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HomeMy WebLinkAbout10/19/2016• S s •••• ••••• •••• City of Apple Meeting Location: Municipal Center 7100 147th Street West Apple Valley, Minnesota 55124 OCTOBER 19, 2016 PLANNING COMMISSION TENTATIVE AGENDA 7:00 P.M. This agenda is subject to change by deletion or addition to items until approved by the Planning Commission on the date of the meeting. 1. CALL TO ORDER 2. APPROVAL OF AGENDA 3. CONSENT ITEMS A. Approve minutes of October 5, 2016 4. PUBLIC HEARINGS --NONE-- 5. LAND USE/ACTION ITEMS A. Menard's Redevelopment of the Hanson Property —Consider 2030 Comprehensive Plan Land Use Map and text amendments and rezoning to allow for 18.5 acres of commercial and 18 acres of industrial. (PC 1 5 -36 -PZ) LOCATION: Northwest corner of CSAH 42 and Johnny Cake Ridge Road PETITIONER: Menard, Inc. 6. OTHER BUSINESS A. Review of upcoming schedule and other updates. B. 2040 Comprehensive Plan Update 7. ADJOURNMENT NEXT PLANNING COMMISSION MEETINGS Wednesday, November 2, 2016 Regular Scheduled Meeting - Public hearing applications due by 9:00 a.m. on Wednesday, October 5, 2016 - Site plan, variance applications due by 9:00 a.m. on Monday, October 24, 2016 7:00 P.M. Wednesday, December 7, 2016 Regular Scheduled Meeting - Public hearing applications due by 9:00 a.m. on Wednesday, November 9, 2016 - Site plan, variance applications due by 9:00 a.m. on Monday, November 28, 2016 NEXT CITY COUNCIL MEETINGS Thursday, October 27, 2016 Regular Scheduled Meeting Thursday, November 10, 2016 Informal Regular Scheduled Meeting 7:00 P.M. 7:00 P.M. 5:30 P.M. 7:00 P.M. Regular meetings are broadcast live on Charter Communications Cable, Channel 180. Agendas are also available on the City's Internet Web Site http://www.cityofapplevalley.org. CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES OCTOBER 5, 2016 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to order by Vice -Chair Burke at 7:01 p.m. Members Present: Tim Burke, Keith Diekmann, Angela Polozun, Paul Scanlan and David Schindler Members Absent: Ken Alwin and Tom Melander Staff Present: City Attorney Sharon Hills, Community Development Director Bruce Nordquist, City Planner Tom Lovelace, Planner/Economic Development Specialist Alex Sharpe, City Engineer Brandon Anderson and Department Assistant Joan Murphy 2. APPROVAL OF AGENDA Vice -Chair Burke asked if there were any changes to the agenda. Hearing none he called for a motion. MOTION: Commissioner Diekmann moved, seconded by Commissioner Schindler, approving the agenda. Ayes - 5 - Nays - 0. 3. CONSENT ITEMS MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan, approving the minutes of the meeting of September 21, 2016. Ayes - 3 - Nays - 0. Abstain —2 (Burke and Schindler) 4. PUBLIC HEARINGS --NONE-- 5. LAND USE/ACTION ITEMS A. Uponor Expansion — Consider rezoning, vacation of drainage and utility easements, replatting of two existing lots, and site plan review/building permit authorization to expand the Uponor Annex building at 14800 Everest Avenue onto 14751 Energy Way. (PC16-34-ZGFB) LOCATION: 14751 Energy Way PETITIONER: Uponor North America Planner and Economic Development Specialist Alex Sharpe stated that the request is for consideration of the following land use actions to authorize construction of a 57,818 s.f. addition to the Uponor annex building located at 14800 Everest Ave/14751 Energy Way: CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes October 5, 2016 Page 2 of 5 1. Rezoning from "BP" - Business Park to "I-1" Limited Industrial to allow contiguous zoning for the proposed parcel. 2. Final Plat/Replat of the two parcels to combine them into one parcel, allowing the expansion of the existing building. 3. Vacation of Drainage and Utility Easements which were created as property line perimeter easements and will no longer be adjacent to property lines. 4. Site Plan Review/Building Permit Authorization for consideration of a building addition including office and warehouse totaling 57,818 s.f. He said Uponor NA Asset Leasing, Inc. requests consideration of four land use actions which will allow them to construct an addition to their property at 14800 Everest Ave onto an adjacent property at 14751 Energy Way. Uponor is seeking to expand their current operations, which requires additional space. 14751 Energy Way is an adjacent vacant parcel zoned "BP" - Business Park. To expand their existing annex building at 14800 Everest Ave several land use actions are required. 14751 Energy Way is zoned "BP" - Business Park. Uponor is requesting that this parcel be rezoned to "I-1" - Limited Industrial so that the proposed combined parcel has one zoning classification. Spot zoning is not an issue as this request creates a contiguous "I-1" - Limited Industry zone. As both parcels are guided for industrial use a comprehensive plan amendment is not required. The Planning Commission does not review or recommend actions on a vacation. The most practical way of removing the section of easements, which are no longer needed, is to vacate all of the easements established with the prior plats. These easements will be reestablished and dedicated through the new final plat as needed. He added Uponor is seeking to begin construction on this facility in 2016. To accommodate this goal City staff is working with the applicant's engineering team to submit materials for review in advance of final approval/decisions. MOTION: Commissioner Scanlan moved, seconded by Commissioner Diekmann, recommending approval of the rezoning of 14751 Energy Way (Lot 1, Block 1, Knob ridge 2nd Addition) from "BP" - Business Park, to "I-1" - Limited Industrial. Ayes - 5 - Nays - 0. MOTION: Commissioner Scanlan moved, seconded by Commissioner Diekmann, recommending approval of the site plan review/building permit authorization to allow for construction of a 57,818 s.f. expansion on the existing Uponor Annex facility under the following conditions: a) Prior to issuance of a building permit the applicant shall submit a landscape plan which meets the requirement of City code and is approved by the public works department. b) If the Building Permit is not paid for and issued within one (1) year of the date of approval, the approval shall lapse. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes October 5, 2016 Page 3 of 5 c) Prior to issuance of a building permit the applicant shall submit a lighting plan which complies with City code. Any site lighting shall consist of downcast, shoebox lighting fixtures or wallpacks with deflector shields which confines the light to the property. d) Construction shall be consistent with all conditions set forth in the City Engineer's memo dated September 30, 2016. e) Construction shall occur in conformance with the elevation plan dated September 12, 2016, subject to minor alterations consistent with City code. f) Construction shall occur in conformance with the site plan dated September 6, 2016, including parking lot paving and a non -surmountable concrete curb and gutter around the entire perimeter. g) Issuance of a Building Permit and a final certificate of occupancy is contingent upon the project being constructed in conformance with all the preceding conditions as well as all applicable performance standards of the current zoning regulations. In the event that a certificate of occupancy is requested prior to completion of all required site improvements, a suitable financial guarantee in the amount of 125% of the estimated cost of the unfinished improvements shall be required along with an agreement authorizing the City or its agents to enter the premises and complete the required improvements if they are not completed by a reasonably stipulated deadline, with the cost of such City completion to be charged against the financial guarantee. Ayes - 5 - Nays - 0. B. Remington Cove Apartments -Phase Two — Consider site plan review/building permit request to allow for construction of three-story/95-unit apartment building on 2.66 acres. (PC16-36-B) LOCATION: Southeast corner of Founders Lane and Galaxie Avenue PETITIONER: Trident Development, LLC and Galaxie Partners, LLC City Planner Tom Lovelace presented the request of the petitioner for site plan review/building permit request to allow for construction of three-story/95-unit apartment building on 2.66 acres, located at the southeast corner of Founders Lane and Galaxie Avenue. The property is zoned "PD -716, zone 2. No amendment to the zoning code is required this is a Planned Development district. The site plan shows a U-shaped three-story/95-unit building with an underground garage that meets all setbacks set forth in the zoning ordinance. Trash and recycling will be located on the first floor, and garbage trucks will pick up in the courtyard area. All mechanicals will be located in the garage. The proposed building requires 171 parking spaces (1.8 spaces/per unit). The plan shows 108 parking spaces in the underground garage in the apartment, and 72 surface spaces, for a total of 180 spaces (1.89 spaces/unit). CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes October 5, 2016 Page 4 of 5 He reviewed the site plan, grading plan, landscaping plan and building materials. Individual sidewalk connections should be made from each individual unit's first floor patios to Galaxie Avenue. Discussion followed. MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan, recommending approval of the site plan/building authorization to allow for construction of three-story/95-unit apartment building on Lot 1, Block 1, The Legacy of Apple Valley Sixth Addition subject to the following conditions: 1. There shall be a minimum 108 parking spaces in the underground parking garage and 72 on-site surface parking spaces. 2. Final locations and sizes of storm sewer, sanitary sewer and watermain shall be reviewed with the final construction plans and approved by City Engineer prior to issuance of a building permit. 3. No building permit shall be issued until a Natural Resources Management Permit has been obtained. 4. Individual sidewalk connections shall be made from each individual unit's first floor patios to Galaxie Avenue. 5. Submission of a nursery bid list that confirms the landscape materials, irrigation system and other common area amenities meet or exceed 21/2 percent of the value of the construction of the building based on Means Construction Data. Ayes - 5 - Nays 0. 6. OTHER BUSINESS A. Review of upcoming schedule and other updates. Community Development Director Bruce Nordquist stated that the next Planning Commission meeting would take place on October 19, 2016, at 7:00 p.m. 7. ADJOURNMENT Hearing no further comments from the Planning Staff or Planning Commission, Vice -Chair Burke asked for a motion to adjourn. MOTION: Commissioner Schindler moved, seconded by Commissioner Scanlan to adjourn the meeting at 7:21 p.m. Ayes - 5 - Nays - 0. Respectfully Submitted, CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes October 5, 2016 Page 5 of 5 Jo4 Murphy, Planning De artme Assistant Approved by the Apple Valley Planning Commission on Tom Melander, Chair city of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: October 19, 2016 Land Use PROJECT NAME: Hanson Concrete Mixed -Use Redevelopment PROJECT DESCRIPTION Menard, Inc. is requesting a text amendment to the 2030 Comprehensive Plan, amendment to the 2030 Land Use Map, and rezoning of 50.66 acres of property. The subject property is located in the northwest corner of 150th Street West and Johnny Cake Ridge Road and is currently guided and zoned for industrial uses. The original request was to re -designate the southwest 16.5 acres "C" (Commercial) for commercial/retail uses and the remaining property tech/flex, consistent with the Comprehensive Plan's "MBC" (Mixed Transportation Business Campus) designation. Menard, Inc. has revised their request and is now asking that the southwest 18.5 acres be designated for commercial uses, the southeast 9.25 acres for office/medical office uses, 8.75 acres for industrial uses, and 7 acres for storm water/open space uses. Parcels 1 and 2 are currently designated "IND" (Industrial) on the 2030 Land Use Map. Others currently own portions of these parcels. The "MBC" designation is currently limited to the property in the City's South Central Planning Area (SCPA), which is bounded by CSAH 42 on the north, Pilot Knob Road on the east, 153rd/155th Street West on the south, and Flagstaff Avenue on the west. The applicant is requesting a text amendment to the 2030 Comprehensive Plan to allow for the inclusion of select areas north of CSAH 42, adjacent to the South Central Planning Area into the "MBC" designation. Finally, the applicant is also requesting that the property be rezoned from "I-2" (General Industrial) to "PD" (Planned Development) to allow for a mix of commercial/retail, medical office and limited industrial uses. STAFF CONTACT: Thomas J. Lovelace, City Planner DEPARTMENT/DIVISION: Community Development Department APPLICANT: Menard, Inc. PROJECT NUMBER: P C 15 -3 6 -PZ APPLICATION DATE: 60 DAYS: 120 DAYS: October 6, 2015 December 4, 2015 February 2, 2016 (Item was tabled by the applicant) Action Requested If the Planning Commission concurs, recommending the following actions: 1. Recommend the re -designation of the south 18.5 acres of the East 1/2 of Section 26 from "IND" (Industrial) to "C" (Commercial). 2. Recommend the re -designation of the northwest 7 acres+/- from "IND" (Industrial) to Water/Pond. 3. Recommend the rezoning of the south and west 46.5 acres of the East 1/2 of Section 26, from "I-2" (General Industrial) to "PD" (Planned Development) that would allow for a mix of retail, office and medical office uses. Project Summary/Issues The City currently has approximately 280 acres designated for industrial /transportation Business parkland uses, of which approximately 80-90 acres is currently undeveloped. The proposed re- designation and rezoning of the subject property would leave approximately 45-55 acres of land for future industrial development. Rezoning the property to a planned development will allow the City to negotiate with the land owner/developer on the type of uses, site coverage, area requirements and performance standards, and development phasing. ISD 196 is interested in constructing their transportation hub facility on parcel 2 in the northeast corner of the site. The City of Lakeville reviewed the proposed Comprehensive Plan amendments and had a concern about the impact this proposal will have on their street system, in particular Flagstaff Avenue. They requested that the applicant prepare a traffic study that would analyze the potential impacts this proposed development will have on the existing and future roadway system. The applicant has prepared a study, which has been reviewed by the City Engineer and Bolton & Menk on behalf of the City. Staff has included the study's executive summary and subsequent memos. Development on the subject property will have an impact on the existing roadway network. Improvements to Johnny Cake Ridge Road, to accommodate development on the subject property, will impact direct access to property along the east side of the street. That includes significant changes to the Johnny Cake Ridge Road intersections with 147th, 148th, and 149th Streets West. It would also limit direct driveway access to the Holiday convenience store and Lifetime Fitness building from a full to a right in/right out only access. Budget Impact None at this time Attachment(s) Market Potential Analysis Executive Summary Traffic Study Information Development Plans Finance and Commerce Article HANSON CONCRETE MIXED-USE REDEVELOPMENT PROJECT REVIEW Existin Conditions Property Location: Northwest corner of 150th Street West and Johnny Cake Ridge Road Legal Description: The south 60 acres of the East 1/2 of Section 26 Comprehensive Plan Designation "IND" (Industrial) Zoning Classification "1-2" (General Industrial) Existing Platting Unplatted Current Land Use Vacant or road right-of-way Size: 50.66 acres plus 8.38 acres, which is not owned by Menard, Inc. Topography: Generally flat with the exception of a five-foot high berm along the east side of the property. Existing Vegetation None Other Significant Natural Features A storm water pond is located in the northwest corner of the site. Adjacent Properties/Land Uses NORTH Abdallah Chocolates Manufacturing Facility Comprehensive Plan "IND" (Industrial) Zoning/Land Use "1-2" (General Industrial) SOUTH Fischer Sand and Aggregate Mining Operation Comprehensive Plan "MBC" (Mixed Business Campus) Zoning/Land Use "SG" (Sand and Gravel) EAST Venstar Industrial Park Comprehensive Plan "IND" (Industrial) Zoning/Land Use "I-1" (Limited Industrial) WEST Magellan Petroleum Tank Farm Comprehensive Plan "IND" (Industrial) Zoning/Land Use "1-2" (General Industrial) Development Project Review Location Map Comprehensive Plan: The subject property is currently guided "IND" (Industrial) on the 2030 Comprehensive Plan Land Use Map. This category allows offices, assembly, warehouse, manufacturing and other similar activities within an enclosed building to limit the amount of dust, noise, odor and other adverse impacts. The current zoning district categories that regulate industrial uses include I-1, I-2 and BP. A limited percentage of floor space (10% of gross floor area) is permitted for retail activities accessory to the industrial uses. Use of the I-2 zoning district will be phased out as redevelopment opportunities arise to comply with the industrial land use policies of this plan. mum Mak zaia 'Aii Existing Comprehensive Plan Land Use Map "IND" (Industrial Original Proposal: The original request identified 16.5 acres of commercial, 14.1 acres of medical office and 8.75 acres of industrial use. The applicant proposed that the 16.5 acres be re- designated "C" (Commercial) and the medical office and industrial be re -designated "MBC" (Mixed Transportation Business Campus). DEVELOPMENT SUMMARY TOTAL VL O E Original Development Summary The "C" (Commercial) designation is intended for a wide variety of retail, office, and service uses that vary in intensity and off-site impacts. Retail uses typically encompass the traditional community shopping businesses and occupy much of the downtown area. It is intended to accommodate a wide range of commercial goods and services. Off-site impacts include activity, light, noise and generally higher traffic generation rates than other commercial uses. Retail land uses will be zoned "RB" Retail Business), "SC" (Shopping Center), and "PD" (Planned Development), which allows uses according to the specific performance standards: • High quality site and architectural design and building materials are expected to be used within this land use category to promote pleasing off-site views of the development; • Development in the downtown area shall adhere to the Downtown Design Guidelines; • Landscaping shall be installed to provide aesthetic treatment of buildings and to soften parking lot areas; • Significant traffic generation during the weekday and weekends is associated with retail development. Traffic studies may be requested in conjunction with the review of large developments that have the potential to threaten the integrity of the existing and planned roadway system. Additionally, developments that lower the level of service on adjacent roadways or intersections may be required to install traffic improvements to improve the level of service to its pre -development condition if City approval is granted; • Driveway access points to the development shall be from non -local streets or those designed for primarily non-residential traffic. No direct access to County Road #42 and Cedar Avenue shall be allowed; and • Lighting is limited to parking lot and building illumination designed for employee safety. The "MBC" designation is intended to be high quality settings for office campus, office with light industrial, office with biomedical manufacturing, health care facilities, health care training, general office, corporate office, and other higher intensity employment uses that will create job opportunities in the community. Mixed retail and commercial service uses that serve the campus and adjacent neighborhoods will be limited to activities that support the employment objectives of the transportation Business campus. Examples of supporting uses would include lodging, restaurants, daycare, banking and other retail uses that may support the campus and adjacent neighborhoods. The mix of uses in the MBC district includes the following: • A range of 55% to 65% office, 10% to 20% light industry/manufacturing, • 10% office warehouse/showroom, and • Five% commercial and retail uses generally supportive of the campus and surrounding neighborhoods. The "MBC" land use designation specifically applies to property in the South Central Planning Area (SCPA). Therefore, the applicant requested a text amendment to that statement to include "select areas north of County Road 42 adjacent to the South Central Planning Area" Applicant's Proposed Comprehensive Plan Land Use Map (Commercial), "MBC" (Mixed Transportation Business Campus), and "IND" (Industrial) Revised Proposal: The applicant has revised their site plan and is proposing 18.5 acres of commercial, 9.25 acres of medical office and 8.75 acres of industrial property. The proposed commercially designated property would be developed for 207,000 sq. ft. Menard's store on Parcel 4 and 118,000 sq. ft. of office/medical office uses on Parcels 5 and 6. Parcel 3 would be reserved for future expansion of the Menard's store or another commercial use(s). Parcel 2 would the future location of the ISD 196 transportation hub facility that was previously proposed for property at the northeast corner of 147th Street West and Johnny Cake Ridge Road. Finally, Parcel 1 would be the location of a storm water pond and the North Creek Greenway. DEVELOPMENT SU ARV TOTAL EV OP Revised Development Summary It does appear that the applicant's original and revised proposals would not meet the criteria set forth in the "MBC" designation. Staff believes that the current "IND" designation should remain on Parcels 1, 2. 5 and 6 of the revised plan. Although office uses are not specifically call out in the Comprehensive Plan's "IND" description, the industrial and transportation Business park zoning districts allow for offices as permitted uses and certainly a planned development district would be able to establish uses that would include both industrial and office uses consistent with the designation. Staff's Proposed Comprehensive Plan Land Use Map "C" (Commercial), "IND" (Industrial) and "P" (Parks/Open Space) or "W" (Water/Pond) Zoning: The property is currently zoned "I-2" (General Industrial). General industrial districts are designed to serve the smaller "quasi -industrial" uses, such as machine shops, sign shops, mill -working establishments, and the like. Two rezoning options are available for the City to consider. The first would be to rezone the properties in with their Comp Plan designations. The second, which is the applicant's and the City's preference, would be rezone the property to "PD" (Planned Development). City code defines a planned development as an urban development often having two or more principal uses and having specialized performance standards relating to an overall approved development plan to provide for an optimal land use relationship. A planned development provides the following: • A more creative and efficient approach to the use of land; • Allows for a variety in the types of environment available to the people of the city; • Encourages more efficient allocation and maintenance of privately controlled open space in residential developments through the distribution of overall density of population and intensity of the land use where an arrangement is desired and feasible; • Provides the means for greater creativity and flexibility in environmental design than is provided under the strict application of the zoning and subdivision chapters while at the same time preserving the health, safety, order, convenience, prosperity and general welfare of the city and its inhabitants; • Encourages an overall design within the natural boundaries for an area; and • Provides an overall guide for developments that are staged because of the size of an area. Rezoning to a planned development will allow the City to negotiate with the land owner/developer on the type of uses, site coverage, area requirements and performance standards, and development phasing. Site Plan: The applicant is not requesting site plan review/building permit authorization at this time, but has submitted a conceptual site plan for review. The plan shows a one -level 207,000 -sq. ft. Menard's store and 420 -space parking lot on 16.5 acres in the southwest corner of site. The plan also shows a 38,000 -sq. ft. medical office building on a 2.75 -acre parcel in the southeast corner of the site and another 80,000 -sq. ft. medical office building on 6.5 acres adjacent to the north. Development of 65,000 sq. ft. of industrial space the northeast corner of the site on 8.75 acres of property owned by the applicant and others will round out the development in this area. All the proposed uses would be consistent with the proposed Comp Plan amendments. In the northwest corner of the site is an existing storm water holding pond on 7 acres. The pond currently collects storm water generated from the site. It is expected that this pond will be incorporated into the City's storm water management system and may likely be the location of a leg of the North Creek Greenway, which will run along the west side of the project area north from CSAH 42 to 147th Street West. Street Classifications/Accesses/Circulation: Access to the site will be via CSAH 42, a principal arterial road, Johnny Cake Ridge Road, a major collector street and 147th Street West, a minor collector street. The westerly CSAH 42 intersection will be a right in/right out/left in only intersection. The easterly CSAH 42 intersection will be a right in/right out only. The original plan showed two full intersections on Johnny Cake Ridge Road that will align with 149th and 148th Streets to the east. One full intersection will be located on 147th Street West. This intersection will align with a driveway on the north side of 147th Street. The City of Lakeville reviewed the proposed Comprehensive Plan amendments and expressed their concern about the impact this proposal would have on their street system, in particular Flagstaff Avenue, which runs south to 180th Street West in Lakeville. They requested that the applicant prepare a traffic study that will analyze the potential impacts this proposed development will have on the existing and future roadway system. The applicant prepared a traffic study, which was reviewed by the City Engineer and the City's traffic consultant. The greatest impact to development on the subject property will be to Johnny Cake Ridge Road and CSAH 42. A memo prepared by Bolton & Menk, the City consultant identifies the following improvements to Johnny Cake Ridge Road as shown on Scenario 7 of the memo: • A raised median from 147th Street West to CSAH 42; • Roundabouts at 148th and 149th Streets West; • A right in/right out only access at the driveway entrances to the Holiday convenience store and Lifetime Fitness building; • Additional tum lanes on Johnny Cake Ridge Road at CSAH 42 and 147th Streets West intersections; • The dedication of additional road right-of-way to accommodate the suggested improvements, which will require the relocation of the Great River Energy electrical transmission line outside of the right-of-way; and Improvements to CSAH 42 would also occur with development on the subject property. A right out only intersection is proposed an eighth of a mile west of the Johnny Cake Ridge Road intersection and a 3/4 intersection one-half mile west of the intersection. All of these roadway improvements will require the dedication of additional right-of-way for CSAH 42 and Johnny Cake Ridge Road. Pedestrian Access: The applicant has submitted a bike and pedestrian circulation plan, which identifies the location a portion of the North Creek Greenway and sidewalks/pathways along the south side of 147th Street West, 148th Street West and Johnny Cake Ridge Road. Sidewalks should be constructed on both sides of all streets within the proposed development and sidewalk connections internal to the development sites to the public pedestrian system should be incorporated into each phase of development. Phasing Plan: The first phase of development will be the development of the Menards site, transportation hub facility and the roadway, both within and directly adjacent to the site. The medical office development is expected to occur in 2018 or later. Market Analysis: The applicant has prepared a commercial market potential analysis, which looks at current conditions for retail, office and industrial space and projected growth for the Apple Valley Market Area, and provides conclusions and recommendations related to development on the subject property and redevelopment of the existing Menards store. Attached are the executive summary, and conclusions and recommendations sections of the analysis for your review. Public Hearing Comments: The public hearing was held on November 4, 2015. Two comments were received regarding the impact that traffic generated from this development project will have on the surrounding properties. The traffic concerns have addressed by the applicant and the City as outline in the attached documents A Market Potential Analysis for the Hanson Concrete Property in Apple Valley, Minnesota www.maxfieldresearch.com EXECUTIVE SUMMARY Purpose and Scope Maxfield Research and Consulting, LLC was engaged by Menards to complete a market analysis for proposed commercial and industrial development that would occur on property currently owned by Menards. The property is located north of County Road 42 west of Johnny Cake Ridge Road in Apple Valley. The proposed development on the Hanson Concrete site is planned to include a new Menards retail store, ancillary service retail, medical office and High-Tech/flex industrial space. Additional portions of the total property may be developed at a later date. Johnny Cake Ridge Road is planned to be extended south through the Fischer Property that property redevelops in the future. However, the exact timing of that redevelopment is uncer- tain at this point. Site Evaluation The subject property is located north of County Road 42 and west of Johnny Cake Ridge Road in Apple Valley and is between County Road 42 and 147th Avenue, which is the northern bounda- ry. The property contains approximately 50.66 gross acres prior to any internal road right-of- way (ROW) dedications and is currently vacant land. Existing structures that were on the property when it was operating as a concrete plant have been removed to make way for new development. Adjacent and Surrounding Land Uses include: North Vacant land and commercial and industrial uses; City of Apple Valley Acquatics Center is located immediately west of Johnny Cake Ridge Road; South Fischer Aggregate Property which is currently being mined but will, at some time in the future, be reclaimed for redevelopment; potential uses include commercial, in- dustrial and residential; West Magellan Pipeline storage tanks East Commercial and industrial uses including Uponor, Lifetime Fitness, Bluewater Acquatic Center, Public Storage, All Stars Montessori, Wise Swim School and Area Learn- ing Center MAXFIELD RESEARCH AND CONSULTING, LLC 1 EXECUTIVE SUMMARY The uses currently proposed for the subject Site, industrial, medical office and retail, are compatible with what currently exists in the area today. According to the City's comprehensive guide plan, the subject property is currently guided for Industrial uses (1-2). Uses permitted in I- 2 include a variety of industrial and some commercial uses. Site Characteristics and Location The property that will is being redeveloped is currently being graded. For the Hanson Concrete property, the reuse will essentially be situated on flat topography with a clear line of site into the parcels from County Road 42. The Menards store is proposed to face south directly on to County Road 42. This is the preferred location for retail uses, which desire to have direct visibility to the highway. A signalized intersection is already at Johnny Cake Ridge Road, provid- ing convenient access to the Site. Adjacent and surrounding land uses are predominantly industrial and office uses, with the potential for the Fischer property to the south to also be developed with similar types of uses, which would support compatible surrounding land uses. The property slated for the new Menard's store is highly suited to the proposed retail use because of its clear visibility to County Road 42 and its convenient access via a signalized intersection at Johnny Cake Ridge Road. Growth Trends and Demographic Characteristics The Market Area includes Apple Valley, Burnsville, Eagan, Farmington, Lakeville, Rosemount and Empire Township in Dakota County. The communities that comprise the Market Area have enjoyed healthy growth over the past 20 years as the Metro Area has expanded outward. Despite the recent recession, these communities are still projected to grow, albeit more mod- estly over the next 20 years than over the most recent 20 years. Growth rates for population and households are expected to exceed those of the Twin Cities Metro Area during the 2010s and the 2020s. Although the Market Area has been heavily dominated by families with children, household types are shifting due to the overall aging of the population and changes in social trends. Over the next 10 to 20 years, the number of traditional families with children is expected to decrease while the number of people living alone and family households without children are expected to increase. This will have implications regarding the types of development that might be attracted to the community in the future. Some of the future residential trends anticipated include more modest home sizes, increased amenities, fewer bedrooms, more leisure space, connections to recreational amenities and retail shopping districts and more pedestrian - oriented development. Apple Valley is more affluent compared to the Twin Cities Metro Area as a whole. Income data reveals that the 2015 median household income in Apple Valley is $80,319 compared to MAXFIELD RESEARCH AND CONSULTING, LLC 2 EXECUTIVE SUMMARY $67,795 in the Twin Cities Metro Area. The median household income in Apple Valley is pro- jected to increase to $92,193 by 2020. A majority of households in Apple Valley and in Dakota County own their housing. As of 2013 (American Community Survey), an estimated 80.7% of households in Apple Valley and 77.1% of households in the Market Area owned their housing. This compares to 69.3% for the Metro Area. These households are responsible for the upkeep and maintenance of their housing units and are often likely to purchase home improvement items. Employment Dakota County has, in general, experienced higher growth in employment than the rest of the Twin Cities Metro Area, resulting in relatively low unemployment. As of December 2015, the unemployment rate in Dakota County was 2.6%. Apple Valley's unemployment rate was slightly lower than Dakota County's at 2.4%. These low unemployment rates suggest that some jobs are going unfilled as a result of a scarcity of labor to fill certain types of positions. Increases in employment in Apple Valley have been concentrated in Education and Health Services, Leisure and Hospitality, Financial Activities and Trade, Transportation and Utilities. Dakota County experienced strong employment increases in Education and Health Services, Trade, Transportation and Utilities and Financial Activities. Commuting Patterns of Area Workers As of 2013 (most recent data available), 11% of residents in Apple Valley both live and work in Apple Valley while the remainder commute to jobs outside of Apple Valley. The top five cities where workers commute to from Apple Valley are: Minneapolis (13%), Bloomington (9%), Eagan (8%), Burnsville (8%) and St. Paul (7%). Housing Market Conditions Housing Production The number of housing units added from permits issued reached a low in 2009 with only 4,462 units permitted. Thereafter, the number of residential permits increased in each successive year. In 2014, a total of almost 5,300 housing units had been permitted in the Market Area. In 2015, 5,033 units were permitted. In 2015, Apple Valley permitted 400 units while Lakeville permitted 414 units. With additional land made available in Apple Valley, housing production has increased. Additional land area in Apple Valley created through the restoration of aggre- MAXFIELD RESEARCH AND CONSULTING, LLC 3 EXECUTIVE SUMMARY gate sites is expected to spur additional residential development in the community, thereby supporting retail and medical office development. Commercial Retail Trade Area households spent $4.3 billion on retail goods and services in 2015, excluding hous- ing and finance/insurance expenditures. Average annual expenditures are estimated to be $39,730 per household, approximately 10% higher than the Metro Area. This compares to a Metro Area average of $35,743 per household in 2015. Households are expected to increase to 116,200 by 2020, generating an additional $368 million in retail goods and services expenditures annually, not factoring in inflation. A retail gap analysis identified an average retail market leakage over all categories of 9.6%. Most retail categories have retail leakage percentages under 30% and reflect the high concen- tration of retail that exists in the Market Area. A modest amount of retail sales are leaving the area for other locations such as Mall of America and other locations in the Twin Cities or outside of the Twin Cities. However, a portion of retail sales is also coming into the Market Area from households that currently live outside of the Market Area but travel there because of the high concentrations of retail that exist in Apple Valley, Burnsville and Eagan. Reviewing retail space vacancy and absorption in Apple Valley and in Dakota County identified that the following types of retail spaces were fully -occupied in Apple Valley: • Anchored Strip Center • Automotive • General Retail • Gas Station/Convenience Store • Power Center • Outlet Center The overall vacancy rate for retail in Apple Valley was 5.2% as of the 1st Quarter of 2016. The significant amount of retail concentrated in Apple Valley supports interest in new devel- opment, but it is expected that there is likely to be some current facility expansion with addi- tional users either backfilling existing space or filling in a limited amount of new retail space. Retail lease rates range from a low of $1.35 to $22.00 per square foot with an average of $14.32 per square foot. Most of the retail space is older and lease rates are higher for space with the best locations and tenant mix. Since the previous update, we note there are more spaces where the lease rate is listed as "negotiable" with prospective tenants. MAXFIELD RESEARCH AND CONSULTING, LLC 4 EXECUTIVE SUMMARY Retail Demand The demand analysis identified that projected growth is expected to generate demand for another 3.0 million square feet of retail space in the Trade Area over the next decade based on calculated leakage of 9%. Higher leakage to locations outside of the Trade Area could reduce the amount of space supportable in the Trade Area. It is estimated that the subject Sites in Apple Valley (Hanson Concrete site and former Menards site with reuse) could capture 8.5% of the projected retail demand in the Market Area from 2015 to 2030 or about 263,000 square feet of space. This amount excludes the 161,000 square feet of space in the existing Menards store, but includes the 75,000 square feet of additional space at the new store site, the 16,000 square feet of small service commercial planned for the Hanson Concrete site and the 161,000 square feet of new retail space that would be added to Apple Valley with the reuse of the existing Menards site. Commercial Office Employment growth trends for jobs that typically require office space revealed that these jobs increased by 90.1% between 2000 and 2010, but is expected to increase by only 37.3% between 2010 and 2020. Between 2010 and 2020, the proportion of jobs that use traditional office space is expected to increase from 18.9% of total jobs as of 2010 to 20.0% of total jobs as of 2015 and then remain essentially stable as a proportion of total jobs to 2030. The proportion of health care jobs to total jobs is expected to continue to increase from 8.6% in 2010 to 11.6% as of 2015 and to 12.6% as of 2020 and 15.1% as of 2030. Maxfield Research compiled data on office space available for lease in the Market Area as well as existing office space that is currently occupied. A summary of office space in the Market Area communities reveals a total of 371 office buildings with roughly 11.5 million square feet of space, of which 879,000 square feet is available, for an overall vacancy rate of 7.7%. Of the total, there are 66 medical office buildings in the Market Area with a total of 1.4 million square feet of space and a current vacancy rate of 6.2%. We note that medical office buildings in Apple Valley have limited space available and are generally fully -occupied. Lease rates for medical office space range from a low of $5.00 per square foot to a high of $34.00 per square foot. The overall weighted average lease rate ranges from $13.50 for Class C space to $19.00 for Class A space. Class B space is at $18.13 per square foot. An estimated 60% of buildings quote net rents versus gross rents. Considering growth in jobs that typically require office space and the proportion of office jobs that would serve health care and health care related positions, results in an estimated demand for medical office space of 784,168 square feet from 2015 to 2030. We estimate that Apple MAXFIELD RESEARCH AND CONSULTING, LLC 5 EXECUTIVE SUMMARY Valley could capture 10% to 15% of this demand or between 117,600 to 156,800 square feet of medical office space. Industrial Market From 2000 through 2008, Apple Valley had a net increase of eight industrial businesses. Most of the businesses added were in small construction firms with four or fewer employees. The most significant decline was in Wholesale Trade. Industrial space absorption decreased substantially in 2009 in the Twin Cities Metro Area, by 3.5 million square feet or 3.5% of the total occupied space. In Dakota County, the decline in absorption was somewhat less, 2.8% of the 12.3 million square feet of occupied space. The overall vacancy rate for multi -tenant industrial space was 15.2% in 2009, up from 12.7% in 2008. The lowest vacancy is in office/warehouse space, much of which crosses over with traditional office tenants. The vast majority of industrial space is located in Eagan and Burnsville. Maxfield identified only six industrial multitenant buildings in Apple Valley with about 165,000 square feet of space and an average vacancy of 34%. The number of jobs that typically use industrial space is estimated to increase modestly be- tween 2010 and 2020. Industrial job growth is estimated to be 1,465 over the next five years and 1,862 jobs between 2020 and 2030. Industrial jobs accounted for 22% of total jobs in 2010 and are projected to decrease slightly to 21% by 2030. Based on projected job growth and absorption of industrial space in the Market Area, it is estimated that Apple Valley could capture 17.0 acres of High-Tech/Flex space on the subject Site over the next five years with another roughly 24 acres available over the next 10 years provided that the economy remains relatively robust. Industrial space demand is highly cycle with the economy. Currently, the industrial market is in an expansion mode moving through the recovery. If the recovery slows and/or if a recession occurs, industrial space demand is likely to slow rapidly. Proposed Development Concepts Two development concepts have been proposed for the Hanson Concrete Site. Both concepts show an expanded Menards store with an estimated 200,000 square feet or about 40,000 more square feet than exist at their current facility on Florence Avenue. MAXFIELD RESEARCH AND CONSULTING, LLC 6 EXECUTIVE SUMMARY One concept shows a proposed plan that includes 120,000 square feet of medical office space. The other concept shows a plan with 132,000 square feet of medical office space and 75,000 square feet of High-Tech/Flex space. Both of these concepts have merit under current market conditions. We recommend a mix of medical office and High-Tech/Flex space on the property in addition to the new Menards store and ancillary retail component. Flexibility should be built into the site plan to allow for a portion of the remaining land area to be developed either as medical office space or as additional High-Tech/Flex space, whichever is in highest demand as development ensues. The demand calculations support this recommendation. The proposed new Menard's store is highly suited to the Site because of that property's clear visibility to CR 42, one of the City's dominant commercial and traffic corridors and convenient access. The existing Menard's store is undersized relative to other Menard's stores in the Twin Cities and its current largest competitor. A new Menard's store will support and improve its competitive position in the northern Dakota County submarket. MAXFIELD RESEARCH AND CONSULTING, LLC 7 CONCLUSIONS & RECOMMENDATIONS Introduction The previous sections focused on the "demand" and "supply" factors for various real estate sectors including: retail, medical office, traditional office, and industrial. For each real estate sector, we calculated the excess Market Area demand and the proportion of that demand capturable in Apple Valley on the subject Site. In this section, the development potential and timing is discussed for each of the proposed uses on the Hanson Concrete property. In addi- tion, we comment on the backfill of the existing Menards property with additional commercial retail uses. Hanson Concrete Site Two separate concepts are proposed for the Hanson Concrete site for development of the additional property that would not be occupied by Menards or other commercial development. These two concepts are shown on the following page. High-Tech/Flex and Medical Office This concept shows 80,000 square feet of High-Tech/Flex space along with 130,000 square feet of medical office space. High-Tech/Flex This concept shows all of the remaining land developed with high-tech/flex space, 385,000 square feet. Existing Menards Property Once the new Menards store is complete and open, the existing property would be available for redevelopment. A proposed plan shows the existing property split up into smaller sites for separate uses. These uses currently include a single box user, two multi -tenant retail sites, and a freestanding pad site. We understand that you already have potential purchasers for these sites once the existing store is vacated. Current market conditions were considered for the proposed uses for each property. Demand Summary Retail Our findings identify that there is sufficient demand to support the proposed retail uses, a new Menards store and backfill of the existing Menards space with a new configuration and new users. These spaces would be absorbed in the short-term, within the next five years. MAXFIELD RESEARCH AND CONSULTING, LLC 99 CONCLUSIONS & RECOMMENDATIONS Proposed Development Concept -Hanson Concrete Site (Medical Office) z A-1 W to D z X W DEVELOPMENT SUMMARY MAXFIELD RESEARCH AND CONSULTING, LLC CONCLUSIONS & RECOMMENDATIONS Proposed Phasing Plan — Hanson Concrete Site (Medical Office) itr21.8-Z1V r -i 0 MAXFIELD RESEARCH AND CONSULTING, LLC CONCLUSIONS & RECOMMENDATIONS Proposed Development Concept Plan (Medical Office/High-Tech/Flex) wom/moi-'-% Pil N 0 MAXFIELD RESEARCH AND CONSULTING, LLC CONCLUSIONS & RECOMMENDATIONS - a 3 • 11111111111 • =IN X - ----0--%,—,----- - -------- ---'s ---,*----,,,,- _, _-_, - -------------- , —--e,%''',-----,,,-.---_e,_,.------_ '-.-- ---.' - '''''--..;.---------. '---- ---- -,-,--- ------,-.., -____ ------------ 0 cu I0 wr 0. 0 0 t-4 MAXFIELD RESEARCH AND CONSULTING, LLC CONCLUSIONS AND RECOMMENDATIONS Medical Office Our findings identify a potential demand for medical office space ranging from 117,600 square feet to 156,800 square feet from 2015 to 2030. With limited amount of medical office space available, we estimate that demand for medical office space would be higher in the short-term, between 2015 and 2020, resulting in potential demand for about 100,000 square feet of space over the next five years. Industrial Our findings identify a potential demand for approximately 17 acres of industrial space over the next five years that would focus on High-Tech/Flex space, Incubator and Light Industrial space. If the entire focus of development is High-Tech/Flex space only, then this demand would likely be halved or roughly 8 acres of demand over the short-term. This would equate to roughly 348,500 square feet of High-Tech/Flex space at the subject Site. Existing buildings in Apple Valley in this category are entirely full. We caution however, that demand for industrial space is highly cycle with economic conditions. Any downturn in the economy could suppress the current demand for this type of space. Recommendations In reviewing the two proposed concepts for the Hanson Concrete site, the High-Tech/Flex and Medical Office concept shows a total of 6.00 acres of property proposed to High-Tech/Flex use and 132,000 square feet proposed for medical office. Our demand calculations show potential demand for approximately 17 acres of High-Tech/Flex capturable on the Site over the next five years. Additional demand would be available after 2020. The far northern portion of the Site shows another 7.0 acres that would be developed by others. The Medical office concept shows 120,000 square feet of medical office space in addition to another 7.0 acres of property on the far north side of the Site that would be developed by others. This could include development of High-Tech/Flex space. While this concept is sup- portable, absorption of the medical office space is likely to take longer than five years at cur- rent demand levels. We recommend that the property be developed with a combination of High-Tech/Flex and Medical Office, but hold out a portion of the property that could be developed either with additional medical office or with High-Tech/Flex space, whichever is in greatest demand after the first segments of the development have been absorbed in the market. This will allow for optimization of site usage as market needs may shift over time. While there is demand for both uses in the market, medical office space is currently subject to many factors related to how health delivery is evolving. Demand for High-Tech/Flex space is highly dependent on current economic conditions. Therefore, we feel it prudent to consider building in some additional flexibility into the Site plan. MAXFIELD RESEARCH AND CONSULTING, LLC 104 CONCLUSIONS AND RECOMMENDATIONS Estimated Absorption High-Tech/Flex We estimate that the subject Site would be able to absorb approximately 50,000 to 75,000 square feet of High-Tech/Flex space annually or about 150,000 to 225,000 square feet of space over three to four years. Medical Office We estimate that the subject Site would be able to absorb approximately 20,000 to 30,000 square feet of space annually or about 60,000 to 120,000 square feet of space over the next three to four years. MAXFIELD RESEARCH AND CONSULTING, LLC 105 BOLTON & MENK Real People. Real Solutions. MEMORANDUM 12224 Nicolle Avenue Bu osvitle, MN 55337-1649 Ph: (952) 890-0509 Fax: (952) 890-8065 BoLton-enk.com Date: September 21, 2016 To: City of Apple Valley, MN From: Bryan T. Nemeth, P.E., PTOE Michael Boex, P.E. Subject: Traffic Impact Study: Johnny Cake Ridge Road Intersection Traffic Control Options City of Apple Valley, MN Project No.: 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. Nemeth, P.E., PTOE Introduction 43354 September 21, 2016 Reg. No. Date Johnny Cake Ridge Road is a four lane undivided urban roadway that runs north -south in the City of Apple Valley. Many changes have occurred and are planned for the roadway connections. 147th Street was connected from Flagstaff Avenue to Johnny Cake Ridge Road in the past couple years. There is also a planned future connection of Johnny Cake Ridge Road to the south of 150th Street (CR 42) to the built roadway just north of CR 46. The roadway has seen significant growth over the past few years due to both adjacent and city-wide development growth. Three development proposals have been completed within the past year directly adjacent to the roadway. This includes the Karamella site on the northwest corner of 147th Street and Johnny Cake Ridge Road, a transportation hub for ISD 196, and the Menards site. Uponor has development growth potential and there is further development growth potential east of Johnny Cake Ridge Road on Upper 147th Street and west of Johnny Cake Ridge Road on 147th Street. This recent, proposed, and potential development all impacts the operations of Johnny Cake Ridge Road with the most significant being the Menards site. The Menards site Traffic Impact Analysis from May 25, 2016 indicated substantial improvements were needed along Johnny Cake Ridge Road to adequately handle the traffic growth. This included turn lane additions and traffic control changes at 147th Street, 148th Street, 149th Street, and 150th Street (CR 42). Further consideration of the full needs along the roadway is needed to understand the potential design and traffic control options along the roadway from 147th Street to 150th Street (CR 42) to effectively handle the future traffic. L:\APVA\Menards Traffic Impact Study Review\2016-09-21JCRR Analysis.docx Bolton & Menk is an equal opportunity employer. Name: Johnny Cake Ridge Road Options Date: September 21, 2016 Page: 2 Forecasts The Menards Study included analysis out to year 2025. Typical roadway design is out 20 years from the roadway construction. The Menards study also did not consider the other planned and recent development in the area. The 2025 forecasts were further refined with the Karamella Traffic Impact Study volumes, Uponor growth of 4700 square feet, the ISD 196 Traffic Impact Study volumes (site moved from the NE corner of 147th and JCRR to the SW corner), and further growth to an approximate 20 year growth (2036/2037). The Uponor development is based off of the trip rates in the ITE Trip Generation Manual while the additional growth is based on previous forecasts, the City's 2030 Comprehensive Plan, and the Dakota County 2030 Transportation Plan. This results in approximately 100 to 150% growth on Johnny Cake Ridge Road. Roadway intersection Design Options The Mendards Traffic Impact provided the basis for options along the roadway. Designs were completed to best fit the roadway environment, serve the traffic, and provide adequate access. A total of seven different options were completed and are shown on the attached figures at the end of this memo. The options include combinations of uncontrolled full access intersections, traffic signal controlled intersections, and roundabouts. A 3/4 is also one option at 149th Street based on the Menards 2025 analysis results. 142nd and 144th Streets were also added to the analysis to understand the needs at those intersections in relation to the others. The seven options for the roadway operations analysis are shown in table 1 below. Table 1: Intersection Contro Options Inters it n 1 I 2 I Option. I 4 I I I 7 142nd St All -'may Stop All -Way Stop A l- ay Stop All -Way Stop Ali -'may Stop All -Way Stop Ail -Way Stop 144th St Side Stop Side Stop Side Stop Side Stop Side Stop Side Stop Side Stop 147th St/Upper 147th St Signal Signal Roundabout Roundabout Signal Roundabout Signal 148th St Roundabout Side Stop Side Stop Roundabout Side Stop Side Stop Roundabout 149th St 3/4 Access Roundabout Roundabout Roundabout Signal Signal Roundabout h St/CR 42 Signal Signal Signal _ Signal Signal _ Signal Signal Johnny Cake Ridge Road is designed as a four lane divided facility in the future. All of the roundabouts are designed to accommodate a WB -62 design vehicle making all movements. Analysis Results The operations of the seven options was evaluated using Synchro/SimTraffic software to a Highway Capacity Level of Service Analysis. Levels of Service A to D is considered acceptable with LOS E being marginally acceptable for a 20 year forecast. A Level of Service F is considered unacceptable but given the potential for growth in the area, some movements at LOS F may be considered to be marginally acceptable if there are alternate routes available. For this analysis LOS F is split into further LOS categories of F1 to F3. FI is marginally acceptable if alternate routes exist, F2 for individual movements is considered acceptable at signalized intersections only, while F3 is considered unacceptable under all circumstances. Bolton & Menk is an eq al opportunity employer. Name: Johnny Cake Ridge Road Options Date: September 21, 2016 Page: 3 The analysis for this study includes the PM peak hour as it is the critical hour of the day. It is noted that under all options the southbound approach to 150th Street/CR 42 is anticipated to back up to and potentially through 149th Street a few times during the peak hour. This backup has the potential to impact the other movements at the intersection under some of the options. Table 2 shows the operational analysis results for the intersections. Table 2: Intersection Delay Intersection 142nd St 144th St 147th St/Upper 147th St 148th St 149th St 150th St/CR 42 Option 1 2 3 4 6 7 D E E E E The overall intersection results indicate unacceptable operations for Options 5 and 6 as consistent with the Menards Traffic Impact Study. This is due to the backups between potential signals at both 149th Street and 150th Street that are included in Options 5 and 6. Southbound backups at 150th Street back up through 149th Street and northbound backups at 149th Street back up into 150' Street. This negatively impacts the operations of CR 42. Table 3 shows the operational impacts to Johnny Cake Ridge Road while Table 4 show the impacts to the east -west legs of the intersections. Table 3: Johnny Cake Ridge Road Approach LOS (NBA Table 4: 4: Eastbound Westbound Approach LOS Intersection 142nd St 144th St 147th St/Upper 147th St 1 h St 149th St 150th St/CR 42 Option 2 14s 1 6 7 111.11141111 111*1111411 Fl c. Fl •1111,111VVII•111 Fl Fi D D Fl Botton & Menk is an equal opportunity employer. •Intersection ------------------------------------------------------------------------------------------------------------ 1 2 3 Option 4 5 6 7 142nd St ------•-------jro-,'-,-e=f---.W1:,,,,--'__------,:-f--..:---o4*5.---_--.--'--?-:..-W-,--r:,*--O --:,---':f'ri-'--.----'-O-'-'.--5'-'-j-o-f;-fh-i'-e--~'*--,-------.M*7f:-.' -e.---'4-4'fis''rl' - 144th St Ire" - Will - EIWINE, - Pig - IIPSI - lire - PIM 147th St/Upper 147th St-, :--:iwesmorwttg 11 IaAiiii to %twit ,--SMI-17A Avitiliviti1411111-1 148th St §:r IA A A rinstro iiattityls Astrlo ielamtritogret, 149th St D Iffi Mr Aillig tag"#;t1 F1 0- 7 -F1' - ii -'W Wirii 150th St/CR 42 , Fl'.:-.."_--- Fi tlti4 -F1 '---1;---- Fl, :,,,,, - r ''' ' '7,1'7:7 Fl _ Table 4: 4: Eastbound Westbound Approach LOS Intersection 142nd St 144th St 147th St/Upper 147th St 1 h St 149th St 150th St/CR 42 Option 2 14s 1 6 7 111.11141111 111*1111411 Fl c. Fl •1111,111VVII•111 Fl Fi D D Fl Botton & Menk is an equal opportunity employer. Name: Johnny Cake Ridge Road Options Date: September 21, 2016 Page: 4 Analysis of the individual movements at the intersections indicates that Option 1 results in unacceptable operations for the eastbound approach at 149th Street. Additionally, further review indicates that the northbound backup almost reaches 150th Street/CR 42. Option 2 results indicate unacceptable operations for the eastbound approach at 149th Street. The delay at 148th Street would be higher than it is currently. Option 3 results indicate marginally acceptable operations for the eastbound approach at 149th Street. The delay at 148th Street would be higher than it is currently. A roundabout at 147th Street/Upper 147th Street would result in marginally acceptable operations for the eastbound approach. Further analysis of the results indicates that the eastbound backup at 147th Street would be over 900 feet. As a through roadway for the community, this is considered to be unacceptable. Option 4 results indicate unacceptable operations for the eastbound approach at both 148th Street and 149th Street. While the analysis indicates in LOS E for the eastbound approach at 147th Street, the eastbound backup would be over 700 feet. Similar to Option 3, with 147th Street as a through roadway for the community, this is considered to be unacceptable. Options 5 and 6 were discussed above. Unacceptable operations at 150th Street/CR 42. Improved operations are shown at other intersections since most traffic is stuck on 150th Street/CR 42. Option 7 results indicate marginally acceptable operations for the eastbound approach at 149th Street. There are other routes for traffic to ingress and egress the area. Recommendation Based on the analysis results, the preferred option is Option 7. This includes: Traffic Signal at 147th/Upper 147th Roundabout at 148th Roundabout at 149th Signal at 150th (CR 42) The analysis also indicates the current traffic control at 142nd Street (All -Way Stop) and 144th Street (side street stop) are considered to be acceptable based on the traffic growth and the changes in traffic control at the intersections to the south. Ultimately a roundabout at 147th/Upper 147th does not work as well as the traffic volumes increase. A signal at the location operates more effectively. Roundabouts at 148th and 149th provide moderately acceptable operations for the side streets, but there is still some potential issues with the eastbound at 149th but there are other routes for that traffic to ingress and egress the area. All westbound movements are acceptable with roundabouts at 148th and 149th Street, providing for improved operations over existing. Additional consideration for the transition of the south side of 150th Street/CR 42 from the current mining access to the future 4 lane divided roadway will need to be determined. 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" .4.7, 0 a 4.J .":7 0 •— a.) 1, c 0 a 0 a a) •... E.2 1.) 4= Q) c .na :- C to a 0) C .4.- — 0 t..) t- X •t4 M = 4, a. DEVELOPMENT SUMMARY /4 intersection: New Street and CR 42 0 WO:11U ight out intersection: CR 42 4KNESSES AND ISSUES GU zzX ILI Fim• z 0 uz 0.0 1.0 rr- 1,„ale c z Q Li z 0 u Imsz z W W J (71 a. Lil V z 0 u EXISTING DEVELOPMENT CONDITION b c DEVELOPMENT CONCEPT KEY ELEMENTS Two Level Store +/-236,000 SQFT z 0 4) c E 0 2 • *Retail Pad Use at 149th St. W DEVELOPMENT SUMMARY 6 u_ 0 z 0 0 z 4) z cf. tr, 4 0 z 0 0 0 0 CO 0 0 0 0 fN a, 0 CO 0 0 0 0 0 0 0 0 0 0 0 X 4J 10 1•.* z 41 2 uJ <VIt 01X010 II LL 1'0 r. DEVELOPMENT CONCEPT KEY ELEMENTS (Japa/31410 Od) aai4s • .FetO 1.: a) 73 8 U) 2,' a) Ce ctr0 b0 73 >,, c C4 -le CZ (A z 0 a) E 3 co ,... 0 0 — c v., o co) in ..; c .0 a) Cs! D 0‘ tA iii m , tz) ..- C + 2 E ca = 0 v, o ,.. T.) E› -0 , a) > uj a) a. 1' -) -- c c — ct Do o •-, as a) '= -.. a) u.. m & m +6 22 . . . . DEVELOPMENT SUMMARY ce u. 0 0 29e 0 0 0 tri 0 0 Li 0 D z 0 0 0 0 8 In DEVELOPMENT CONTEXT D 01..1110 . v alma If L- -.X11#24=-r2--Itr:1 0. 0 a) > a) c -o _c O • 0 C 0 .(1) >, rt ci9 0) c (0 5 co o o -o (0 E c ct) cy) .5 c .c a) 0 ID co c x EL) a) c (1) o E • z CD > (K3 (0(0E c,0 c CL Q. fli) CD co The new Central Park bmmons shopping center in Eagan, shown under con- struction this sum- mer, offers several retailers new to the Twin Cities niarket, including Hy -Vee, Sierra Trading Post and Total Wine. H TO: Bk.t. KLOTZ a11-1how thev serve each other "They want to be arowici and (they) But .era-'4-,:::,.m.„...,.ai:-,g,:tri..,if'7:0:s.:' -- - - - ah- BYHANK-1;P OP-;:'Iiii-ill::1::;, t:.;--..:,------,-- ...,-,: .,,i - ::-- - . . ',..:„i.,„_-„,.,...... . „ , ..,.. .„.„,. . e 0ftikitr -, ,„.... „„ buildingfrom under ....; 4, 0 .440 ,,, ----'.e::,--.---'",;,---,.-$..-.-o:.tmr,...e,...;::,.i..:,-...-..T1.III--'-''Wa.T4Hit...,iya,'i'.p:.,e"'.-jtitEe- ,,,,,,,,,t, er The new Hy -Vee is 0,-,,J7-ueJPR-j-g--i-83, ------ 14°1-i. across co in ' ----'-'-',---c.---_-.71,r11,;:'.o' ''°-.-4-14-- 4,„4_1'..,-1-111.. ' alsoIel:a amenities. e-colnmerce, 17-1040.04tn.„16-ftPre,:c04,...,,:., .,;...:. .10U.Sitt. ss Park. IVs "IP--ii:--4.Pt4P6--5-;,!4sisiiit!'4, •..,.:_: „.„, , __-..,.:._„.,,,,,,.,„..,,„„:-.1/2,2,,3„,-„,„ trion:,-iiilade,-you'relikelSif6--SO4::agrecery,,_ ';',:!i':biiSineS,.,,par,kisri".tAh&-:-.1110-.0t,i:corn::,..,.... .,..„, - S. tiaret004,. .„.--:,.?" ' i.e -0: - - erica.-_ _St4...t.--e-:,--.Gros.g..._ _ - -k4i -0 still ... want.. . .:::-:t0i-tiry.,,,:k•.q.-,.i"! a.n.J.su,,.,7, managing ee riC-0.--th4t.. .0u--_-, .. .. -Cts-1--- ancj - erei8-7thatghtippm exper store built. - Zubel,can't replace," said Sim, But that could be changing as retail CBRE in Chicago, has no and industrial sectors increasingly be come "tied together" from an invest- ment and development perspective, according to commercial real estate professionals who spokelast week at the s 2016 Investment Real Estate ymp- sium for the Minnesota -Dakotas chap- in- ector 0.f at.en.arlizettarlle:r7s:rnetatfiigoiniring 0 — more r - recent e id-Americ ter of CCI * "Ret and industrial4re Probabl the most tied .stogether.theyhave eve been," said panel" Zubel, who as oversees national industrial invest i services for CBIZE, y that out and trying to make it ✓ an experience to draw you back." Sims singled out the list of tenants ii ✓ the new CSM -developed Central Pai Commons at 3333 Pilot Knob Road in Eagan, where the shopping experienc - is almost as important as the products. "It seems like from afar they are jus e hitting it out of the park with their ten- • ants," Sims said, referring to Hy -Vee, Sierra Trading Post and Total Wine, 1 which are somewhat new to the Twin p Cities market. s Big -box retailers like Wal-Mart and Target are also increasingly developing "site -to -store" services, in which cus- - tomers order online and pick up their orders at the stores, Sims said, adding that more drive-through services are becoming available. "This again establishes customer. loy- alty --- they're trying to maximize that revenue with the customer that doesn't He cited an example in IndianaPolis where two large-scale "e -tall" distribu ion centers for Amazon and WaI-Ma employ hundreds of people around th lock and have become a desirable plat or. retailers to locate. "Those people all need to eat, they al need to get gas and they all need to sho fter work. So we are seeing outlot around these large pockets of industrial eing built," Zubel said. Since 2015, between 25 ,and 35 per ent of industrial absorption nationwide has come from, e -commerce -related onstruction, Zubel said. - - "That's Amazon, Wal-Mart, Target, 1 of these 'e-tailers' that are now de- vering to your door," he said. "So they e not only changing the way we buy Casey Hankinson, vice president of t development - for Minneapolis-based an Cos. US Inc., moderated a panel c itled "Row do deals really get done?" f' with three leaders in retail, industrial and investment sales. They discussed n how development and investment strat- egies have changed during the last e-commerce has forged an even closer retail sectors. Hapkinson cited the July opening of a c 96,000 -square -foot Hy -Vee grocery store in Ryan's new 610 Zane Business Park in al. Brooklyn Park as an example of a grow- li ing trend in industrial development. ar decade, particularly focusing on how b relationship between the industriaLand c *06 *COO 0,666* 6060 066 e II City of ApplVallev MEMO Community Development TO: Planning Commission FROM: Bruce Nordquist, AICP, Community Development Director MEETING DATE: October 19, 2016 SUBJECT: 2040 Comprehensive Plan Update Staff is meeting to achieve the Metropolitan Council required deadline of December 2018. The Planning Commission will again be taking a lead. Staff is preparing an introduction for the October 19 Planning Commission meeting. Discussion will continue routinely after that. The usual parts of the Plan will be enhanced: Vision, Keys, Housing, Land Use, Water Resources, Parks/Trails, Transportation and Economic Development. Areas of emphasis include the Mixed Business Campus planning, redevelopment opportunity, business attraction, retention and expansion. A new area is establishing policies on community livability and vibrancy. This is where concepts we are becoming increasingly familiar with include: vitalocity, resilience, regional, national and global connection, equity and healthy living. e