the Planned Development zoning regulations, unless the zoning regulations are amended to permit the number of units as 1 proposed by the applicant. b. Construction shall occur in conformance with the site plan dated June 8, 2016. c. Construction shall occur in conformance with the landscape plan dated June 8, 2016, subject to submission of a detailed landscape planting price list for verification of the City's 2A% landscaping requirement at the time of building permit application. d. A landscaped berm with a minimum elevation of 936 shall be constructed between the south private drive and the east property line. e. Construction shall occur in conformance with the elevation plan dated June 8, 2016, subject 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 remainder consisting of a combination of cedar, redwood, and high quality cementitious fiberboard, sometimes referred to as "Hardi Plank/Panel". f. The canopy at the main entrance shall have a minimum clear height of 13.5 feet. g. Site grading shall occur in conformance with a final grading plan to be submitted for review and approval by the City Engineer. h. Infiltration areas shall be constructed in conformance with the City standards. i. Any site lighting shall consist of downcast, shoebox lighting fixtures or wall packs with deflector shields, which confines the light to the property. Project Summary/Issues The applicant originally proposed a 175 -unit continuum of care complex on 12.28 acres that consisted of 99 independent living, 56 assisted living and 20 memory care units. The applicant has revised their plans and is now proposing a 195 -unit building with 115 assisted living, 58 assisted living, 20 memory care units and two (2) guest suites. 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 proposed Comprehensive Plan amendments were submitted to the Metropolitan Council for their review and approval. The City received a letter from the Council, dated May 25, 2016, approving the amendments as proposed. A public park easement currently exists over and across Outlot G. A determination that the proposed relocation of park from its current location is consistent with the City's Comprehensive Plan will be necessary and vacation of the easement over this property will need to occur. 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. 2 The applicant is proposing to rezone Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to zone 6, which currently allows for a continuum of care retirement community, subject to the following requirements: 1. If more than one structure is used for a continuum of care retirement community, all structures shall be located on a single parcel or lot under single ownership; 2. No more than 15% of the total units provided shall be for assisted living; 3. No more than 15% of the total units provided shall be for comprehensive, intensive or full care living; and 4. The density of the total units shall not exceed 32 units per acre. The proposed project will contain more assisted living units than 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 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. The site shall meet all applicable infiltration requirements. 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 cedar, redwood, or high quality cementitious fiberboard, sometimes referred to as "Hardi Plank/Panel". In addition, the use of vinyl, steel, aluminum siding for the exposed exterior finish shall not be allowed. Improvements to the park will include a parking lot, shelter, bathroom as well as other amenities. 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. . A monument sign is shown at the main entrance into the site and a directional sign is located at the south entrance to the underground parking. No dimensioned site/construction/elevation plans have been submitted with this request. All signage shall comply with requirements set forth in the City's sign ordinance. 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 21/4% of the estimated building construction cost based on Means Construction Data. Staff is requesting that a landscaped berm be constructed along the between the south driveway and east property to provide screening from the driveway to the park and dwelling units to the east. 3 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. Attachments Park Exchange Exhibit Traffic Studies Resident Emails and Petition Tradition Q and A Staff Comments Development Plans Colored Site Plan Building Elevations Site Section Floor Plans Unit Mix/Square Footage Breakdown Colored Perspectives Building Distance Map Draft Park Plans 4 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) 5 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. 6 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 for their review. The City received a letter, dated May 25, 2016, from the Metropolitan Council, which informed the City of their approval of the amendments as proposed. 2030 COMPREHENSIVE PLAN LAND USE MAP 7 One of the goals of the Comprehensive Plan is to provide a balanced housing supply through the concept of life cycle housing. One of the components of this concept is providing housing with supporting services for the elderly, which this project will help to fulfill. Zoning: The subject properties are currently located in three different 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 rezone Lot 1, Block 1, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to zone 6 which allows continuum of care facilities as a permitted use, and Outlot A, PRESBYTERIAN HOMES AT COBBLESTONE LAKE to subzone 7, which that allows for parks and public buildings and structures. Subzone 6 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 195 -unit facility, which will have 115 independent living, 58 assisted living (30%), 20 memory care units (10%), and two (2) guest suites on a 12.28 -acre lot for a density of 16 units per acre. The applicant is proposing future phases that could 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 to 17% 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 more assisted living units currently allowed by the planned development ordinance. Therefore, the planned development ordinance will need to be amended or the number of assisted living units will need to be reduced. The applicant has opted for an ordinance amendment and has submitted an application requesting an amendment to the planned development ordinance to increase the number of assisted living units from 15% to 30% of the total number of units. The public hearing for this zoning amendment will be held on July 6. 8 ZONING MAP Preliminary Plat: The proposed preliminary plat will reconfigure three existing outlots into one (I) 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. Outlot G, COBBLESTONE LAKE COMMERCIAL 3RD ADDITION is currently designated for public park purposes. The applicant is proposing incorporate 1.7 acres of the existing outlot into the proposed lot. They will in turn replace that acreage with the north 1.7 acres of Outlot E, COBBLESTONE LAKE COMMERCIAL 3RD ADDITION. There will be no net loss of park land with this proposed exchange of property. 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 submitted revised plans that included the addition of a 5th floor and an increase in the number of units. The revised building would have 193 units (113 independent living units, 58 assisted living units, 20 memory care units and two (2) guest suites) within the same footprint. The planned development ordinance allows apaitment and continuum of care buildings within subzone 6 to have a maximum of four stories. Therefore, an ordinance amendment would be necessary to allow for the 5th floor. The applicant presented the revised plan at the June 1 meeting. Questions and concerns were raised by Commission regarding the addition of the fifth floor. Based upon those questions and concerns, and need for an ordinance amendment, the applicant decided to remove the 5th floor. 9 Revised plans were submitted for the June 15 meeting that showed a 195 -unit building that showed the elimination of the 5th floor, but identified the same number of units as June 1, proposal. In order to keep the same number of living units as the June 1, proposal, the applicant added two units to each floor of the east/west wings independent living section and one unit to each floor of the assisted living area of the building. This has extended the independent wings of the building approximately 25 feet to the east and the assisted living wing approximately 10 feet to the south and west. The building will continue to meet all required building setbacks. Access to the site would be via driveways off Cobblestone Lake Parkway. The main access will be directly off the 157th Street West/Cobblestone Lake Parkway roundabout and will provide access to 110 surface parking spaces. The most northerly driveway will provide access to the surface parking lot and 129 -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 applicant has provided a weekly service delivery breakdown for this facility. Minimum Trips Per Week Visit Purpose Vehicle Type 2 Sysco food delivery 3 Commissary food delivery 1 Linen delivery 1 Bread delivery 2 Trash 2 Recycling 1 Medical supply 1 Office supply 7 Prescription delivery 6 UPS / FedEx 1 Oxygen (refill vehicle) 0.25 Water softener salt 0.25 Rug delivery 2 Resident move in/out 29.5 Weekly Commercial Visits Full Semi Sprinter van Box Van Bread Truck Trash Truck Trash Truck Box Van Van or Box truck Van Box Van Sprinter Van Box Van van Varies They also stated that food, medical supply, housekeeping supply, and oxygen deliveries, and trash/recycling pickup would use the south access drive. Move -ins will be based on location of the resident's apartment. The remainder, such as UPS/FedEx and deliveries using the smaller vehicles, will likely use the front entry as their primary location. 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 10 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. Staff is also recommending that the parking spaces located just east of the south driveway be removed and a right turn lane be installed to accommodate delivery vehicles making a right turn into the driveway from Cobblestone Lake Parkway. The site plan shows a 110 -space surface parking lot that will be located along the west side of the building. Primary access will be via the 157th Street West/Cobblestone Lake Parkway roundabout with an additional access drive to the north of the main entrance. The second access will also serve as a driveway access to the underground parking and will be connected to the public park's parking lot. Staff requested the connection to the park's parking lot as a means to provide a second access to and from that lot. The onsite parking is adequate to serve the proposed use and staff is not expecting the park's parking lot will be used by residents and staff the continuum of care facility. City code requires that parking spaces have a minimum depth of 20 feet and a minimum drive aisle width of 24 feet. If the parking space is adjacent to a curb or landscaped area, the required length can be reduced by 1.5 feet. The parking lot design complies with city code. This development will have 239 parking spaces (110 surface parking spaces and 129 underground parking spaces). The planned development ordinance requires 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 115 independent living units and two (2) guest suites is 129 spaces, with 115 of those spaces being underground. This will leave 14 underground and 98 surface parking spaces available for the assisted living units, memory care units, guests, and staff/employees. The applicant estimates that they facility will have 110 employees, with 44 full time equivalent employees and the remainder being part time food service and nursing assistant employees. These employees will be spread out over three shifts per day with the day shift having approximately 55 employees. City code requires one space per four beds (units) plus one space per two employees and one space for each doctor for rest homes, nursing homes, sanitariums, or homes for the aged and children. Based upon this requirement, a minimum of 47 parking spaces would be required. There are also 47 adjacent on street parking spaces along the east side and 52 along the west side of Cobblestone Lake Parkway. Although these cannot be included the required parking calculation, one should expect that these spaces may utilized from time to time for this facility. 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. 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. The City Engineer has reviewed the grading and utility plans and his comments recommendations are included in an attached memo. Revisions shall be made 11 to the final grading plan and approved by the City Engineer prior to any grading activity or utility installation. Street Classifications/Accesses/Circulation: Cobblestone Lake Parkway, a local street with a raised median and recessed parking is located adjacent to the site. Three private driveway connections will provide access to the surface parking lot and underground parking. A traffic study was prepared by the applicant that indicates that this development will generate approximately 1,100 average vehicle trips per day. Please note that a resident leaving the complex constitutes one trip and returning would be a second trip. For comparative purposes, a 60,000 -sq. ft. office building would generate 890 trips and a 180 -unit single-family development would generate about 1,800 trips for 2,690 trips. An independent study was prepared by the City's consultant and the findings were generally consistent with applicant's study. Public Safety Issues: Comments have been raised about number of emergency calls for service to a senior development like this and the potential impact to the neighborhood. Public safety provided information on the number of visits to three senior facilities, with one facility having similar characteristics as the proposed development. This 208 senior facility had 878 calls for service during a 41/2 -year period, for an average of 16 calls per month. Many of the calls were medical related. Staff does not have available information on when sirens and lights were used. Emergency personnel responding to calls for service to this proposed development will be coming from the west and will use 157th Street West to get to the facility. They will gain entry to the facility from the main entrance located on the west side of the building. Access to the building and its orientation will likely minimize any impacts to the neighborhood. Elevation Drawings: The exterior finish of the continuum of care facility will be a combination of fiber cement lap siding and sakes and manufactured veneer stone. The primary materials will be the lap siding and shakes, and a manufactured stone veneer, with a pre -finished metal soffit and fascia. 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. This project is also subject to specific performance standards set forth the in the planned development ordinance for apartments and continuum of care buildings. They include the following: 12 • All exterior elevations shall have a vertical exposed exterior finish that shall consist of a combination of non-combustible materials such as brick, stone, stucco, and the like. The use of cedar, redwood, and high quality cementitious fiberboard, sometimes referred to as "Hardi Plank/Panel" may be used when incorporated with before -mentioned non- combustible materials. • Metal skins materials, such as baked enamel, stainless steel, aluminum sandwich panels as the like as primary field materials for buildings shall not be permitted. This type of material may be used as a design element. • The use of vinyl, steel, aluminum siding for the exposed exterior finish shall not be allowed. A question was raised regarding the use of metal for the soffit and fascia. The ordinance prohibits the use of metal for siding only. It does not restrict the use of metal for the fascia or soffit of a building. A canopy with a 12 -foot clear height will be constructed at the facility's main entrance. The canopy's height should have a clear height of 13.5 feet to better accommodate emergency vehicles. Approval of the building elevations shall be subject to the adhering to the City's applicable general code and planned development ordinance 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 2'A% 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. As mentioned previously, delivery vehicles and trash trucks will be utilizing the south driveway off Cobblestone Lake Parkway. Concerns have been raised about the potential adverse impact these vehicles will have on the adjacent park and dwellings to the east. Staff is proposing that a landscaped berm, with minimum elevation of 936, be constructed between the driveway and the east property line. Pedestrian Access: The site plan shows three different sidewalk connections from the front of the building to the sidewalk along Cobblestone Lake Parkway. They also identify an internal bituminous trail that will provide connections to private outdoor spaces and a stub that will connect to trails in the public park to the east. Parks/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 1.7 acres of Outlot G into their lot and proposing to relocate 1.7 acres the parkland to the north in Outlot E. They indicate there will be no net loss with this proposed relocation. The Apple Valley's Park and 13 Recreation Advisory Committee reviewed the proposed change, did not have any outstanding issues, and voted 6-0 to recommend the relocation as proposed. The City currently holds an easement over this property for public park purposes. In order to complete the land exchange as proposed, the City is required to first determine if releasing the current easement area from being a park is consistent with the Comp Plan. This finding is to be made by the Planning Commission. If the Planning Commission concurs that the relocation of the park as proposed is consistent with the Comprehensive Plan, a finding should be made. The City Council will also need to conduct a public hearing on the vacation of that portion of the easement over Outlot G. Concerns have been raised about the loss and relocation of parkland, and the loss of park amenities associated with this proposed development. As stated previously, the proposed relocation of park property will result in no net loss of property. Draft park plans have been prepared and are included with this staff report. The park entrance will be aligned with Embry Path, a collector street that extends from Cobblestone Lake Parkway to CSAH 42. This street should provide good access to the park for residents living in and outside of the neighborhood. The plans show a 46 -space parking lot, which will be offset to the south of the park's main entrance. This is different from the original location, which had a 40 -space parking lot on the west 1.2 acres of the Outlot G, which would be directly in line with the 157th Street West/Cobblestone Lake Parkway roundabout. Amenities proposed for the park are a restroom, pavilion with picnic terrace, trails, a wellness garden with outdoor exercise equipment, sunrise exercise terrace, lakeside splash pad and community gathering space, a pergola/shade structure with tiered seating, and a grove area that will have crushed granite paths and scattered seating. It appears that the relocation of the park will not result in the loss of any amenities with the exception of a gazebo that was to be located east of the parking lot in Outlot G. This is a draft plan that has not been formally reviewed by the City's Parks and Recreation Advisory Committee. It is expected that they will review the draft plan at their next available meeting. Signs: A monument sign is shown at the main entrance into the site and service sign is located at the south entrance to the underground garage. No dimensioned site/construction/elevation plans have been submitted with this request. All signage shall comply with requirements set forth in the City's sign ordinance. Lighting Plan: The City code requires that any lighting used to illuminate an off-street parking area or sign shall be arranged to deflect light away from any adjoining residential zone or from the public streets. Direct glare from floodlights or similar sources, shall not be directed into any adjoining property or public streets, and all the source of all lights shall be hooded or controlled in some manner so as not to light adjacent property. Mitigative measures shall be employed to limit glare and spill light to protect neighboring parcels and to maintain traffic safety on public roads. These measures shall include lenses, shields, louvers, prismatic control devices and limitations on 14 the height and type of fixtures. The City may also limit the hours of operation of outdoor lighting if it is deemed necessary to reduce impacts on the surrounding neighborhood. All requirements set forth in the City code shall be strictly adhered to. 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 59'-4" tall. The building will be located approximately 100 feet from the closest section the Cobblestone Lake pathway and 187 feet from the pond's shoreline. The height building will be diminished by the horizontal distance from the public park to the east. Also, is should be noted that this building will be approximately 6 to 9 feet taller than the current CDA senior apartment building located directly to the west A question was raised regarding the color of the building. Staff Response — The applicant will has submitted colored elevations. 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 15 • 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 140" 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 129 underground parking spaces to serve 195 units. There are also 99 on -street parking spaces along 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 3-4 story building on a 12.28 -acre lot. The building will be approximately 59 feet tall, which is 10 feet lower than the maximum height allowed in subzone 6 of the planned development. The 80 -foot wide wings of the building will extend east 170 feet out from the bulk of the building, which will be located between 150-400 feet from the east property line. The proposed building will occupy approximately 15% of the lot. If the project is expanded with the addition of the 64 independent units and 80 -bed skilled nursing facility, the building coverage will increase to 24%. 16 S X W =Sawn :r.w.= a nuels ins A Whaland NW A31WA 3ldde 3Av13NO1S319903 SHd ® Stantec Memo To: Brandon Anderson, PE From: Mark Powers, EIT City of Apple Valley Stantec Consulting Services File: 193803493 Date: May 24, 2016 Reference: Orchard Path Senior Living Trip Generation INTRODUCTION The purpose of this memo is to evaluate the expected trip generation and distribution for the Orchard Path Senior Living facility in Apple Valley, MN. The proposed facility is to initially have 193 units that will be inhabited by seniors at various stages of care requirements, and could later expand to 305 units. The City of Apple Valley has asked Stantec to determine the expected amount of vehicle trips generated by the facility during the AM and PM peaks. The City has also requested that the distribution of generated trips be evaluated to determine the impact it will have on local roadways. METHODOLOGY The ITE Trip Generation Manual 9th Edition was used to determine the amount of vehicle trips generated by the facility. Since the inhabitants of the facility will be at various stages of care requirements, section 255 - Continuing Care Retirement Community was used for the analysis. The analysis was completed for the initial build and full expansion conditions. An internal capture of 10% was used for trips that would also include or only involve the businesses in the immediate vicinity of the proposed development such as Target. Trip distribution was performed using a density model based on AADTs of the major roadways nearby. AADTs were taken from MnDOT's Traffic Mapping Application Tool. Figure 1 shows the existing AADT. To be conservative, the full build trip generation was used in the distribution. Once the vehicles were distributed, the most reasonable route for entering and exiting vehicles was created. The trip distribution can be seen on Figure 2. RESULTS The results of the trip generation are seen below in Table 1 and Table 2. Continuing Care Retirement Community - 193 Units P115 - Cobblestone Lake Internal Capture: 10% 1103 25 14 40 -110 Design with community in mind mp v: \ 1938\active \193803493\reports \technicalrepotls\trip generation tech memo.docx Stantec May 24, 2016 Brandon Anderson, PE Page 2 of 8 Reference: Orchard Path Senior Living Trip Generation Continuing Care Retirement Community - 305 Units For the initial build, as shown in Table 1, the most generated vehicle trips during a peak hour occurs during the PM peak with 40 vehicle trips. After the expansions have been made, the expected vehicle trips rises to 60 in the PM peak hour with 1 196 daily trips. Of these daily trips, based on existing PHS facilities, about 4-5 would be service vehicles. Most service vehicles be small delivery vans and trucks, but can get as large as a standard semi for food deliveries from Sysco. All other trips would be a mix of personal vehicles operated by residents, employees, and visitors. The results of the trip distribution can be seen in Table 3 and on Figure 3. Design with community in mind mp v:\1938\active\193803493\reports\lechnicolrepotls\trip generation tech memo.docx ® Stantec May 24, 2016 Brandon Anderson, PE Page 3 of 8 Reference: Orchard Path Senior Living Trip Generation errey� ``�`�k��� 157th St between Pilot Knob Rd/CR 31 & Cobblestone Lake Pkwy Unknown 873 N/A Pilot Knob Rd/CR 31 between 150th St & 157th St 20,300 370 1.8% Pilot Knob Rd/CR 31 north of 150th St 18,900 144 0.8% Pilot Knob Rd/CR 31 between 157th St & 160th St/CR 46 20,300 503 2.5% Pilot Knob Rd/CR 31 south of 160th St/CR 46 31,700 126 0.8% 160th St/CR 46 west of Pilot Knob Rd/CR 31 24,200 190 0.8% 160th St/CR 46 between Pilot Knob Rd/CR 31 and Diamond Path 24,700 156 0.6% 160th St/CR 46 east of Diamond Path 20,000 156 0.8% Cobblestone Lake Pkwy between 157th St & Embry Path Unknown 228 N/A Cobblestone Lake Pkwy between 157th St & Elmhurst Ln Unknown 90 N/A Cobblestone Lake Pkway between Elmhurst Ln & Elm Creek Ln Unknown 12 N/A Elmhurst Ln south of Cobblestone Lake Pkwy Unknown 78 N/A Elm Creek Ln south of Cobblestone Lake Pkwy Unknown 12 N/A Embry Path between Cobblestone Lake Pkwy & 155th St Unknown 228 N/A 155th St/Dodd Blvd between Embry Ln & Diamond Path 3400 228 6.7% Design with community in mind mp v:\ 1938\active \ 193803493\reports\ technicalreports\trip generation tech memo.docx Stantec May 24, 2016 Brandon Anderson, PE Page 4 of 8 Reference: Orchard Path Senior Living Trip Generation As shown in Table 3, the generated trips will increase the AADT of the major roadways from 0.8 to 6.7%. AADTs were not readily available for the local streets in the immediate vicinity of the development. Design with community In mind mp v:\1938\°dive\193803493\reports \technicolreports\gip generation tech memo.docx GJhkefby ucy iie.:'i1. La LEGEND EXISTING X)O(XX AADT Oth 29000 19800 55th St moth IN 24200 4650 X NOT TO SCALE l5Oth St, M 24700 taktrh%, EXISTING AADT FIGURE 1 PHS COBBLESTONE LAKE — CITY OF APPLE VALLEY Stantec DATE: 6/22/2016 PROJECT NO: 193803493 LEGEND ENTERING XX% EXITING XX% 57 St 150th St N 19% 31% ta 48% M 190/0 19% 79% 2% 2% X NOT TO SCALE iwia$1vd`=' 13% 16% cablSSo, E 160th St, DISTRIBUTION OF GENERATED TRIPS FIGURE 2 PHS COBBLESTONE LAKE - CITY OF APPLE VALLEY Stantec DATE: 6/22/2016 PROJECT NO: 193803493 lSOthGt�.r as0u st '. LEGEND INCREASE. (XX%) IN MDT 1551 7th;5t 1601661 226(0.8%) 0 ti 0 873 228(6.7%) X NOT TO SCALE 12 Cabo" ti 190(0.8%) 0 N 156(0.6%) Y60th st EXPECTED INCREASE IN AADT FIGURE 3 PHS COBBLESTONE LAKE - CITY OF APPLE VALLEY Stantec DATE: 6/22/2016 PROJECT NO: 193803493 Stantec May 24, 2016 Brandon Anderson, PE Page 8 of 8 Reference: Orchard Path Senior Living Trip Generation CONCLUSION The entrance to the proposed facility is the east leg of the intersection of 157th Street W and Cobblestone Lake Parkway, which is currently controlled by a roundabout. It is expected that the amount of vehicle trips generated by the Orchard Path Senior Living Facility should be easily accommodated by the current roadways in the vicinity. Any impact on the Level of Service experienced at the nearby intersections should be negligible. Stantec Consulting Services Mark Powers Transportation Engineer In Training Phone: (651) 967-4595 Fax: (651)636-1311 Mark.Powers@stantec.com Design with community in mind mp v:\1938\active\193803993\reports\technicolreports\trip generation tech memo.docx BOLTON 8t- MBNK, 1NC® Consulting Engineers & Surveyors 12224 NicolletAvenue • Burnsville, MN 55337 Phone (952) 890-0509 • Fax (952) 890-8065 www.bolton-menk.com MEMORANDUM Date: July 1, 2016 To: City of Apple Valley, MN From: Bryan T. Nemeth, P.E., PTOE Michael Boex, P.E. Subject: Traffic Impact Study Review Orchard Path Senior Living I hereby certify that this report was prepared by me or under my direct supervision and that I am a duly Registered Professional Engineer under the laws of the State of Minnesota. AA) 43354 July 1, 2016 Reg. No. Dale Bryan T. Nemeth. P.E., PTOE Introduction The Trip Generation analyses for the Orchard Path Senior Living Development in Apple Valley, MN dated May 24 and June 24, 2016 were reviewed to determine if and how the development impacts the traveling public. Overall, the trip generation appears to be accurate, but no traffic impact analysis was completed. The overall trip growth due to the development does not indicate significant transportation concerns on an operational basis but there are anticipated to be impacts. Additional analysis is included in this review to understand the potential impacts. The trip distribution is also revised based on knowledge of trip patterns in the area. It is anticipated that these transportation concerns do not need to be mitigated as specified in the study. Forecasts Trip generation forecasts are provided for the site based on an initial build, full build, and alternative build plans based on the PUD. Scenario Proposed Land Use Daily Trips AM (PM) Trips Initial Build 193 Units 993 35 (36) Full Build 305 Units 1,196 51 (54) Alternative Plan (PUD) 180 Units + 30K s.f. Commercial 2,431 237 (292) H:\APVA\_General\2016\Orchard Path Senior Living Impact Study Rev'ew\2016-07-OI_Orchard Path Senio Living TIS Review.docz DESIGNING FOR A BETTER TOMORROW Bolton & Menk is an equal opportunity employer Page 2 The trip forecasts appear to be consistent with the Site Plan, uses trip rates as provided in the ITE Trip Generation Manual, and includes a 10% reduction due to the mix of both residential and commercial traffic in the same development area. The daily, AM and PM forecasted trips appear to meet expectations. The difference in trips between the PUD and the Orchard Path Senior Living Facility as proposed is 1,235 trips per day. The Orchard Path development has less than half of the traffic impact to the area as compared to what is allowed under the PUD. The development as proposed also has Tess impacts in the PM peak hour and Saturdays since there is no commercial/retail component of the site. The development trips are more evenly distributed throughout the day. Public Roadway System Impacts It is anticipated that the development traffic would be primarily dispersed to Pilot Knob Road (CSAH 31) as defined in the study, but the study also shows 19% of vehicles using Dodd Blvd northeast of the development. Review of the traffic network and destinations in the area indicate that at least half the traffic destined or coming from the east (Rosemount area) would likely use Pilot Knob Road and CSAH 42 (150'h Street) instead of Dodd Blvd. Additionally, the study indicates that 50% of the traffic to and from the site is from the south or CSAH 46 (160th St). This is likely not accurate as most destinations for services and the Twin Cities Metro Area for locations north of CSAH 46 are to the north and west. Review of the network and destinations indicates that the split should be closer to 70% north and 30% south, especially for residential land use associated trips. The traffic increase from the full build development (1,196 trips per day) is redistributed. Differences and additional information on specific segments from the Trip Generation Analysis is noted below. Roadway Segment Existing AADT AADT Increase from Development Proposed AADT % Change in AADT Daily Roadway Capacity* Max Volume to Capacity Ratio** 157th St (E of Pilot Knob) 8,000 831,156 9,156 14% 15,000 to 18,000 0.61 Pilot Knob (N of 157th St) 20,300 3-79890 21,190 4% 32,000 to 36,000 0.66 Pilot Knob (S of I57th St) 20,300 393 266 20,566 1% 32,000 to 36,000 0.64 Cobblestone Lk Pkwy (S of 157th) -1,500 99 106 1,606 7% 5,000 to 8,000 0.32 Cobblestone Lk Pkwy (N of 157th) =1,0008 120 1,120 12% 8,000 to 10,000 0.14 Embry Path (S of 155th St) =3,000 228120 3,120 12% 15,000 to 18,000 0.21 *Daily Roadway Capacity Range based on the Highway Capacity Manual procedures for the lanes, area type, surrounding land uses and access, and type of roadway H:\APVA\_General\2016\Orchard Path Senior Living Impact Study Review\2016-07-0I_Orchard Path Senior Living TIS Review.docx DESIGNING FOR A BETTER TOMORROW Bolton & Menk is an equal opportunity errpksyer. Page 3 **Based on the lower range of capacity. Actual capacity likely higher. Generally, a volume to capacity (V/C) ratio should be less than 1.00 with a goal of less than 0.85 to allow for increases during special events and other special conditions, All of the corridors discussed above have V/C ratios less than 0.85. The change in traffic volume is higher than 5% on 157`h Street, Embry Path, and on Cobblestone Lake Parkway but volume to capacity levels are less than 0.65 for all locations. This indicates that while the traffic increase may not impact roadway capacity and operations, the traffic increase on the roadways will be noticeable to the public on: • 157'h Street • Cobblestone Lake Parkway • Embry Path The volume increase plus volume to capacity ratio does indicate that additional analysis of the 157'h Street corridor is needed to understand the traffic impacts to the corridor. Operations Traffic volumes were collected at 157th Street and Pilot Knob Road in late May 2016. The intersection operates at acceptable levels with the existing traffic volumes. The westbound backups from Pilot Knob Road along 157th Street are typically 3 to 5 vehicles during the PM peak hour. Saturday afternoon backups are typically 5 to 10 vehicles in length. The maximum backup is approximately 250 feet. The next access east of Pilot Knob Road allows for a backup of 375 feet before it impacts the access to the Apple Valley Liquor Store and Target. This backup is directly due to the westbound left. Levels of Service (LOS) are acceptable at LOS B in the PM peak hour today. Weekend service levels are better than weekday PM and was not studied further. Traffic analysis of the area completed to understand the overall impacts from increased development on the west side of Pilot Knob Road indicates that the westbound backups would increase from 125 feet in the PM peak hour to 225 feet. Level of service would be acceptable at LOS C in the PM peak hour. Saturday backups would be anticipated to increase to 350 feet. Analysis with the Orchard Path Development includes an increase of 8 vehicles in the PM peak hour for the westbound left. The southbound left would also be anticipated to see an increase 14 vehicles in the PM peak hour. The westbound and northbound right also have increases of 22 and 3 vehicles. The traffic increase overall to the intersection is minimal at 1 second per vehicle and does not impact the level of service. The additional traffic does not create a longer backup from Pilot Knob Road based on the analysis results since the minimal traffic increase is distributed throughout the peak hour. • LOS is D for the intersection in the PM peak hour under both no -build (no development) and build conditions. The change is about 1 second of extra delay per vehicle for the intersection during the PM peak hour between the no build and build. South Development Access A new access is proposed on Cobblestone Lake Pkwy on the south end of the property that is very close to Elmhurst Lane. The access includes a right turn lane along with a median cut to allow all movements. The proximity to Elmhurst is a concern if a large volume of traffic were to use this access. Since it appears to be a delivery driveway and would not have a large traffic volume using it, the proximity to Elmhurst can be minimal but should be at least 200 feet from Elmhurst to allow for adequate stopping sight distance at 30 mph. The right tum lane is a concern as it appears to be just a restriping of the current H:\APVA\_General\2016\Orchard Path Senior Living Impact Study Review \2016-07-01_Orchard Path Senior Living TIS Review.docx DESIGNING FOR A BETTER TOMORROW Bolton & Menk is an equal oppaiuniy employer. Page 4 parking lane. The parking lane (8 ft) is not wide enough to be an actual turn lane (minimum of 11 ft and preferably I2 to 14 feet). The right turn lane should be widened or not be designed as a turn lane. There is no left tum lane into the access provided and the opening appears to be constricted due to the bump -out on the south side of Cobblestone Lake Pkwy. The bump -out should be removed to enable vehicles to use the access point without going over multiple curbs. The No Parking Zone should start prior to the intersection. The following recommendations for the south access are: • Move access west to provide 200 feet from the west crosswalk stripe of Elmhurst to the east curb return for the access. • Widen or delete the westbound right turn lane. • Remove the south side curb bump -out. Roundabout Development Access There are no anticipated changes needed at the access. North Development Access A new access is proposed on Cobblestone Lake Pkwy on the north end of the property across from the current access to the commercial properties and Target. This access appears to be serve as the primary access to underground parking. The access includes an existing left turn with a median cut to allow all movements. There are no anticipated changes needed at the access. Conclusions and Recommendations The development impacts are identified in this review. The traffic increase from the proposed development is anticipated to be less than half of what is allowable by the PUD with much less impact during the peak times for the area, specifically PM peak and the weekend. There will be an increase in traffic that will be noticeable to the community, but this traffic increase is not anticipated to impact the operations or mobility of the surrounding roadway system. The current system has excess capacity that is not used. There are not anticipated to be any significant operational concerns. There is a minimal increase of one second per vehicle delay for traffic at 157th Street/Pilot Knob Road in the PM peak hour but traffic backups are not anticipated to be more than what there is anticipated to be with further development in the area. Based on the analysis, the traffic backups anticipated at the intersection are able to be accommodated within the existing roadway network. The south access to the development should be modified as discussed above. H:\APVALGeneral\2016\Orchard Path Senior Living Impact Study Review\2016-07-01_Orchard Path Senior Living TIS Review.docx DESIGNING FOR A BETTER TOMORROW Bolton & Menk is an equal opportunity employer. Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 6:19 PM To: Lovelace, Tom Subject: FW: PHS in Cobblestone Original Message From: Mike & Lori [mailto:m1rtwat@gnai1.com] Sent: Thursday, June 30, 2016 6:18 PM To: Murphy, Joan Cc: mlrtwat@gmail.com Subject: PHS in Cobblestone We are aware that there are many objections to the senior center being planned in our area at Cobblestone Lake. If the project gets the go-ahead like the plans we've seen so far we would like in the very least to have a view that is pleasant and conducive to the area. We would strongly encourage that the back view of the building not be an industrial look (eyesore) for our community that is already here and established. We will be extremely disappointed if all we see is the back alleyway for receiving trucks and dumpsters for trash. We are also hopeful that the traffic is not an issue for our residential area. We cherish the quiet community we currently live in and hope to enjoy the area homes our residents love including citizens both young and old for many years to come. Mike & Lori Watkinson 15875 Eastbend Way Sent from my iPhone 1 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 5:05 PM To: Lovelace, Tom Subject: FW: Oppose Site Plan by PHS and Tradition From: cd mcclun [mailto:cdmcclun©gmail.com] Sent: Thursday, June 30, 2016 5:05 PM To: Murphy, Joan Subject: Oppose Site Plan by PHS and Tradition Once more we state our opposition to the PHS and Tradition site plan in Cobblestone. It is simply too big and intrusive. It comes so close to the lake paths it takes away any sense of nature and of the lake setting. Either reduce the plan size or do not allow them to build. Thanks, Craig and Donna McClun Craig & Donna McClun cdmcclun@gmail.com 651.344.7334 1 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 4:06 PM To: Lovelace, Tom Subject: FW: PHS development meeting From: Paula Finkelstein [mailto:pjf2123(&aoi.com] Sent: Thursday, June 30, 2016 3:51 PM To: Murphy, Joan Subject: PHS development meeting Sent from my T -Mobile 4G LTE Device Original message From: Paula Finkelstein <pjf2123Aaol.com> Date: 6/29/2016 4:43 PM (GMT -06:00) To: Bert Finkelstein <1bf2123(itaol.com>, traciehenkel@gmail.com Subject: What do you think. And I going too easy on them? To The Members of Apple Valley Community Development, Apple Valley Parks Board, Presbyterian Homes and Apple Valley City Council Shame on You. Shame on you Traditions Development for the numerous broken promises to the residents of Cobblestone Lake. Pools, clubhouse, park all implied in the initial design reneged on. Shame on you. Shame on you Presbyterian Homes for the greed you show in the size of the structure you are presenting. I am surprised that you have not asked to change the name of the lake and the parkway to Presbyterian Lake and Presbyterian Lake Parkway. You will, with your enormous structure, forever change the focus of the development from the lake and parks to your home. Shaine on you. Shame on you city developers for allowing this to happen. Just because it could be done does not mean it should be done. You are not looking out for the good of the Cobblestone neighborhood. Shame on you. Shame on you City Parks Director and Parks Board. You caved into pressure from above (I would like to know from who and why) and gave away prime park land to a private company. This was not done in the best interest of Apple Valley and the Cobblestone neighborhood. You should have done what was best for the public you serve not a private company. Shame on you. And finally shame on you Apple Valley City Council. We have basically been advised, "it is going to happen so get on board or get out of the way". You represent us, the people. We put you in those positions. You also have sold out to a private company over the interests of your constituents. You are allowing PHS to bring their service road into the middle of our community. You are allowing PHS to increase housing units in our neighborhood by approximately 40%. You are allowing PHS to erect buildings on approximately 65-70% of that land (present and future buildings and parking lots). You are even giving PHS free access to public parking in the "new" parks parking lot by cojoining the two (there will be no way to restrict staff and guests from using this parking lot once theirs is full). For all of this SHAME ON YOU. Paula & Bert Finkelstein 15584 Dunberry Way Sent from my iPad Sent from my iPad Sent from my iPad 2 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 3:01 PM To: Lovelace, Tom Subject: FW: NO to the new PH development in CL From: Robin Ricke [mailto:ricke022@gmail.com] Sent: Thursday, June 30, 2016 3:01 PM To: Murphy, Joan Subject: NO to the new PH development in CL I live at 15716 Duck Pond Way. The proposed Presbyterian development concerns me for a multitude of reasons. First, the its size would be massive. It will blot out the western horizon and views from a lovely area that Apple Valley citizens can enjoy. This is not in harmony with the surrounding neighborhood. Second, due to its size, the increased traffic will detract from the safety and livability of our community. Garbage trucks, supply trucks, medical waste vehicles, and emergency vehicles will be channeled into the South (lakeside entrance). The easiest way for them to enter the complex is down Elmhurst, a residential street with many children. There will be congestion, safety, property value and aesthetic impacts. Moreover, this will result in increased traffic overall on Cobblestone Parkway - where people already drive too fast on a street where children play. Traffic needs to be slowed down on Cobblestone Lake Parkway with speed bumps and increased stop signs even without this massive building. Finally, the trade-off in land for the parks is most definitely not equitable. For these reasons, I opposed the PH development in Cobblestone Lake. Please preserve the beauty of this area and park space. Thank you, Robin Ricke This petition has collected 86 signatures using the online tools at iPetitions.com Printed on 2016-06-30 Page 1 of 12 Cobblestone Lake Neighbors Against High Density West Lake Plan About this petition Cobblestone Lake Neighbors against High Density West Lake Plan (Parcel IDs: 011807000050, 011807000070, 011807000060) Keep parcels zoned Residential (Single Family/Multi-family, NO High Density) and leave an option for Commercial - Restaurant/bar only. Limit height of any building to 2 -story above ground. By signing this petition, you are saying: • You are a Cobblestone Lake Neighborhood resident • You do not want the land parcels (listed above) on the West side of Cobblestone Lake to be zoned High Density • You do not want the land parcels (listed above) on the West side of Cobblestone Lake to have any buildings built higher than two stories above ground Page 2 of 12 Signatures 1. Name: Shaun Johnson on 2016-06-21 03:19:02 Comments: Zip: 55124 2. Name: Kate Johnson on 2016-06-21 03:21:53 Comments: Zip: 55125 3. Name: cara urabe-rasoul Comments: Zip: 55124 on 2016-06-21 03:22:24 4. Name: Tressa housen Comments: Zip: 55124 on 2016-06-21 03:26:08 5. Name: Jennifer Winward Comments: Zip: 55124 on 2016-06-21 03:38:28 6. Name: Drew Seliger on 2016-06-21 03:40:06 Comments: Zip: 7. Name: Loni Davis Comments: Zip: 55124 on 2016-06-21 03:47:24 8. Name: Nick owen on 2016-06-21 04:00:14 Comments: Zip: 9. Name: Laura Hartwell on 2016-06-21 04:12:29 Comments: It's getting really crowded in the Cobblestone area now. Much of cobblestone already is not being cared for or maintained. I think the integrity of the neighborhood design will be compromised by building a 4 or 5 story building the size of target. Please consider keeping it smaller. Zip: 55124 10. Name: Roopa Sattanathan on 2016-06-21 04:13:59 Comments: Zip: 55124 Page 3 of 12 11. Name: SARAVANAN VEERARAGHAVAN on 2016-06-21 04:16:19 Comments: Zip: 55124 12. Name: Lori kahler on 2016-06-21 04:34:12 Comments: I am signing this to share mine and others concern about the high rise development that continues to expand against the architecture established in the neighborhood and neighborhood wishes Zip: 55124 13. Name: Jason sewell on 2016-06-21 04:39:27 Comments: Zip: 55124 14. Name: Michael Higgins on 2016-06-21 04:42:33 Comments: Cobblestone Lake was always presented (sold) as a planned community. Lately it has become a dynamic plan with little regard to the original neighborhood design. Zip: 55124 15. Name: Victoria Daudelin on 2016-06-21 04:44:22 Comments: Zip: 55124 16. Name: Tara Estee on 2016-06-21 05:12:59 Comments: Zip: 55124 17. Name: Kathryn M Ott on 2016-06-21 05:34:54 Comments: Zip: 55124 18. Name: Kristin Croft on 2016-06-21 05:57:37 Comments: Zip: 55124 19. Name: Essah T on 2016-06-21 06:03:39 Comments: Zip: 55124 20. Name: Traci Breiland on 2016-06-21 10:33:08 Comments: Zip: 55124 21. Name: Colleen Hammill on 2016-06-21 10:40:11 Page 4 of 12 Comments: Zip: 55124 22. Name: Chad Wentzel on 2016-06-21 10:44:57 Comments: Zip: 23. Name: Cris Franchevich on 2016-06-21 11:05:54 Comments: Zip: 55214 24. Name: Kristina Confer on 2016-06-21 11:14:33 Comments: Zip: 55124 25. Name: Jon on 2016-06-21 11:18:36 Comments: Zip: 55124 26. Name: Anubhav Rastogi on 2016-06-21 11:21:12 Comments: I am unhappy with the proposal. Please listen to our concerns Zip: 55124 27. Name: Gayle Woodbury on 2016-06-21 11:30:15 Comments: Zip: 55124 28. Name: Bernadette Finken on 2016-06-21 11:32:51 Comments: Zip: 55124 29. Name: Steve swenson on 2016-06-21 11:37:02 Comments: Zip: 55124 30. Name: Eric Kamiel on 2016-06-21 11:48:57 Comments: Zip: 55124 31. Name: Susie Achman on 2016-06-21 11:59:54 Comments: Zip: 32. Name: Jennifer kamiel on 2016-06-21 12:02:46 Page 5 o/ 12 Comments: Zip: 55124 33. Name: Judy Keyes on 2016-06-21 12:06:22 Comments: Zip: 55124 34. Name: Suzanne Cartmill on 2016-06-21 12:08:51 Comments: Please don't block my view! Zip: 55124 35. Name: Suzy Frisch on 2016-06-21 12:08:59 Comments: A building this tall and dense belongs in downtown Apple Valley, not in an overwhelmingly residential area. It is way too large for this neighborhood and will destroy a natural amenity (Cobblestone Lake and park) that belongs to all city residents. Please reject the zoning change and this proposed project. Zip: 55124 36. Name: Kyle Finken on 2016-06-21 12:10:27 Comments: Zip: 55124 37. Name: Kathleen Hope on 2016-06-21 12:14:22 Comments: Zip: 55124 38. Name: Tia Wucher on 2016-06-21 12:16:00 Comments: Zip: 55124 39. Name: Rebecca Hansen on 2016-06-21 12:17:33 Comments: Zip: 55124 40. Name: Dyan Daniels on 2016-06-21 12:33:46 Comments: Zip: 55124 41. Name: Wendy Pedersen on 2016-06-21 12:35:38 Comments: Zip: 42. Name: Stephanie Candon on 2016-06-21 12:36:21 Comments: Page 6 of 12 Zip: 55124 43. Name: Caryn Riley on 2016-06-21 12:36:57 Comments: Zip: 55124 44. Name: Suzi Magill on 2016-06-21 12:37:27 Comments: Zip: 55124 45. Name: Jake Bland on 2016-06-21 12:38:35 Comments: Zip: 55124 46. Name: Tonya Johnson on 2016-06-21 12:38:55 Comments: Zip: 55124 47. Name: Cynthia Ann Davis on 2016-06-21 12:40:39 Comments: The proposed structure is much too large for the development. It should be no more than three stories or relocated to another part of Apple Valley. Zip: 55124 48. Name: Michael Bernstein on 2016-06-21 12:40:55 Comments: Zip: 55124 49. Name: Margo Godoi on 2016-06-21 13:12:49 Comments: Zip: 55124 50. Name: Minerva Gambayan on 2016-06-21 13:13:11 Comments: Zip: 55124 51. Name: Deborah Edwards on 2016-06-21 13:29:52 Comments: Zip: 55124 52. Name: Susan Coyne on 2016-06-21 13:48:56 Comments: I am in support of a senior housing option but not the huge scale plans currently proposed. Zip: 55124 Page 7 of 12 53. Name: Brian Estee on 2016-06-21 13:50:03 Comments: Zip: 55124 54. Name: casey sorensen on 2016-06-21 14:00:47 Comments: Zip: 55124 55. Name: Court Winjum on 2016-06-21 14:33:09 Comments: Simply not what was originally planned for this area and sold to the people of Cobblestone. If the project needs variances approved, it might be a very strong clue it isn't the right fit. Zip: 55124 56. Name: Penny Kastner on 2016-06-21 14:46:11 Comments: I'm not opposed to a senior living facility but this is far too big for our community! Zip: 55124 57. Name: Chris doman on 2016-06-21 14:56:07 Comments: I feel that the proposed size of this structure is inappropriate for the neighborhood. Zip: 55124 58. Name: Megan Lebens on 2016-06-21 15:04:49 Comments: Zip: 55124 59. Name: Annette Bocchi on 2016-06-21 15:11:43 Comments: My concern with the senior housing plan is that it's too big for our neighborhood. It will overpower the west end of the lake. I also share concerns about traffic. I understand the need for senior housing, but would prefer a smaller building. Zip: 60. Name: Lisa tonn on 2016-06-21 15:16:10 Comments: Zip: 61. Name: Tejal Wakle on 2016-06-21 15:48:51 Comments: Zip: 55124 62. Name: Mike Ott on 2016-06-21 16:04:20 Comments: Zip: 55124 Page 8 of 12 63. Name: Shariff Rasoul on 2016-06-21 16:08:39 Comments: Zip: 55124 64. Name: Thomas Hope on 2016-06-21 17:19:09 Comments: My wife Kathy and I are among the first group of residents of Cobblestone. The park at the west end of the lake and the large community pool, in the area recently terra formed for more houses to the north, are two of the amenities we have been looking forward to having completed. Since the pool will not be happening and the proposed land swap would remove the promised park, I am strongly opposed to any more changes to the original (from 14 years ago) land use plan. I believe it makes more sense to move the proposed Presbyterian home facility to the land that is near the existing three story senior housing which is to the south of the lake. I have no complaint about adding the senior housing but see no reason why it has to be the major focal point at the west end of the lake. Zip: 55124 65. Name: Jackie Seliger on 2016-06-21 18:03:12 Comments: I am concerned about building such a large building in a residential area. A Senior Housing complex with these types of amenities is much more of a business than residence and I'm concerned about all the additional traffic from vendors and employees. We love being surrounded by commercial buildings such as Target and Hy -Vee but don't want them in the residential area. There is plenty of commercial space for sale in close proximity, Why not use a more appropriate space that isn't in a residential area? Zip: 55124 66. Name: Casey Segner on 2016-06-21 18:07:43 Comments: we already have noise and traffic growing on Pilot Knob and Co Rd 46. Please do not add to the traffic volume by adding high density housing. Zip: 55124 67. Name: Christopher Keyes on 2016-06-21 19:06:27 Comments: Zip: 68. Name: Emery Winward on 2016-06-21 19:10:21 Comments: The proposed plan is not keeping with the overall look and feel of the Cobblestone Lake neighborhood. The majority of home owners here are not against senior living, but we are opposed to the size of the complex and the construction traffic in a neighborhood full of small children. Those of us who bought homes here did so because we love the curb appeal, lake views and character the neighborhood has to offer. This complex will certainly end up severely restricting those views, specifically our sunset lake view. We are also opposed to the developer moving a designated park space away from the lakefront. Especially when another swimming pool was promised in the original plans and is certainly needed now that the neighborhood has grown! Page 9 of 12 Zip: 55124 69. Name: Amy Purcell on 2016-06-21 21:12:05 Comments: Zip: 70. Name: Jennifer Block on 2016-06-21 21:33:43 Comments: Zip: 55124 71. Name: Scott Shie on 2016-06-21 22:09:57 Comments: Zip: 72. Name: Carol Kurila on 2016-06-21 22:32:03 Comments: Zip: 55124 73. Name: Jennifer Huddle on 2016-06-21 22:41:40 Comments: Zip: 74. Name: Brandon Cartmill on 2016-06-21 23:51:34 Comments: Zip: 55124 75. Name: Brittany Whitson on 2016-06-22 01:05:47 Comments: Zip: 55124 76. Name: Patrice Blaeser on 2016-06-22 02:14:24 Comments: The Presbyterian senior complex proposed for Cobblestone Lake is too large (it should be 2 stories only) destroys the neighborhood feel and eliminates the beautiful lake scape and planned park. The traffic and congestion is not keeping with the neighborhood. Most importantly it is not the best location for this project. I understand that it is not financially feasible if scaled down to much. As such it should be built where the size as proposed is not an issue. One such location would be near the existing senior apartments. Building there makes sense in that common resources such as senior friendly parking, parks, walking paths etc could be a shared expense. It also will keep the increased traffic from delivery trucks, ambulances etc to an area where such traffic already exists. Zip: 55124 77. Name: Stephen Kyllo on 2016-06-22 02:59:14 Comments: Page 10 of 12 Zip: 55124 78. Name: Liisa Labno on 2016-06-22 03:30:24 Comments: While I welcome additional senior housing to Cobblestone, I am extremely concerned about the massive size - both vertical and horizontal - of the proposed development. The proposed complex would sweep across the entire west end of the lake without a single open sightline through. Entering the neighborhood from 147th street, we would no longer see public park space and lake vistas (the community name is Cobblestone Lake) - it would deadend at a massive monolithic structure. The lake is so charming and open from every other vantage point, development on the west end of the lake should show equal thought and foresight. Zip: 55124 79. Name: Jessica Sahota on 2016-06-22 12:34:18 Comments: Zip: 80. Name: Jan Spear on 2016-06-22 14:11:57 Comments: Zip: 55124 81. Name: Beth Henjum on 2016-06-22 17:01:33 Comments: Zip: 55124 82. Name: Dave Labno on 2016-06-22 18:16:41 Comments: Senior housing is a great idea for CL. The problem is the size and scope of this project - it is out of step with the original intent and feel of the neighborhood including great lake views from all angles. I'm not a fan of additional national -builder single family houses either but it would be better than the current proposal. Regardless of $1 million grant the city could use, this is not a great solution as it stands. Zip: 55124 83. Name: Janet and Timothy Sanda on 2016-06-23 11:25:00 Comments: Zip: 55124 84. Name: Pam Judson on 2016-06-23 13:43:05 Comments: Zip: 55124 85. Name: Peggy Lovering on 2016-06-24 00:03:43 Comments: Zip: 55124 Page 11 of 12 86. Name: Ryan stegora on 2016-06-25 01:47:04 Comments: This complex is too massive for a primarily single family development. It should, at a minimum,meet the typical 35 ft max height limit that all buildings (including target) are limited to. This proposal does NOT align with the spirit of the neighbor hood and therefore should be changed! Even 1 urbanites like Minneapolis there would be more respect to the neighboring properties required, it is quite upsurd to think that a massive 4 story building of this scale should be constructed adjacent to single family homes. Zip: 55124 Page 12 of 12 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 11:27 AM To: Lovelace, Tom Subject: FW: Cobblestone Lake Plan From: Judy Dickerson [mailto:judvdic©gmail.com] Sent: Thursday, June 30, 2016 11:26 AM To: Murphy, Joan Subject: Cobblestone Lake Plan We have heard about the current plans for the Presbyterian HOmes & Services at Cobblestone Lake. We live in Cobblestone Lake and we are very much opposed to the plan. This is a small, quiet, residential neighborhood and the building of the PHS is too tall, too large and too close to the edge of the lake. It spoils the neighborhood. Please reconsider... Sincerely, Judy Dickerson and Sanford Bettcher 15641 Dunberry Way Apple Valley, MN 55124 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 30, 2016 10:30 AM To: Lovelace, Tom Subject: FW: Presbyterian Home Development at Cobblestone Lake Original Message From: Suzanne [mailto:nelsalert(a,grnail.com] Sent: Thursday, June 30, 2016 10:26 AM To: Murphy, Joan Subject: Presbyterian Home Development at Cobblestone Lake Presbyterian can and should do better on this design so it does not overwhelm our Cobblestone neighborhood and the Lake Park. Putting up the "Berlin Wall" at the end of a lovely park, detracts from the values in the neighborhood, is a disservice to Apple Valley park users and sends the message that Apple Valley is not interested in creating a beautiful city with green space. The solid building across the end of the lake and its five wings are a detriment to the neighborhood and City. This design can be so much better! The Planning Commission also needs to take a close look at Presbyterian's plans for handling traffic concerns. Truck traffic should not be entering on the residential side of the lake! Tom Lovelace said construction and truck traffic serving over 300 residences at Presbyterian will be allowed to use whatever street they wish. The residential streets should be posted so that trucks are not allowed to roar past homes filled with children. The truck docks should not be located just off the lake path and on the residential side of the neighborhood. Furthermore, the dock area is in sight and sound of the lake path and neighborhood. Residents and park users who apparently have already lost their lake front park will now be subject to visual and noise pollution. Again, Presbyterian can do better! Presbyterian needs to be required to put extensive planning and financial commitment into landscaping its waterfront acreage. They have a great responsibility to make up for the loss of green space and horizons that their massive design will cause in the neighborhood. They might consider at least putting in a central glass atrium that gives some illusion of set back from the lake front. Mature trees and attractive landscaping should be required. The current design also detracts from the walkability of the neighborhood as it will require pedestrians to detour completely around the huge building and wings. There should be a central "passage" path leading from the lake path to the commercial area containing Target. The Planning Commission also should be aware that Tradition told hundreds of homeowners that a large swimming pool and club house would be built on part of that land to serve the Cobblestone Lake neighborhood. At present some 700 homes are served by a pool smaller than many backyard pools. We understood that during the recession they could not do that. It seems reasonable that they now be asked to contribute to the recreational opportunities available to Cobblestone residents, who would greatly appreciate the City's help in this regard. It seems only fair and honorable given that Tradition is profiting handsomely from this development and a highly favorable swap of prime waterfront park land for the strip along Cobblestone Parkway. If a posting on the Cobblestone Lake Facebook page is to be believed, city officials, Presbyterian representatives and Tradition recently met with a resident of our neighborhood and declared that this r development is a done deal, prior to the hearing where the citizens get to voice their concerns. It is my fervent hope that this is not the case and that the concerns of residents will be heard and acted upon. Many of us would welcome Presbyterian to the neighborhood but expect that the City will require it and Tradition to address neighborhood needs and concerns. Suzanne Nelson 15925 Elmwood Way Sent from my iPad Presbyterian has been given 2 June 28, 2016 To the Apple Valley Planning Commission, We want to add our voices to the resounding opposition to the proposed PHS senior facility. Building this structure on the west side of Cobblestone Lake drastically alters the original plans for this parcel of land — plans that have been repeatedly promised to residents who bought homes in the neighborhood and were approved by the city. Seniors would make for wonderful neighbors, and we do not object to having such a building in Cobblestone Lake. However, the multiple parcels of land selected for this large high-density facility just aren't appropriate for this use. Please consider other options instead of this proposal, which permanently ruins a beautiful lakefront property with a massive structure. As originally designed by Tradition Development, the west side of Cobblestone Lake was to house two commercial buildings situated on each side of a large, centrally sited park. The park was designed to be the gateway to green space surrounding the lake. Apple Valley Parks had many plans for this land, including a pavilion, picnic area, restrooms, and more. These plans are no longer possible if the Planning Commission approves the PHS facility here. Instead, an enormous fortress would take over one entire side of the lake. In exchange for losing this valuable parkland, which was to benefit all residents of Apple Valley, PHS offers the city a small strip of green space. However, its odd shape and significantly smaller footprint mean eliminating Apple Valley's plans to make this a jewel of its park system. It is very shortsighted to give away an extremely valuable piece of parkland to the highest bidder, instead of leaving it open to every Apple Valley resident. And instead of the park approved in the master plan, Cobblestone Lake residents would be treated to a colossal complex. As designed, the structure has three wings — and two more planned — each with four stories. This creates an extremely high-density building for a residential neighborhood. It would tower over all of the surrounding buildings, including numerous single-family homes, townhouses, and businesses. The PHS structure is out of place compared to all other buildings in this part of Apple Valley. A facility of this height and size would be much better suited for downtown Apple Valley — or St. Paul or Minneapolis, for that matter. Whatever is put on this parcel of land should not dominate and denigrate the existing neighborhood. It should blend in — and enhance — its surroundings. Furthermore, the addition of hundreds of residents, employees, and many visitors will bring an enormous amount of daily traffic to this residential area. There also will be a multitude of supply, delivery, and garbage trucks that will arrive at all hours. One -lane Cobblestone Lake Parkway and this residential area were not designed to accommodate all of this additional traffic. It is unfair and unneighborly to wipe out the investments that hundreds of families have made in their homes for the benefit of a few. The original master plan and homeowners' investments have turned Cobblestone Lake into a highly desirable neighborhood. The proposed facility would instead be an eyesore. This zoning change, land swap, and proposed facility are a classic bait and switch committed upon current residents. And it's not just Cobblestone Lake residents who lose out. The entire city of Apple Valley loses when you give away beautiful, valuable park space to the highest bidder in exchange for an inferior strip of land and a huge, high-density complex. Please reject the proposed PHS zoning changes that allow for such a massive, high-density building to be built in a residential area. Thank you. Suzy Frisch & Steve Swenson Cobblestone Lake residents Lovelace, Tom From: Murphy, Joan Sent: Tuesday, June 28, 2016 8:00 AM To: Lovelace, Tom Subject: FW: Cobblestone Lake From: Cathy White [mailto:cswhite624©gmail.com] Sent: Monday, June 27, 2016 10:10 PM To: Murphy, Joan Subject: Cobblestone Lake I am writing as a concerned resident of Cobblestone Lake regarding the possibility of the development of property for the Presbyterian Homes and Services. I am very concerned as to what this will do to our community; i.e. the height of the facility, the impact on the fact that this is a residential area, not a commercial area. The area was sited for single family residences, not a facility for assisted living, etc. Having a facility of this nature in the area cited for single family residences that will be close to a park, lake and trails would be unsafe, due to the nature of the type of facility and the traffic, sirens emergency vehicles, etc, as this could be harmful to children playing in the park, walking on the trails, etc. This would also be detrimental to the patients if they left the facility and were unstable and walked into the lake or harmed children playing on the playground. Please re -consider this proposal and deny the Presbyterian Homes & Services building in our residential area. Thank you, Dan and Cathy White Dunberry Way (Cobblestone Lake North Shore) Apple Valley, MN 55124 i Lovelace, Tom From: Murphy, Joan Sent: Monday, June 27, 2016 12:27 PM To: Lovelace, Tom Subject: FW: Presbyterian Homes Project From: Chris Burns [mailto:cjburns62C6yahoo.comj Sent: Monday, June 27, 2016 12:16 PM To: Murphy, Joan Subject: Presbyterian Homes Project To the Apple Valley Planning Commission: I support the need for more senior housing in Apple Valley, and am not opposed to higher density development in Cobblestone Lake, but I am extremely concerned about the current proposal by Presbyterian Homes and Services (PHS) for the parcel on the western edge of the lake. The PHS project in its current configuration will have a detrimental effect on traffic, safety, the aesthetics and enjoyment of public parkland and trails all around Cobblestone Lake. At four stories, this project is too tall for a parcel directly on the lake and would be out of character with the rest of the neighborhood. Fully developed with all the housing components PHS envisions eventually building, this would be a very intensive development crammed into a relatively small space, with high impacts to neighbors and visitors. I live in the far east side of the development, off the lake, but I'm very concerned about the traffic, noise and safety issues this project would generate for our neighbors living in the blocks immediately surrounding this project. Obviously, any development is going to generate traffic, but the amount and type of housing and services that PHS envisions will result in additional traffic by staff, vendors, and support and emergency services than other types of high density housing — even other types of senior housing. As I look at the site plans, I'm worried about all the parking lots that are shown and the visual impact they will have to a key entry point to the neighborhood and the lake. The City of Apple Valley has made significant investments in public parkland, trails and facilities within the Cobblestone Lake Development. These public spaces are used extensively, not just by people who live in the development, but by many others in immediate neighborhoods, and from across the city, who come here to bike, walk, jog, fish and canoe. The city needs to make sure that it protects the investments it has made and ensure this last, highly visible parcel on the lake is not developed in a way that jeopardizes the enjoyment of all city residents who use these public spaces. It also needs to guide the development to avoid negative traffic, safety and property value impacts, and is not out of step with the architectural aesthetics of the neighborhood. I urge you to table a decision on the PHS project at your July 6 meeting until additional study can be done to determine the traffic, safety and noise impacts, and drawings are developed to show the visual impact of the structures from the lake. There is no reason a project of this scope should be rushed without addressing the legitimate concerns of neighbors and park users. i Thank you Chris Burns 15752 Diamond Way, Apple Valley, MN 55124 2 Lovelace, Tom From: Murphy, Joan Sent: Thursday, June 23, 2016 8:17 AM To: Lovelace, Tom Subject: FW: Cobblestone Lake - Concerns From: Deborah Edwards[mailto:deborandiamond@hotmail.com] Sent: Wednesday, June 22, 2016 8:02 PM To: Murphy, Joan Subject: Cobblestone Lake - Concerns Apple Valley Planning Commission: I have several concerns regarding the proposal to build a senior living center in Cobblestone Lakes. First, I am not opposed to having the center in Cobblestone, but I am OPPOSED to the proposed location. From what I understand, in order for this complex to happen, Presbyterian and Traditions have petitioned that the land between the 157th St. Entrance Circle and the west end of the lake -- which was previously designated in the Master Plan as Park Land -- be traded for a strip running along Cobblestone Parkway. The Parks board, with dissent, has agreed to trade the parkland at the gateway entrance to Cobblestone for the strip of equal size starting roughly behind Orange Theory (this part would be a parking lot) and ending behind the Robert Thomas cottage homes on the north shore. This 1.7 acre strip would have a proposed picnic shelter and bathrooms for visitors coming to the park. I question whether trading away prime waterfront property for a strip along Cobblestone Parkway is a good deal for citizens and in the best interests of our neighborhood and City Park system. Second, I am concerned about not having ample time to review the proposed traffic study that will be done. Third, if the project were to be approved, I am VERY concerned about the truck traffic in a residential area. This high density project concerns me as I don't feel it belongs on prime waterfront land, that was designated as park space, in a residential area. Finally, the focal point in Cobblestone has always been the lake and green space. If allowed, this four story complex will take away the sunset views, along with the green space. It would take many years for any landscaping to form to serve as a visual barrier...and I'm not sure there is enough landscaping to allow such a huge building to "blend" in with the surroundings. Please take a moment to consider my e-mail and the points I am making. Far too often, I feel the voices of the citizens are not heard. I truly hope this isn't the case with Apple Valley. 1 Sincerely, Deborah Diamond Edwards 15888 Dutton Lane 2 Lovelace, Tom From: Murphy, Joan Sent: Wednesday, June 22, 2016 8:23 AM To: Lovelace, Tom Subject: FW: Cobblestone Lake Neighbors Against High Density West Lake Plan From: Scott Shie [mailto:scott.shie(ahotmail.com] Sent: Tuesday, June 21, 2016 5:26 PM To: Murphy, Joan Subject: Cobblestone Lake Neighbors Against High Density West Lake Plan To whom it may concern, I am a resident of the Cobblestone Lake neighborhood and am writing to express my concern with the proposed plan to build a Senior Living development in our community. I am not opposed to the concept of a senior living facility somewhere in the neighborhood, but I feel that the size and placement of the currently proposed Presbyterian facility is not in the best interest of the residents of the community. To borrow from the community website: "Cobblestone Lake is an enclave of neighborhoods drawn together by streetscapes of architectural harmony, a centerpiece lake with miles of shoreline surrounded by a unique park & trail system..." and "The "Traditional" architecture of Cobblestone Lake accentuates classic styles emphasizing streetscapes and front porch amenities etc. The area is highlighted by a centerpiece 36 -acre lake, miles of recreation trails and sidewalks, as well as public and private parkland, and open green -space for every ones enjoyment." Please review the petition and comments provided at the URL below. http://www.ipetitions.com/petition/cobblestone-lake-neighbors-against-high-density Thank You, Scott Shie 1 Lovelace, Tom From: Murphy, Joan Sent: Wednesday, June 22, 2016 1:34 PM To: Lovelace, Tom Subject: FW: Presbyterian Homes facility at Cobblestone Lake From: Tom Hope [mailto:thope@thcom.com] Sent: Wednesday, June 22, 2016 1:32 PM To: Murphy, Joan Cc: 'Kathleen V. Hope' Subject: Presbyterian Homes facility at Cobblestone Lake Sir or Madam, My wife Kathy and I are among the original home owners in the Cobblestone Lake development. During the 12 plus years that we have lived here, we have seen a number of modifications to the original land use plan that have, for the most part, followed our understanding of the original layout. There have been two changes to the amenities, as originally proposed, that have been very disappointing. The first was the change from the 'small town' main street look of the main entrance off of Pilot Know to a large parking lot strip mall. The second is the elimination of the 'large' swimming pool that was to be located in the area near the Wells Fargo bank and Robert Thomas cottage homes. Both of these features were things that influenced our decision to build a home and live here. The loss of these amenities has changed both the look and feel of the development. Allowing Presbyterian Homes to occupy, and for all practical purposes dominate, the entire west end of the lake will remove another of the features that make the Cobblestone Lake area one of the most unique and appealing locations in Apple Valley. We are not opposed to Presbyterian Homes building a facility at Cobblestone Lake. We understand the need for senior housing and believe that the facility would be an excellent addition to the Cobblestone Lake community. Having said that, I see no reason why it has to be built at the proposed location. It would fit just as well in the area to the south of Cobblestone Parkway (southeast of the existing senior housing) thus leaving the existing area at the west end of the lake for the development of a park that all of the residents of Cobblestone, as well as the other residents of Apple Valley, would be able to enjoy. Placing the facility at the suggested location will allow the park to be created in the area originally designated in the land use plan as shown to us when we built our home. The completed complex will have 337 residential units. This will cause increased congestion in an area that is already the busiest area of the development and a potentially unsafe increase amount of traffic on Cobblestone Parkway and Elmhurst. Placing the facility in the area suggested above would greatly reduce the increased car and truck traffic in the main entrance area. Creating an entrance to the location suggested above from Elmhurst will result in additional safety, for the families (especially the children) that live in the homes to the east of the suggested location, be reducing the distance the cars and trucks would need to travel on Elmhurst and would mitigate the need for the delivery and service vehicles to use Cobblestone Parkway. Respectfully, Tom Hope Lovelace, Tom From: Murphy, Joan Sent: Wednesday, June 22, 2016 8:24 AM To: Lovelace, Tom Subject: FW: Opposition to Cobblestone Lake Development size/scope Original Message From: Kristina.Confer [mailto:Kristina.Confer(ef;target.com] Sent: Wednesday, June 22, 2016 5:27 AM To: Murphy, Joan Subject: Opposition to Cobblestone Lake Development size/scope Hello! We'd like to share our opposition to the planned development on Cobblestone Lake. We are not opposed to Presbyterian Homes as a neighbor, but rather the size. I love the sunsets and views of my lake and the feel of this very special neighborhood -- it's why we built a townhouse here in 2005 and then moved to a single family home in 2010 as our family grew. I, along with many of my neighbors, are simply asking you to please insist they modify their plans to fit better into the surrounding neighborhood and preserve the original location of the "gateway park" and prevent the height of the structure from towering over the surrounding homes. Not doing so would be a shame and a real loss for the neighborhood. Thank you for your consideration. Kristina and Robert Confer Sent from my iPhone 1 Lovelace, Tom From: Murphy, Joan Sent: Wednesday, June 22, 2016 8:23 AM To: Lovelace, Tom Subject: FW: Presbyterian Home Proposal for Cobblestone Lake- Traffic Concerns From: Mark Nelson [mailto:mdn605©aol.com] Sent: Tuesday, June 21, 2016 5:36 PM To: Murphy, Joan Cc: Sedonasuzv©aol.com Subject: Presbyterian Home Proposal for Cobblestone Lake- Traffic Concerns To Planning Commission Members, I attended the June 15 meeting and was pleased the developer no longer is seeking approval for a five story structure. In addition, new architectural features may reduce the visual scale of the project. However, movement of the gateway park is still troubling. I am also concerned about the absence of a detailed traffic study. This large new facility is adjacent to a residential neighborhood. It would be expected to generate significant traffic by staff, residents, commercial providers and visitors, as well as emergency vehicles. Truck traffic for trash removal and supplies would be significant. At a minimum, such traffic should be required to use 157th Street off of Pilot Knob and not Elmhurst, which is a residential street off of County 46. As a result of these issues, I feel an independent traffic study needs to be completed prior to approval. Mark Nelson 1 Lovelace, Tom From: Murphy, Joan Sent: Monday, June 20, 2016 8:50 AM To: Lovelace, Tom Subject: RW: Requesting your response Original Message From: Jan Cotroneo[mailto:cotroneojanne(cr�,gmai1.com] Sent: Sunday, June 19, 2016 9:55 AM To: Murphy, Joan Subject: Requesting your response As a business professional and a resident of Cobblestone community, I have worked as a leader in large and global businesses, I request that you all make decisions based on facts I am requesting that independent impact studies be completed and published to the residents of the Cobblestone Community. Ensure all of us understand the impacts to our community. The residents have made an investment into this community and have paid our real estate purchase price and property taxes based on the developer marketing a planned residential lake community - Cobblestonelake.com. Your decisions can not be made by the developer or Presbyterian Homes (PHS) saying they don't think or it might; decisions of this magnitude require facts. The PHS plan does not scale and fit with the community design for the residential lake community per Cobblestonelake.com. If this goes through, how will it impact many home owners' valuations and property taxes? Will there be assessments? If you do not have the facts to answer, do not make a decision without requiring studies. The PHS and developer are the businesses that are pushing based on their future profits. Require them to pay for independent studies for the community including: impact study for how this massive structure impacts the residents' home values, property taxes, city assessments, and light impact on the community for all families who live here. I would also like to highlight city exemptions being noted and request answers to these items: Exemptions Required: - The project exceeds the maximum density of 24 units per acre (27). - It contains fewer assisted living units as a percentage of total units by 4%. - It contains twice the allowable percentage of assisted living units to total units. - It does not meet the city's requirement for percentage of building materials that are non-combustible, non- degradable Decisions like this require due diligence. Require studies, review and share findings. 1 Lovelace, Tom From: Murphy, Joan Sent: Monday, June 20, 2016 8:54 AM To: Lovelace, Tom Subject: FW: Cobblestone Lake Senior Housing Development Concerns Attachments: Sunset & Building Size Perspective jpg; Sunset View Perspective) jpg; Developers Presentation - Screenshotjpg From: Hena .g [mailto:hgov002©gmail.com] Sent: Sunday, June 19, 2016 2:12 PM To: Murphy, Joan Subject: Fwd: Cobblestone Lake Senior Housing Development Concerns Dear Planning Commission, I am a current homeowner in the Cobblestone Lakes at 15949 Elmwood Way. I previously sent in my concerns in writing by email on June 13, 2016. I have been following the senior housing project development and saw the June 15 Planning commission meeting video. I would like to first of all thank the planning commission in diligently working through the decision of the development project and also taking into consideration the comments and concerns of the residents and public for the developments at cobblestone lakes I understand since the previous meeting, the planner has now proposed a 4 story, 193 unit building with future expansions. While I welcome senior housing to Apple Valley, I am strongly opposing this development because of its location and size to cobblestone lake: 1) In no way this behemoth flts in with rest of the building structures including residential housing in the community today. It will ruin the look and beauty of the lake area. It is as if one is placing a behemoth hospital or downtown commercial building in view of the lake area/ lake shore line. 2) The current renderings do not give a full picture of the size the building will be in height, width, and depth. Particularly page 132 of the submission packet, it makes a misleading comparison to the Apple Valley water tower. For one it is completely disregarding the fact the tower is located almost a mile away. Whereas the care facility is less than 200 feet from the lake. Furthermore, even at this distance the tower is quite a big structure that can be see from the lake area including residential houses (See attached picture "Sunset & Building Size Perspective") Now when you consider the care facility which is only 200 feet away and being big in height even at 4 stories but also width! This does not even take into consideration the future expansion. In the recent change, they have proposed adding more units in the east and west wings (additional 25 feet) which means that now this structure is more closer to the lake! Particularly for the houses that are in close proximity to this location this impacts the view, but also our land value. Further, this also ruins the views and enjoyment of park users. 3) The plan also proposes moving the park area away from the center location. Now the parks, lake, trail, current housing structures and look and feel of the community is what made us residents choose to live here. It also encourages other visitors from surrounding areas to come and enjoy the lake, trails etc. By having this behemoth in the center location which is one big building not only will it block any sight of the lake from the entrance of the building, but it also hides the location of their proposed park area. If visitors do not even know a lake or park exits who all will go to use it? Now having a park area in the center of the lake is not only a nice picnic area but also the visitors get to enjoy the lake views and scenery. 4) Parking - I also have concerns that a building of this size will bring with it traffic and this means more parking. I strongly believe, outsiders/shoppers, visitors will start using the residential areas for parking. This is a headache/problem that many of us do not wish encourage nor deal with. This would disturb the residential housing privacy and peace. 5) It must also be considered that there have been so many changes and that the project keeps requesting for development ordinance change requirements to bring the project into conformance. I urge the commission to think of the bigger picture as well outside this project. To continue to request ordinance changes also will impact other surrounding neighborhoods and communities in apple valley. These ordinance and requirements were put there in the first place for a reason and it MUST be adhered to instead of changed because of 1 project. 6) My previous comments do still stand with the proposed changes. Even at 4 stories, 59.4 feet this will be the tallest structure in the lake area. The other factor is the location is already on a higher elevation. Due to this, the care facility will seem even taller than other structures in the lake area and will look completely out of place. 7) Impact on property values - Having a gigantic structure at the focal point of the lake is a profitable investment for the developer as they would be charging top $$ for each unit. But since views and look and feel of the community is impacted, this will ultimately impact the property values of current residents. This structure would hardly be aesthetically pleasing to look out at everyday, let alone the increase in traffic that it brings with it. 8) Impacted Views - Most concerning of all. The building's height will block any and all sunset view for the residents located on left and right side of the lake. Due to the location of the houses, most residential units do not get a sunrise view, but this is currently offsetted by sunset view. We have paid premium pricing for the lot and view. Please see attached screenshots: The water tower already looks gigantic. It must be considered that the structure is taller than this tower and will be much closer to the lake so it will be quite BIG. See Sunset View Perspectives; Sunset & Building Size Perspective (all views will be blocked!). 9) Delivery Vehicles - There is a lot of growing and young families residing in the community which means there is a good size population of children. We must consider how their safety is impacted when heavy duty vehicles and delivery trucks are going in and out. 10) Light, excessive noise and activity should be directed away from residential properties. The proposed project is a senior housing with a memory care and nursing facility. It is only natural to assume there is a greater likelihood of increase of 911 calls/ambulances to the location. It must be considered that noise and lights from these vehicles will directly affect the residential housing and park residents. 2 11) 300 plus units means 300 plus residents. How does this impact the environmental features of the lake and small community? Also, it must be looked into more detail regarding the allowed maximum density of units per acre. I doubt with the future extension the care facility meets the allowed density. 12) Mixture of structures - it is understandable the city is trying to encourage different structures to single family home. So why not a strong consideration for a recreational facility for the community or a twin home / duplex / townhouse? Wouldn't this be more in alignment with the other structures in this community? This is not in anyway biased from having senior housing in the neighborhood, because there are already ramblers on one end of the lake catering towards seniors. But, if the proposed structure were to be much smaller in height and number of units, i.e., 2-3 storeys it would be more reasonable. It is the height and amount of space/units that this structure will have and future extensions that is concerning. 13) Availability of lots - I strongly urge the commission to consider other lots. There are currently a number of lots available quite close to cobblestone community/lake area in Apple Valley. If the goal is to have senior housing structure of this scale and size why is there no consideration for other lots which do not impact views let alone the whole community's look and feel. 14) Had we known this facility was coming when we bought our house in 2015, we would have strongly considered a different area. For what its worth a number of current residents including us, are strongly considering relocating should this facility go forward in this area. Once again, thank you for taking the time to read our concerns. As you know already many of these are also shared with other residents in the area. I urge the commission to take this into consideration. Feel free to message me if you have any questions. Thank you, Hena Resident at Cobblestone Lake Forwarded message From: Hena .g <hgov002(aiTgmail.com> Date: Mon, Jun 13, 2016 at 4:52 PM Subject: Cobblestone Lake Senior Housing Development Concerns To: commdev a ci.apple-valley.mn.us 3 Lovelace, Tom From: Murphy, Joan Sent: Monday, June 20, 2016 1:59 PM To: Lovelace, Tom Subject: FW: Cobblestone Lake Proposal From: jennifer block[mailto:block.jennifer(hgmail.com] Sent: Monday, June 20, 2016 12:04 PM To: Murphy, Joan Subject: Cobblestone Lake Proposal Good afternoon: I am an 11 year resident of Cobblestone Lake and am writing to voice my concern about the scope of the proposed senior living project. While I think most of us support the concept, the placement and scale of this project are problematic. This, by the way, coming from someone who didn't oppose the idea of Target, back in the day. The problem with the current project is that we end up with a behemoth right on the lake. The lake that my kids and I bike around, the lake that I run around, and the lake that we go down to for sunsets and fishing. The lake is the heart of the neighborhood, and this plan calls for a massive structure completely out of proportion to the rest of the neighborhood at arguably it's most prominent point. No one in this neighborhood wants a giant building right on our little lakelet. We have all invested significantly in this neighborhood and in our community, and frankly I feel we deserve a little consideration on this one. I am unable to attend the July 6th meeting as I will be out of town, but look forward to hopefully a revised and more reasonable proposal which I can support. Thank you for your time, Jennifer Block MD 1 Lovelace, Tom From: Murphy, Joan Sent: Friday, June 17, 2016 1:12 PM To: Lovelace, Tom Subject: FW: Presbyterian Home Proposal From: Nick Meyers [mailto:mailmeversegmail.com] Sent: Friday, June 17, 2016 12:56 PM To: Murphy, Joan Subject: Presbyterian Home Proposal Dear Planning Commission Members, I am writing to inform the commission that my wife and I are in favor of the proposed PHS Cobblestone Lake Senior Housing Development. We feel the modifications shown at the June 15th meeting will help to decrease the massing with different roof lines and decreasing the overall height slightly. We know there is a very vocal group opposed to this project, but I wanted to let everyone know that not everyone in Cobblestone Lake feels the same way. There are some of us who moved to Cobblestone Lake because of the planned higher densities and mixed uses for the western side of Cobblestone Lake. We hope that a compromise and understanding can be reached because we feel that this building as proposed with the recent modifications will fit with the character and vision that was set more than 10 years ago for Cobblestone Lake. We have only heard great things about Presbyterian Homes and look forward to a well-run care facility in our neighborhood. Sincerely, Nick and Susan Meyers 15896 Elmhurst Lane Apple Valley, MN 55124 1 TRCCADJITIION erefoiit/'LEsc/ Cobblestone Lake — Proposed Commercial Usage Q&A Since the proposal of the senior housing project in Cobblestone Lake six weeks ago, we have received a number of questions and concerns regarding the development of the Presbyterian Homes senior living facility in Cobblestone Lake. We have taken the most common statements and provided answers/facts to help alleviate these concerns. 1) We are losing the big park & play area we were promised. The park will still be developed with the same acreage as it was always intended to be, the park location was just shifted. We are also incorporating an additional $320,000 to be spent on amenities to enhance the Cobblestone community this additional funding is provided via grant by the Met Council and $100,000 of additional funding by Pres Homes. 2) There will be increased traffic. You are correct, however, the infrastructure studies that have been done studied traffic up to 3,000 housing units. Cobblestone won't reach %: of that in full build out. Furthermore, the proposed use of this land will generate the least amount of traffic than any other commercial uses for the property. 3) Concerns about the upkeep of the building. PHS takes great pride in their properties and maintain them accordingly. At a minimum PHS will be required to meet the City standards of building maintenance and upkeep as would all home owners in Apple Valley. Our best evidence of this would be to visit our properties. 4) The big building is going to be right on the lake. Since day 1 of the Cobblestone Lake development, this piece of land has been planned for high density use and zoned for commercial use. The location of the building on the land will leave plenty of space between the lake and the structure to allow for additional walking paths and green space. 5) There won't be any landscaping to separate the park from the senior living complex. Presbyterian Homes has committed to putting in large shaded trees to give separation between the two spaces. A TRADITION COMPANY de(ye*-3/4-ems.- ° >xoa�sa5.e/i/t%e °-euG/y, `.yaC¢ ° ca % 8a.. je.° .>/o.rrrey 6800 France Avenue South, Suite 178, Edina, Minnesota 55435 • Phone: 952.9920.551100 • Fax: 952.920.8900 • Toll Free: 888.920.0031 6) The building is too big/tall. The building will be a 4 -story, 59' tall structure. Current zoning allows for a 4 -story, 70' tall building to be built on the land. At 59' tall, the PHS facility will be only 6' taller than the existing senior living facility that is across the street. The building complies with all standing city requirements for the zoning of the property. 7) The facility will block our views. As mentioned before, this property is zoned to have buildings up to 70'. The PHS facility will be only 59' in an attempt to have enough space but also being cognizant of height. 8) The developers are constantly changing what is to be built on this property. The developers have always planned for high density product on this property. This has been a carefully planned community since day 1. As market conditions change, so does the plans for this piece of land. Back in 2008, a proposal for a 4 -story senior living facility was approved by the city for this same piece of land. 9) The PHS facility will exceed the maximum 24 units/acres. The current zoning allows for up to 32 units per acre as part of the PUD zoning for Cobblestone Lake. 10) The architecture of the building is not consistent with the look and feel of the community. The architecture has been approved by Tradition Companies and will not negatively impact the consistency and design of the community. The building will be aligned with the look and feel of the community and will add diversity to the structures throughout the development. 11) An impact study should be done before approving the facility. A study was completed at the beginning of Cobblestone Lake development and updated again in 2008. This study addresses up to 3,000 residential dwelling units and 300,000 sq. ft. of commercial property. In the end, we will end up with less than 1,500 units in the development. Traffic and infrastructure was a large part of the study - streets and utilities were ail set up for the commercial use of this property. 1.2) There is not enough parking and visitors will start using residential streets for parking The facility will have underground parking as well as a large parking lot that will have space for the employees, doctors, and visitors of the PHS facility as well as a number of on street parking spaces that were built when Cobblestone Lake Parkway was constructed. COBBLESTONE LAKE COMMUNITY PHS PROPOSAL (numbered comments) Received 6/21 /16 Staff comment to each item in bold, below 1. Inaccurate representation of 'the look' of the project. Nothing was shown in relation to our existing homes. The view from 'the pad' on the West end of the Lake was misrepresentative of the scope, both width and height. Staff Comment: Clarifying the elevations and a 3-D computer simulation will assist better visualization and is planned for the presentation at the July 6 Planning Commission meeting. 2. Height comparisons were to the water tower, Cobblestone Square and Target. None of those are ON the Lake. No comparison to our homes, which would be adjoining the building. Staff Comment: The PHS height meets ordinance requirements. Higher density housing is the approved land use and approved type of development for this location since 2010. 3. We would like to see an architectural model of the project, to include the homes around the Lake. Staff Comment: A computer generated architectural modeling is planned for the July 6 Planning Commission meeting. 4. Would PHS be a part of the Cobblestone Master Association, in terms of the dues we all pay? Staff Comment: PHS will be paying dues to the Cobblestone Master Association. 5. No one was objecting to a two -building, three-story project with the park in between. Staff Comment: The proposal is for one building on one lot with roof lines that display two distinct building components of independent and assisted living. An additional wing of independent living (4 story) and holistic nursing care (2 story) is a phase 2 project for 3 to 5 years out. 6. There is adequate and appropriate space in the remaining Cobblestone section on 160th. The building would be wholly appropriate there, and because of the elevation of that area and the height of the structure, the residents would still view Cobblestone Lake. Staff Comment: The application has been submitted for and must be acted on at the location identified. The resident view of Cobblestone Lake is unchanged by the proposal. 7. We have Ecumen in Apple Valley already. That structure is massive, and consists of only 151 units - far less that the proposed PHS. Staff Comment: The Ecumen's "Seasons" senior development is 134 units on 2 1/2 acres (54 units/acre) and was recognized as the best senior housing development in the Twin Cities in 2010. PHS proposal is 195 units on 12 acres (16 units/acre) and by design moves the building closer to Cobblestone Lake Parkway and away from Cobblestone Lake. 8. Many felt like this was being 'railroaded' through at the City Council Meeting, when we are voicing our concerns over the impact this will have on our lives in Cobblestone. It has been suggested that an impact study be done. It cannot be stressed enough that we 'bought into' the concept of Cobblestone as presented by Tradition. The homes adjoining the current parkland on the West End of the Lake have all been completed over the last two years. This structure would literally be towering over their new homes. Staff Comment: The application for the PHS development proposal is being reviewed by the Planning Commission, was received March 18 and by state statute, the City must complete its review in 120 days or the project is approved as submitted. Staff is being diligent, and reporting ongoing contacts from the neighborhood and the input has influenced the design and PHS has been very responsive. PHS, in a letter of April 4, conducted a neighborhood meeting on April 19 for all Association members. 9. Does the City of Apple Valley and its officers represent and respond to the residents of its City? Staff Comment: The review process calls for a single public hearing. Residents have continued to offer input and feedback. All submitted comments continue to be received, accepted, shared and considered by the Planning Commission and the applicant. 10. How much is this being driven by the Grant? Staff Comment: A grant was received from the Metropolitan Council to be contributed to west -end park improvements and the purchase of the site to provide a continuum of care housing option at Cobblestone. While the grant is supportive to that objective, it is not "driving" or required for the project to proceed. 11. Some residents are discussing filing an injunction against this project as proposed. Staff Comment: The process has been open with full disclosure, responsive to public comments, yields an improved project due to the responsiveness of the applicant, is located in an area that allows for higher density housing and in a neighborhood that will be less dense than originally planned. 12. This same issue is currently at -hand in both Edina and Excelsior, with coverage in the StarTribune. Both of those projects are smaller than PHS, and those communities have no Senior Housing facility. Apple Valley does. Staff Comment: Edina (population, 50,261) has one of the largest concentrations of seniors and senior housing in the Twin Cities. The Edina project is 139 units on 6.27 acres (22 units/acre). 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MN CISOPOSED MADDING S EXISTING HOMES DISTANCE MOM WATER ,`" Stantec --7-.----:.<0-r,‹ ,-_-_,--- -.S-n---,, .- - -tra • a _. , s ,v,r,_ _ _re.: -.Les,W- .-... - --'-rs.,--.-:.%•-t-',;.,.. ,.- -, .< --._ - - _ -s-:. ce _ ,:.....;:,-- . -0 :-=',,a,-,:,,,_::-..,,, -.... -; -ct-- c". ,sar' e - - - - - ...,- -,, -. - rn ,rnitate- // �We, arra COBBLESTONE PARK CONCEPT Z 1/40 � o s > co N N av as a -, City of y Apple ITEM: PLANNING COMMISSION MEETING DATE: SECTION: s� July 6, 2016 Land Use Action 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 1. Recommend Approval of a Comprehensive Plan Amendment from "MD" (Medium Density Residential at 6 to 12 units/acre) to "HD" (High Density residential at 12+ units/acre). 2. Recommend Approval of a Rezoning from "M -7C" (Multiple family residential, 12 to 20 units/acre) to "PD" (Planned Development), conditioned upon the following: a. Approval of the rezoning is subject to approval of the Comprehensive Plan Amendment, a rezoning to Planned Development and execution of a Planned Development Agreement. b. Park dedication shall be a cash -in -lieu of land dedication based upon the number of new apartment units added to the site. c. The applicant shall renovate and update the exterior of the three existing apartment buildings to include painting the trim, fascia, and deck railings to match the color of the new apartment building; wash and repair the brick siding; and replace the roofs; the update shall be completed within 180 days of the effective date for the rezoning. d. A final plat shall be approved and recorded with the Dakota County Recorder in accordance with the requirements of the City Subdivision Code (Chapter 153) prior to issuance of the building permit. e. Drainage and utility easements shall be dedicated on final plat for all public service lines in accordance with the City Engineer's memo of June 10, 2016. f. An Infiltration Structure Construction and Maintenance shall be executed in connection with the Development Agreement. g. An access restriction easement shall be dedicated at the time of execution of the 1 development agreement that limits the number of driveways on Whitney Drive to two 3. Recommend approval of the Site Plan Review/Building Permit Authorization for construction of a new 28 -unit apartment building, in compliance with all City Codes subject to approval of the comprehensive plan amendment, rezoning, execution of a planned development agreement, and the following conditions: a. A staging plan shall be submitted at the time of application of the building permit that indicates where the material storage, contractor parking, and existing resident circulation within the site will occur during the construction project. The Staging Plan is subject to review and approval by the City Engineer. b. The owner shall submit a nursery bid list at the time of application of the building permit that confirms the value of the landscape plantings meet or exceed 2-1/2% of the value of construction of the building based on Means Construction Data. c. The landscape plan shall be revised by replacing the black hills spruce along the west property line with coniferous plantings that provide full screening between the apartment site and the residential properties to the west but will not interfere with overhead power wires. The landscape plan is subject to review and approval by the City's Natural Resources Coordinator at time of application of the building permit. d. Construction activities, including site work, tree removal and construction, shall be limited to the hours of 7:00 a.m. to 7:00 p.m. Monday through Friday and 8:00 a.m. to 5:30 p.m. on Saturdays. e. The lighting plan shall be revised to provide adequate light levels along the sidewalk on the south side of the site without exceeding 0.5 foot candles at the south property line. The lighting plan is subject to review and approval by the Planner. f. The exterior of the existing three apartment buildings shall be renovated to match the appearance of the new apartment building, including, at a minimum, painting the trim, fascia, and deck railings to match the color of the new apartment building; wash and repair of the brick siding; and replacement of the roofs. The update of the existing buildings shall be completed prior to issuance of the certificate of occupancy for the new apartment building. g. Pedestrian ways shall be painted in the parking lot to provide clearly delineated pedestrian circulation through the site. h. The final grading plan shall be reviewed and approved by City Engineer prior to issuance of the Natural Resources Management Permit (NRMP). i. The final stormwater management plan shall be reviewed and approved by City Engineer prior to issuance of the building permit. j. A final plat shall be approved and recorded with the Dakota County Recorder in accordance with the requirements of the City Subdivision Code (Chapter 153) prior to issuance of the building permit. k. Drainage and utility easements shall be dedicated on final plat for all public service lines in accordance with the City Engineer's memo of June 10, 2016. 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 currently 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 2 the 12 -unit garages would be reconstructed as a single loaded garage on the southwest edge of the site. 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 petitioners request a rezoning of the property from M -7C (Multiple family, 12 to 20 units/acre) to "PD" (Planned Development) to provide flexibility in three areas of the M -7C zoning district requirements: to increase the number of primary buildings per lot from one to four, to reduce the parking lot setback from Whitney Drive from 20' to 15' and to reduce the required number of garage parking stalls from 1.0 garage stalls/unit to 0.5 garage stalls/unit. All other provisions of the M -7C zoning district are met. How PD Provides Public Benefit: In order to rezone a property with an area of less than five acres to PD, the petitioner must provide a written statement indicating how the proposed rezoning to PD will benefit the public interest. The petitioner states that this project will benefit the public in two key ways: first, the project will improve the curb appeal of the 40 -year old site by replacing the garages with a new three story apartment building and by updating the appearance of the existing buildings by painting the trim, fascia and decks, and repairing and maintaining the brick exteriors. New landscaping, site lighting and sidewalks will be installed which will further improve the existing site. The second public benefit cited is that the owners will install and maintain a significant stormwater infiltration system on the site where none exists today. The new infiltration system will provide stormwater management for 90.4% of the site. Going above the minimum requirement of providing infiltration for only the new impervious surface area will help to reduce the volume of stormwater and increase water quality discharging to Keller Lake. Below grade infiltration is a large cost to the owners and hidden from view, but an important benefit to the City of Apple Valley and the Keller Lake community. Lighting Plan: Overall the lighting plan looks well designed. Earlier plans showed light levels exceeding 0.5 footcandles along the south property line. The plans were revised to address the concern, but now the plan creates a couple of dark spots along the south sidewalk. One more slight adjustment is needed to the plan to provide safe use of the sidewalk without exceeding 0.5 footcandles at the south property line. Budget Impact N/A Attachment(s) 1. City Engineer Memo 2. Building Official Memo 3. Location Map 4. Oblique Aerial Photo 5. Comp Plan Map 6. Zoning Map 7. Petitioner Statement of Public Benefit 8. Petitioner Responses to Public Hearing. 9. Rendering 3-D of Site 10. Cross -Section Drawing of Site 11. Existing Conditions/Topo Survey 12. Removals Plan 13. Site Plan Grading Plan 14. Utility Plan 15. Landscape Plan 16. Landscape Detail 17. SWPP Plan 3 18. Elevation Drawings 19. Floor Plans 20. Lighting Plans 21. Traffic Study 22. Neighboring Properties' Correspondence 23. Letter from Attorney Representing Greenleaf Townhouse 4th Addition. (New) 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). 4 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. 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 setback variances that are requested as part of the development. The PD will also address the multiple buildings on a single lot. How PD Provides Public Benefit: Rezoning the 3.82 -acre property to PD requires a written statement from the petitioner indicating how the proposed rezoning to PD will benefit the public interest. The petitioner states that this project will benefit the public in two key ways: first, the project will improve the curb appeal of the site, and second, the owners will provide significant stormwater management on the site where none exists today. • Increased Curb Appeal: The construction of the new building will provide an opportunity for the owner to update the 40 year old buildings. The existing surface garages will be removed and replaced with a new 3 -story apartment building. The new apartment building will be refreshing to Whitney Drive. The new detached garage structure will help provide a privacy screen for residential properties to the west. The updated landscaping, site lighting and new sidewalks will create a pleasant and inviting environment. Improvements to the existing buildings will include freshly painted trim, fascia, siding and balconies, along with masonry washing and repairs. • Stormwater Management: Stormwater management structures will be installed on the site where no stormwater management is occurring today. A below grade infiltration system will be installed which will provide stormwater management for 90.4% of the site. This is well above the minimum requirement of only providing stormwater management for the increased surface area on the site. The owners are making a large investment to construct and maintain a system that will help to reduce the volume of stormwater and increase water quality discharging to Keller Lake. Below grade infiltration is a large cost to the owners and hidden from view, but an important benefit to the City of Apple Valley and the Keller Lake community. 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 prior to issuance of the building permit. 5 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 underground 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 totals 1.0 spaces/unit. The plans call for removing the two existing free-standing garages, 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 was reviewed by the City Engineer in his June 10, 2016, memo. The final grading plan will be subject to his review and approval prior to issuance of the Natural Resources Management Permit (NRNP). Municipal Utilities: City sanitary sewer and water lines are available within the site. The City Engineer identified a location where City water main is currently located outside of a drainage and utility easement. Additional dedication of easement is needed, but will have no impact on the construction project. 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 plans indicated that the owners are going well above the minimum requirement of providing stormwater management for only the increased impervious surface area on the site. Instead, the new stormwater system will help to infiltrate 90.4% of the site's impervious surface area. This is an important improvement for the Keller Lake storm sewer area. 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 by updating the color scheme to match the proposed apartment building. The trim, fascia and deck railings would be repainted. Staff is recommending that a conditional of approval of the PD zoning should be that the petitioners be required to also replace the existing building roofs. The proposed 6 improvements will do little to improve the site's curb appeal if the existing badly stained roofs remain on the buildings. 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 is concerned about the choice of plantings along the west property line for screening. The plans show the installation of a dense planting of black hills spruce, but an overhead wire runs adjacent to the west property line. Staff would like the petitioner to replace the trees with another plant material that will provide a dense screen while only growing to a height of 8' to 10'. 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. The lighting plan was revised to address a concern about light levels along the south property line. The revised plans may have gone too far so that segments of the south sidewalk are now completely dark. Staff will work with the petitioner to refine the design to address the lighting along the south side of the site. 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 Lane. 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. A trip generation report was submitted which states that the traffic levels generated by the new building will not be significant. See City Engineer Brandon Anderson's memo for additional review and analysis. Pedestrian Access: The new development adds sidewalk that will improve pedestrian circulation through the site. A new sidewalk is shown running north and south along the east side of the parking lot through the site. However, no striped pedestrian walkways are provided through the parking areas between the building and the new north -south main sidewalk or to the sidewalk along Whitney Drive. The subject property is within the Apple Valley Transit Station Area, so protected walking and biking routes through the site to the station are needed. Clearly marked pedestrian links through the parking lot to the area sidewalks 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. 7 Signs: No sign approvals are given at this time. No signs may be installed prior to the issuance of a sign permit. A separate sign permit must be obtained prior to the installation of any signs on the site or the building. Public Hearing Comments: 1. Is the design of Whitney Drive able to handle the increased traffic? Staff response: Traffic review was conducted by Spack Consulting which found that a new 28 -unit apartment building would generate 186 daily vehicle trips with 14 trips and 17 trips in the a.m. and p.m. peak respectively. The study indicates that the resulting traffic volume would be less than a third of Whitney Drive's capacity . 2. Availability of parking in the neighborhood. On -street parking occurs during plowing operations. Staff response: The proposed apartment development provides sufficient surface parking so that on -street parking is not needed. All developments are required to provide sufficient off-street parking within their developments so that on -street parking is not needed. Coordination of plowing operations and resident parking are issues between the homeowner's association and their plowing contractor. 3. Owner of property has not adequately maintained existing structures. Concern that new, larger structure will ultimately be inadequately maintained, causing more significant aesthetic concerns. Staff response: On the contrary, the property is actually very well maintained. The buildings are painted, the grass is cut and trimmed, the shrubs are trimmed and landscape areas are clean, the parking lot is clean and the garages are recently painted. The issue is not inadequate maintenance, but rather a lack of investment over the years to modernize the appearance of the buildings. The construction of the new apartment building would include updates to the existing buildings which would help to update the overall appearance of the site. Building maintenance is not expected to be an issue. 4. New, larger apartment building will look out of place and detract from appearance of the neighborhood. Staff response: The petitioner provided a rendering that shows how a new apartment building would look on the site in comparison with the existing buildings on the site. The existing buildings are shown with updated painted trim, decks and railings that would match the proposed new apartment building. The Oaks Whitney Pines apartments to the east are three-story buildings, so the proposed new building is not out of character with the neighborhood. 5. Re -designation of the property to high density is out of character with medium density neighborhood. Staff response: There are a variety of densities within the vicinity of the subject development. The Oaks Whitney Pines apartments east of the subject site is guided for "MD" (Medium Density Residential, 6 to 12 units/acre) development, but zoned M -8C for high density residential development at 12-24 units/acre. The existing density of the Oaks Whitney Pines site is 22 units/acre while the proposed Apple Villa development would be 20 units/acre. A high density residential designation is consistent with the property to the east. 8 6. Loss of mature trees. Staff response: The trees on the property are primarily pine and ash trees. The removals plan indicates five Pine trees and seven Ash trees are proposed to be removed. The removals plan was discussed with Jessica Schaum, the City's Natural Resources Coordinator, and she stated that she discussed the landscape plan with the on- site manager and was informed that the Ash trees that are remaining on the site would be treated to help resist emerald ash borer. The landscape plan proposes to replace the Ash trees with a greater variety of trees, including Northwood Red Maple, Skyline Honeylocust, River Birch, Prairiefire Flowering Crab and Black Hills Spruce. Emerald ash borer has been found in Apple Valley, so addressing existing Ash trees is critical. 7. The new apartment building will result in increased crime. Staff response: The City's Crime Prevention Specialist, Pam Walter, states that the Apple Villa property does not generate a lot of police calls and has been very responsible and responsive with regards to crime prevention measures. The on-site manager is very active with the Apple Valley Crime -Free Multi -Housing program and avails herself and the property of many training opportunities offered. The Crime -Free Multi Housing program provides training and certification for preventing crime in multiple family neighborhoods through apartment watch programs, tenant background checks, and physical improvements to the property. 8. Removing existing visual barrier — the new plantings that would replace the existing buffer will be an insufficient sound and visual barrier. Staff response: The landscape plan shows a dense planting of Black Hills Spruce along the west property line to screen the view of the proposed new detached garages to the west. Northern Charm Boxwood is proposed to be installed along the west line screening the parking lot from the residential properties to the west. Twelve ash and pine trees will be replaced with 36 trees of a variety of species. 9. Construction activity will be disruptive to the neighborhood. Staff response: A staging plan would be required at time of application of the building permit to ensure vehicle parking and material storage does not negatively impact the functioning of Whitney Drive. Construction hours will be restricted to help minimize impacts to the neighborhood. 10. Is the project compatible/consistent with the Comprehensive Plan goals? Staff response: The 2030 Comprehensive Plan addresses the implementation of the METRO Red Line Bus Rapid Transit (BRT) service and expected improvements and needs related to the enhanced transit service. The plan notes that access to rapid transit service can be a catalyst for commercial, office and housing development. The plan notes that the growth of the regional rapid transit service expands the convenience and opportunity of traveling to employment within Apple Valley, which benefits Apple Valley businesses. The plan further notes that people may want to live in neighborhoods that have convenient access to transit, which may create a demand for more intensive forms of housing within the station areas. The proposed apartment development has convenient access to the Apple Valley Transit Station (AVTS), making this a prime location for further development or redevelopment. The proposed apartment addition allows for an intensification of development that remains in scale with the adjacent apartment developments and allows for an improvement of the existing apartment buildings. 9 11. Noise wall was constructed adjacent to Greenleaf Townhomes Fourth Addition when Cedar Avenue was reconstructed. What about a similar wall to block view of Whitney Drive? Staff response: The wall along Cedar Avenue is a sound wall not a screening wall. The wall was constructed in connection with the Cedar Avenue upgrade project to mitigate increases in noise from the highway improvement. A sound wall is related to highway projects, not private development. 12. Bus traffic on Whitney. Staff response: A review of the Minnesota Valley Transit Authority's routes indicates that there is a bus route that runs on Whitney west of the site between Pennock Lane and Garden View Drive. Staff has asked the MVTA to confirm whether bus layover activity may be taking place in this area that would explain bus traffic east of Pennock Lane on Whitney Drive. 13. Expect negative impacts to property values. Staff response: Property values are determined by a complex set of variables that are difficult to attribute to a single adjacent land use. Instead, property values are impacted by overall City development patterns. Single family residential properties adjacent to multiple family properties in the City have not experienced a decline in property values. The petitioner plans to update the existing buildings which will help to improve the overall appearance of the site. The updated buildings, along with the newly constructed apartment building, are not expected to negatively impact the property values of surrounding residential properties. 10 CITY OF Apple Valley MEMO Public Works TO: Kathy Bodmer, Planner FROM: Brandon S. Anderson, City Engineer DATE: June 10, 2016 SUBJECT: Apple Villa Preliminary Plan Review Kathy, The following are comments regarding the Apple Villa Plan submitted April 8, 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. Access Restriction Easement will be required along Whitney Drive as part of the Development Agreement. Provide Access Restriction Sketch and description. 5. Existing water main does not lie within the existing drainage and utility easement. Provide additional 10' easement from western line of existing D&U. 6. No construction work shall begin prior to a preconstruction meeting conference with a Public works and a Building Inspections representative. 7. Public Work Department (952-953-2400) shall be notified a minimum of 48 hours for any required water main shut downs and/or connections. 8. City of Apple Valley Water Department shall operate all valves on public owned mains and valves connecting private lines to public owned mains. 9. A Staging and temporary parking plan will be required to be submitted prior to building permit authorization. 10. See attached Memo regarding Traffic Impact Study. Permits 11. 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. 12. A right of way permit will be required for all work within public easements or right of way. 13. A Natural Resource Management Permit (NRNP) will be required prior to any land disturbing activity commences. Site 14. Pavement section for median cut shall match existing Whitney Drive. 15. Provide drainage and utility lines on site plan. 16. Provide Auto turn drawing indicating vehicle movements to parking garage and internal circulation of delivery trucks and garbage. 17. Pedestrian curb ramps in accordance with City of Apple Valley standards are required at sidewalk crossings of entrances. 18. Driveway entrances to be NON-RESIDENTAIL DRIVEWAY (CONCRETE ENTRANCE), Detail Plate STR-5 19. Provide 10' drainage and utility easement around the perimeter of the proposed site. Grading, Drainage and Erosion Control 20. Final Grading Plans shall be reviewed and approved by City Engineer. 21. Final Stormwater Management Plan shall be reviewed and approved by City Engineer. 22. 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. 23. Indicate % grade on sheet C3.0 to underground parking garage. Storm Sewer 24. Final locations and sizes of Storm Sewer shall be reviewed with the final construction plans and approved by City Engineer. 25. Provide storm sewer calculations for stormwater requirements. (Rational method including Hydraulic grade lines). 26. 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. 27. Provide roof drain locations on plans. 28. Additional CB's are recommended in the drive entrance to the underground parking garage to minimize chance of trench trains overflowing to garage floor. 29. Underground storm water infiltration/detention system should be moved west to provide more separation from existing water main. 30. Trench drain on the exterior of the drive entrance to garage cannot be discharged to the interior building mechanical per building official. Relocate trench drain or discharge to an external pump. Sanitary Sewer and Water Main 31. Final locations and sizes of Sanitary Sewer and Water main shall be reviewed with the final construction plans and approved by City Engineer. 32. Provide additional drawing showing required hydrant coverage for site. 33. Additional Fire hydrants and access routes shall be provided per the Fire Marshall's recommendation. 34. 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. 35. Modify standard note for the splitting of the water outside the building to graphicaly depict on the plans the two required valves outside the building for splitting the domestic and fire lines. These valves should be located as close to 1.5x height of building away from the building as possible and be readily accessible. Landcape and Natural Resources 36. Quantities and locations of trees should be indicated on plan to show diversity of species. 37. Restoration/Landscape plan should indicate required buffers and appropriate seed mixtures for infiltration area, aquatic bench and upland areas associated with any stormwater basins. 38. Landscape plan should clearly indicate drainage and utility easements and property line. 39. 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. 40. Trees and shrubs planted around the infiltration areas should be above the designated HWL. 41. Additional berms and screening should be provided along Whitney Drive between the ROW and parking lot. Q t_TON (S. M� N K, 1 NJ C® Consulting Engineers & Surveyors 12224 Nicollet Avenue •Burnsville, MN 55337 Phone (952) 890-0509 • Fax (952) 890-8065 www.bolton-menk.com MEMORANDUM Date: June 10, 2016 To: City of Apple Valley, MN From: Bryan T. Nemeth, P.E., PTOE Michael Boex, P.E. Subject: Traffic Impact Study Review Proposed Apartment Building: Apple Villa I hereby certify that this report was prepared by me or under my direct supervision and that I am a duly Registered Professional Engineer under the laws of the State of Minnesota. Bryan T. N;meth, P.E., PTOE Introduction 43354 June 10, 2016 Reg. No. Date The Traffic Impact Study (TIS) for the Proposed Apartment Building (Apple Villa) in Apple Valley, MN dated May 24, 2016 was reviewed to determine if and how the development impacts the traveling public. Overall, the TIS appears to be accurate. The results do not indicate any transportation concerns on an operational basis due to the development on intersections or the roadway nearby. Forecasts Trip generation forecasts are provided for the site. The TIS forecasts appear to be consistent with the Site Plan and the ITE Trip Generation Manual. The AM and PM forecasted trips appear to meet expectations and meet approved applications of practice. Public Roadway System Impacts It is anticipated that the development traffic would be primarily dispersed to Pennock Lane with some coming from or going to Cedar Avenue. The traffic increase from the development (186 trips per day) to other roadways and intersections is anticipated to be minimal as defined below. H:\APVA\ Genera1\2016\Apple Villa Traffic Impact Study\2016-06-10_Apple Villa TIS Review.docx DESIGNING FOR A BETTER TOMORROW Bolton & Menk is an equal opportunity employer Page 2 Roadway Segment Existin g AADT AADT Increase from Development Propos ed AADT % Change in AADT Daily Roadway Capacity* Max Volume to Capacity p y Ratio** Pennock Lane 5,100 120 5,220 2.3% 14,000 to 18,000 0.37 Whitney Drive (East of Pennock) 3,500 120 3,620 3.4% 5,000 to 10 000 0.72 Whitney Drive (East of Pennock) 3,200 60 3,260 1.9% 5,000 to 10,0000.65 Whitney Drive (East of Pennock) 2,100 60 2,160 2.9% 5,000 to 10 000 0.43 Whitney Drive (East of Pennock) 3,100 60 3,160 1.9% 5,000 to 10,0000.63 *Daily Roadway Capacity Range based on the Highway Capacity Manual procedures for the lanes, area type, surrounding land uses and access, and type of roadway **Based on the lower range of capacity. Actual capacity likely higher. Recent traffic volumes were collected on Whitney Drive to understand the current roadway conditions as shown on Figure 1. Truck percentages at around 3 to 3.5%, with much of the truck traffic being school buses. Generally, a volume to capacity (V/C) ratio should be less than 1.00 with a goal of less than 0.85 to allow for increases during special events and other special conditions. All of the corridors discussed above have V/C ratios less than 0.85. The change in traffic volume is also lower than 5% for all locations. Conclusions and Recommendations The development impacts are identified to be minimal in the study area due to the low volume of impact. This is confirmed with the above review. While the development impact is minimal it is noted that the traffic volume on Whitney Drive has increased by 40% since the 3/4 access was installed on Cedar Avenue. This has resulted in an increase in traffic especially apparent on the west end of Whitney, near Pennock Lane. Traffic now exiting from the area and heading north now uses Pennock Lane and accesses Cedar Avenue at 153' Street. H:\APVA\ General\2016\Apple Villa Traffic Impact Study\2016-06-10_Apple Villa TIS Review.docx DESIGNING FOR A BETTER TOMORROW Bolton & Menk is an equal opportunity employer. ft ! ack THE TRAFFIC STUDY COMPANY Technical Memorandum To: Curt Delegard From: Mike Spack, P.E., P.T.O.E. Date: May 24, 2016 Re: Traffic Review of Proposed Apartment Building 7800 Whitney Drive in Apple Valley, MN The Duane & Curtis Delegard Partnership is planning to build a 28 -unit apartment building at 7800 Whitney Drive in Apple Valley. This memorandum documents the potential traffic impact of the facility. Conclusions and Recommendations The principle findings of this technical memorandum are: • The proposed Delegard Property development is expected to generate 186 daily vehicle trips with 14 trips and 17 trips during the a.m. and p.m. peak hours, respectively. • After the apartment building is fully occupied, the adjacent Whitney Drive is expected to carry approximately 2,500 vehicles per day. This traffic volume is less than a third of Whitney Drive's capacity. Based upon the information presented in this traffic impact letter, the proposed Delegard Property project does not represent a significant impact to the surrounding roadway system and does not require a full traffic impact study. Traffic Generation A trip generation analysis performed for the development site based on the methods and rates published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition. In this case, the rates for the ITE Apartment land use are used. In addition to the ITE data, Spack Consulting has also collected data regarding traffic associated with apartments. Our internal data is structured similarly to ITE, but specifically reflects developments within the Twin Cities. Table 1 shows the estimated traffic generated by the proposed development using ITE and Spack Consulting data. Table 1 - Trip Generation Estimate Land Use — Data Source Apartments ITE Land Use Code 220 Spack Consulting Internal Data Units 28 Units Daily 186 113 AM Peak Hour Entering Exiting 3 3 11 7 PM Peak Hour Entering Exiting 11 7 6 5 The development's traffic will access Whitney Drive via the two existing driveways. According to MnDOT traffic data maps, Whitney Drive is currently carrying 2,300 vehicles per day near the site. Once the development is fully operational, Whitney Drive will carry approximately 2,500 vehicles per day. According to the Transportation Research Board of the National Academies' Highway Capacity Manual 2010, a two lane road such as Whitney Drive can accommodate approximately 8,500 to 11,500 vehicles per day before becoming congested. The traffic volumes using Whitney Drive on a daily basis after the development is fully operational will be less than a third its capacity. Spack Consulting 2 of 2 7800 Whitney Drive Traffic Review The Institute of Transportation Engineers' Transportation Impact Analyses for Site Development report recommends a detailed traffic impact study be done for developments generating 100 or more new trips in a peak hour. That is the threshold where development traffic may adversely impact the transportation system and intersection operations should be analyzed. The facility is expected to generate less than 20 trips in the peak hour on a typical day. This is well below the 100 trip threshold where a full traffic impact study is needed. Even if the site has quadruple the amount of traffic that's expected, it will still generate Tess traffic than would warrant a full traffic impact study that analyzed the access intersections to determine if turn lanes are needed. Therefore, a traffic impact study analyzing nearby intersection operations is not warranted for the proposed facility. City of Applen Valley MEMO Building Inspections TO: Kathy Bodmer, City Planner FROM: George Dorn, Building Official DATE: April 15, 2016 SUBJECT: Apple Villa Apartments 7800-7822 Whitney Drive • A separate demolition permit is required prior to removal of the buildings. The demolition permit application must include a copy of the EPA inspectors' report, a copy of notification of intent to perform a demolition, a site plan showing building to be removed and the location of sewer and water services to the buildings. (See attached documents). • Separate sign permits are required. • SAC determination is required from Met Council prior to permit issuance from the city. • Geotechnical report boring log and Special Inspector Agreement is required prior to permit and soil corrections on site. • Page C5.0 detail 6 for marking of accessible access isle is incorrect. See MSAC 502.4.4 for correct marking of isle. • There are not enough accessible parking spaces in the underground parking garage. Per MSAC1106.1 two spaces are required. • The garage door entrance and ceiling vertical clearance is required to have a van accessible height. See MSAC 502.6. This height clearance is a critical component of the structure and should not be over looked in the planning stages. • Storage areas in an underground parking garage that have a fire suppression system should be reviewed by the fire inspector to address any concerns during the planning and review stages. Things like quantities of materials such as gas, propane and combustibles being stored and sprinkler coverage issues can be addressed. DELEGARD APPLE VILLA APARTMENT ADDN 0 I-- 0 z a J Q W Q W 0 II m DELEGARD APPLE VILLA APARTMENT ADDN 1DED R 153RD ST W DELEGARD APPLE VILLA APARTMENT ADDN June 10, 2016 Kathy Bodmer Municipal Center City of Apple Valley 7100 147th Street West Apple Valley, MN 55124 Reference: Ssaterent of Public Benefit - A Kathy: e Villa A :.artments The redevelopment of the Apple Villa apartments benefits the City of Apple Valley in two key ways - curb appeal, and stormwater management Curb appeal: City staff and neighboring residents have not hesitated in saying that Apple Villa is lacking in curb appeal. The property is dated and the wear and tear of over 40 years of existence shows. Revitalization of the property will only happen with help of the new apartment building's revenue. The terrible looking surface garages will be demolished and this part of the site will now house the brand new 3 -story apartments. The site rendering clearly shows how refreshing this new building will be to Whitney Drive. The new surface garages are strategically placed to help provide a privacy buffer for the single family homes to the west. The location of the building on the site also reduces the scale of the parking areas by hiding more than half of the surface stalls. The extensive landscaping, site lighting, and new sidewalks create a pleasant and inviting environment within the development. Finally, the improvements to the existing buildings (freshly painted trim, fascia, siding and balconies, along with masonry washing and repairs) will add the finishing touches. Stormwater management: The redevelopment of the Apple Villa property triggers the site to provide stormwater management. Stormwater management will be provided to infiltrate runoff over the new impervious surfaces which will reduce the volume of water and increase the water quality of the runoff discharging to Keller Lake. Ponding cannot be achieved on site so a below grade infiltration system will be installed and maintained by the property. This is a large cost to the owners and something that is hidden from view but it is still a very important benefit to the City of Apple Valley and the Keller Lake community. Sincerest Regards, Kim Behrens Kaas Wilson Architects 7612.879,6000 Page 1 of 1 2104 4th Ave, S., Suite Minneapolis, M i 55404ww- .ka Uson.ro June 10, 2016 Kathy Bodmer Municipal Center City of Apple Valley 7100 147th Street West Apple Valley, MN 55124 Reference: A- pie VIHo Apartments Kathy: Thank you for your letter compiling the Public Hearing Comments dated May 18th. We have reviewed all of your comments and have either made changes to the documents or have a comment for you below. In the following text we refer to your comments as 1, 2, 3 etc. and then have attached your letter to the back of this PDF document. 1. A traffic generation report was commissioned by the owners — see attached. This report concludes that the Apple Villa development will not negatively impact traffic conditions along Whitney Drive. 2. We defer to the City of Apple Valley to comment on item #2. 3. The Apple Villa development is over 40 years old and it does show its age. The owners have every intention of using the new revenue generated from the addition of the apartment building to improve the existing site and buildings. The removal of the surface garages will be a vast improvement to the appearance of the site, since they are the most unappealing structures. The new building, shown in the attached rendering, is featured on the site but still set back quite a distance from Whitney Drive. The owners wanted the new & old buildings to mesh, so we plan to paint the siding, trim, fascia, and balconies to match the new apartments. We also plan to wash & maintain the existing brick exteriors. Fresh landscaping will enhance the curb appeal even further. The neighbors have very clearly spoken that they do not think the current site and buildings look good. We are trying to change that and without the addition of the new apartments, the property won't be able to make any significant strides towards improvement. 4. We believe that a three story apartment building will fit into the neighborhood nicely. The Oaks property directly to the East is a three story apartment building and both properties have the same designation in the comprehensive plan. The current zoning allows for up to 45 feet in height and we have not asked to exceed that — see attached for a site section. The design of the apartment building uses architectural features to bring down the scale of the overall building. The foundation jogs in and out, the balconies break up the flat facade, and the brick level alternates to highlight areas of the exterior. Taking into account the single family homes adjacent to the property, the design intentionally only uses two lap siding paint colors — similar to how a single family home would be articulated. The attached rendering illustrates how the addition of the apartment building will give Apple Villa a fresh new face along Whitney Drive. Tel: 612.879.6000 Page 1 of 2 2104 4th Ave S,, Suite B, Minneapoli, 5 404 www.kaaswilson.rom 5. The re -designation from medium density to high density is supported by the proximity of this site to the major transit hub only 1/4 of a mile away. A lack of density near this transit investment limits the effectiveness of the transit. Apple Valley has an opportunity to provide housing for more people near the BRT and make this public amenity more viable to its residents. 6. 9 mature trees along the west side of the property are planned to be removed. This is an unfortunate situation because the owners planted many of those trees themselves over 40 years ago. The loss of the trees is unavoidable but 16 new trees will be planted around the site to replace those that are lost. 7. We defer to the City of Apple Valley to comment on item #7. 8. The owners intend to keep the existing fence surrounding the property to the West, South, and East. In addition to that barrier, the neighbors along the west side of the property will enjoy the dense landscape buffer of boxwood shrubs and black hills spruce to block car headlights. See attached for the site section of this condition. 9. The construction of the apartment building, new surface garages, and the parking lot redesign will, at times, temporarily inconvenience the neighbors directly adjacent to the development as well as the current residents of Apple Villa. Prior to any construction taking place, the selected General Contractor will submit a Construction Plan to the Building Official to establish truck routes, work hours, site fence and site access locations, and material staging locations. The General Contractor will also be required to host a Pre -Construction meeting with the City of Apple Valley and the General Contractor's respective Subcontractors to ensure that resident safety, construction hours, and worker parking is done in manner that is the least impactful to neighboring properties. Traffic control measures, delivery times, and any necessary sidewalk closures will be addressed as well at the Pre -Construction Meeting. On average a construction project of this size may take between six and nine months to complete. 10. We defer to the City of Apple Valley to comment on item #10. 11. We defer to the City of Apple Valley to comment on item #11. 12. We defer to the City of Apple Valley to comment on item #12. 13. We do not believe that the 28 -unit apartment building addition will negatively impact property values. The goals of this project are to re -invest in the site and enhance the overall property with the new building, site improvements, and existing building upgrades. Sincerest Regards, Kim Behrens Kaas Wilson Architects 612.879.6000 Page 2 of 2 2104 4th Ave. 8,, Suite B, Minneapolis, MN 55404 www.kaaswilson.com Apple Vilia Apartments Public Hearing Comments 5-18-16 Z. Road design and whether able to handle increased traffic. [City will need prehminary traffic generation and distribution information — petitioner to provide.] 2. Availability of parking in the neighborhood. On -street parking occurs during plowing operations. [City issue.] 3. Owner of property has not adequately maintained existing structures. Concern that newlarger structure will ultimately be inadequately maintained, causing more significant aeshetic concerns. [This will need to be addressed by the petitioner.] 4. New, larger apartment building will look out of place and detract from appearance of the neighborhood. [This will need to be addressed by petitioner,] 5. Re -designation to high density is out of character with medium density neighborhood. [Petitioner and City to address.] G. Loss of mature trees. [Petitioner to address.J 7. Increased crime. [City will investigate.] B. Removing existing visual barrier — the new plantings that would replace the existing buffer will be insufficient sound and visual barrier. [Petitioner should provide cross section drawings showing building in relation to neighborhood to west, neighborhood to north, and neighborhood to south, demonstrating how landscaping wiM address screening.] 9. Construction activity will be disruptive to the neighborhood. [Petitioner how will project be staged? Where will construction vehicles park? Where will materials and equipment be stored?] 10. Is the project compatible/consistent with the Comp Plan goals? [City] 11. Noise wall was constructed adjacent to Greenleaf Townhomes 4th Addition when Cedar Avenue reconstructed. What about a similar wall to block them from the view on Whitney Drive? [City] IZ Bus traffic on Whitney. 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May 24 2016 Traffic Review of Proposed Apartment Building 7800 Whitney Drive in Apple Valley, MN The Duane & Curtis Delegard Partnership is planning to build a 28 -unit apartment building at 7800 Whitney Drive in Apple Valley. This memorandum documents the potential traffic impact of the facility. Conclusions and Recommendations The principle findings of this technical memorandum are: • The proposed Delegard Property development is expected to generate I86 daily vehicle trips with 14 trips and 17 trips during the a.m. and p.m. peak hours, respectively. • After the apartment building is fully occupied, the adjacent Whitney Drive is expected to carry approximately 2,500 vehicles per day. This traffic volume is less than a third of Whitney Drive's capacity. Based upon the information presented in this traffic impact letter, the proposed Delegard Property project does not represent a significant impact to the surrounding roadway system and does not require a full traffic impact study. Traffic Generation A trip generation analysis performed for the development site based on the methods and rates published in the Institute of Transportation Engineers OTE) Trip Generation Manual, 9th Edition. In this case, the rates for the ITE Apartment land use are used. In addition to the ITE data, Spack Consulting has also collected data regarding traffic associated with apartments. Our internal data is structured similarly to ITE, but specifically reflects developments within the Twin Cities. Table 1 shows the estimated traffic generated by the proposed development using ITE and Spack Consulting data. Table 1 - Trip Generation Estimate Apartments ITE Land Use Code 220 Spack Consulting Internal Data The development's traffic will access Whitney Drive via the two existing driveways. According to MnDOT traffic data maps, Whitney Drive is currently carrying 2,300 vehicles per day near the site. Once the development is fully operational, Whitney Drive will carry approximately 2,500 vehicles per day. According to the Transportation Research Board of the National Academies' Highway Capacity Manual 2010, a two lane road such as Whitney Drive can accommodate approximately 8,500 to 11,500 vehicles per day before becoming congested. The traffic volumes using Whitney Drive on a daily basis after the development is fully operational will be less than a third its capacity. Spack Consulting 2 of 2 7800 Whitney Drive Traffic Review The Institute of Transportation Engineers' Transportation impact Analyses for Site Development report recommends a detailed traffic impact study be done for developments generating 100 or more new trips in a peak hour. That is the threshold where development traffic may adversely impact the transportation system and intersection operations should be analyzed. The facility is expected to generate less than 20 trips in the peak hour on a typical day. This is well below the 100 trip threshold where a full traffic impact study is needed. Even if the site has quadruple the amount of traffic that's expected, it will still generate less traffic than would warrant a full traffic impact study that analyzed the access intersections to determine if turn lanes are needed. Therefore, a traffic impact study analyzing nearby intersection operations is not warranted for the proposed facility. 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 ii Nigel H. Mendez* .,. Brianne T. Nielsen i -mSBA Certified I Real Property Law Specialist !fir tU01ey`iueY:va�txvti6ni�xL(U.dW;vli Carlso 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. g. 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 y developed Medium DensityResidential p neighborhood. The Association members question whether there is anything about this proposed amendment that is consistent with the City's overall comprehensive rehensive lannin p p g 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 thero osed p p amendment be denied. 06.28.2016 To City of Apple Valley Planning Commission From Greenleaf IV Townhouse Association CC Association Team Management City of Apple Valley Mayor and City Council Carlson Law firm Re Delegard Apple Villa Apartment Project and rezoning to higher density housing. [Company] Memo Comments: This Communication represents the concerns of all 79 homeowners in the Greenleaf IV Townhouse Complex located directly north across Whitney Drive from the Delegard proposed new development of a 28 -unit High Density Residential apartment building currently zoned for Medium Density Residential. All 79 Greenleaf IV homeowners have been represented at the recent Planning Commission meetings by multiple members of the Association's Board of Directors and the concerns of all homeowners have been expressed to city staff. There are several concerns still remaining if this project continues! The most significant of which are the following: • Delegard ownership has shown since their complex's inception to have no apparent interest in caring about the appearance of their property most notably the overall exterior of their buildings and in particular the significantly discolored and heavily worn shingles and roofing that can be seen from a long way off and significantly degrades the appearance of the entire neighborhood surrounding this project on all sides, and negatively impacts property values. Please see photos below. We are concerned that that this lack of caring and investing in their property will continue unless contractually bound by the city to make reasonable and timely maintenance upgrades and improvements now and in the future. • At the most recent planning commission meeting it was stated that part of the new building project would be to upgrade the current buildings to the same standard and appearance of the proposed new building. We would hope and suggest that this upgrading of the current buildings will include replacing the current "eye sore" roofs (which was not delineated or mentioned at the meeting when improvements were discussed) and that all of those upgrades be performed at the same time and in conjunction with the construction of the new building. We request that this be included in contract language between the city and Delegard ownership so that the old buildings (including the one that will be behind the new building) don't just get left "as is" for some indefinite period of time. It is our strong belief that all of this needs to be done Tel [Telephone] Fax [Fax] [Street Address] [City, ST ZIP] [Website] [mail] replace with LOGO 06.28.2016 Memo Pg.02 concurrently in order to preserve the integrity of the neighborhood and the value of our properties. • Increased traffic is a potential safety hazard to the many children that walk to and from the neighboring elementary school and middle school. Traffic flow during construction and after is going to be a major congestion & safety issue in an area where there are already constraint's due to Cedar Avenue ingress and egress having been changed significantly to accommodate the Metro transit traffic project recently. Additional buses in the area in addition to new resident traffic is a significant concern. • The current storm sewer is at capacity and will need to be upgraded. • There is significant concern about the size of the proposed landscaping buffers. These need to be of significant size at the outset to be effective and not some small shrubs that take 20-30 years to grow to an effective size. Again this should be part of the city's conditions and agreement with ownership at the time of agreement. • There is concern about the amount of new lighting being excessive and disrupting the quiet residential area that is enjoyed by both Greenleaf residents and the residential housing neighborhood to the immediate West of this new project, as well as the complex adjacent to it on the south. • The proposed decreasing of the parking setback from Whitney Drive from 20' to 15' is going to reduce privacy, neighborhood integrity and further aggravate the traffic and parking situation on Whitney Drive. 06.28.2016 erno Pg.03 06.28.2016 Memo Pg.04 06.28.2016 emo Pg.05 • 06.28.2016 e Pg.06 0,777.71.! 06.28.2016 e o Pg.07 06.28.2016 Memo Pg.08 ---""""" • i "'" • • it. .