Loading...
HomeMy WebLinkAbout12/07/2016••• •••• ••••• •••• ••• City of Apple VaValley Meeting Location: Municipal Center 7100 147th Street West Apple Valley, Minnesota 55124 DECEMBER 7, 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 November 2, 2016 B. Approve 13608 Gossamer Way Front Yard Setback Variance C. Approve 2017 Planning Commission Calendar 4. PUBLIC HEARINGS A. Palomino Highlands Replat — Public hearing to consider the subdivision by preliminary plat to adjust the common rear lot lines of three existing lots. (PC16-43-SF) LOCATION: 100 and 102 Belmont Road, and 12980 Hershey Way PETITIONER: Timothy and Carolyn Ellison, Lee and Gretchen Gilbertson, Robert Parkhill and Dennice Briol B. Qdoba Restaurant C.U.P. —Public hearing to consider conditional use permit and variance for a Class II restaurant in a 4,567 sq. ft. multi -tenant retail building. (PC16-38-CVB) LOCATION: 7525 147th Street West PETITIONER: 7525 Cedar, LLC. C. Cobblestone Lake Medical Center —Public hearing to consider the subdivision of an existing 1.97 -acre lot into two lots and site plan review building permit authorization to allow for construction of a 10,000 -sq. ft. medical office building on a 1.45 -acre lot. (PC16-42-SB) LOCATION: 15875 Emperor Avenue PETITIONER: Stanley Lynn, LLC 5. LAND USE/ACTION ITEMS --NONE-- 6. OTHER BUSINESS A. Times Square Sketch Plan — Review potential construction of two separate retail structures totaling 10,400 sq. ft. with two drive-thru lanes. B. Review of upcoming schedule and other updates. 7. ADJOURNMENT NEXT PLANNING COMMISSION MEETINGS Wednesday, December 21, 2016 Regular Scheduled Meeting - Public hearing applications due by 9:00 a.m. on Wednesday, November 23, 2016 - Site plan, variance applications due by 9:00 a.m. on Monday, December 12, 2016 Wednesday, January 4, 2017 Regular Scheduled Meeting - Public hearing applications due by 9:00 a.m. on Wednesday, December 7, 2016 - Site plan, variance applications due by 9:00 a.m. on Wednesday, December 21, 2016 NEXT CITY COUNCIL MEETINGS Thursday, December 8, 2016 Informal Regular Scheduled Meeting Thursday, December 22, 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 NOVEMBER 2, 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 and Paul Scanlan Members Absent: David Schindler Staff Present: City Attorney Sharon Hills, Community Development Director Bruce Nordquist, City Planner Tom Lovelace, Planner Kathy Bodmer, Planner/Economic Development Specialist Alex Sharpe, City Engineer Brandon Anderson and Department Assistant Joan Murphy 2. APPROVAL OF AGENDA Chair Melander asked if there were any changes to the agenda. Hearing none he called for a motion. MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann, approving the agenda. Ayes - 5 - Nays - 0. 3. CONSENT ITEMS MOTION: Commissioner Alwin moved, seconded by Commissioner Scanlan, approving the minutes of the meeting of October 19, 2016. Ayes - 5 - Nays - 0. MOTION: Commissioner Alwin moved, seconded by Commissioner Scanlan, recommending approval for model home permit with a six -space surface parking lot on Lots 6 and 7, Block 2, Embry Place Second Addition. Ayes - 5 - Nays - 0. 4. PUBLIC HEARINGS A. Christ Church Communications Tower — Public hearing to consider a request for a conditional use permit amendment to allow for an 87 -foot tall cell tower. (PC16-40-C) LOCATION: Christ Church, 12925 Johnny Cake Ridge Road PETITIONER: Verizon Wireless and Christ Church Chair Melander opened the public hearing at 7:03 p.m. Planner/Economic Development Specialist Alex Sharpe reported that Verizon Wireless has applied for a Conditional Use Permit Amendment for an 87 -foot tall Wireless Communication Tower at 12925 Johnny Cake Ridge Road (Christ Church). CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes November 2, 2016 Page 2 of 7 Verizon Wireless has applied to amend the Conditional Use Permit (CUP) for a Wireless Communication Tower (cell tower). In 2010 Clearwire wireless applied for, and was approved for a 90' tower on the eastern portion of the lot. The property is zoned "P" Institutional, which conditionally permits cell towers. The location of the approved CUP is on the eastern portion of the lot, and was incorporated into a parking lot light pole. The proposed location is on the western portion of the property, behind the church building. The tower is incorporating stealth technologies, allowing for a sleeker and less visually impacting appearance. Commissioner Alwin inquired as to what the color of the tower could be. Mr. Sharpe answered that the color could be changed but the standard color is grey and it could blend in with most backgrounds. Rob Viera, Buell Consulting, commented that the color could be dark brown to blend into the woods or could be a light blue or even yellow. Chair Melander inquired for clarification that Verizon does not just build a tower because they want to spend the money to build it and that there is a need for this. Mr. Viera confirmed that there is a need for it. Commissioner Diekmann asked if the tower would only be used for Verizon. Mr. Viera answered that it could be used by other carriers too. Commissioner Scanlan inquired if the location near the church rather the tree line would be better. Mr. Viera answered that it is disguised pretty well behind the church. Shelter is there at the base. Commissioner Scanlan commented that back in 2010 when another cell tower was reviewed and inquired if there was another cell tower fairly close to this. Mr. Viera answered yes, in Hagenmeister Park but Verizon cannot get the height they need on that one for their signal to co -locate. Commissioner Burke inquired if they ever thought about putting the mechanical below ground. Mr. Viera said they would get water in there and with the freeze -thaw cycle it is needed to be above ground. Chair Melander asked if there was any thought of putting the tower inside a structure like the steeple cross in a Burnsville church. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes November 2, 2016 Page 3 of 7 Mr. Viera answered that would be more sleek but feels it stands out even more. Chair Melander commented that with a light blue color it would blend in even more. Mr. Sharpe stated that a steeple cross would count as signage unless connected with the building and would change the dynamics. Commissioner Scanlan asked staff about color preference. Mr. Sharpe answered that from a staff perspective he did not have a preference but would like to see what it would look like to back yards and if there were residents here that would have a preference. Chair Melander closed the public hearing at 7:16 p.m. B. Mount Olivet Church Communications Tower — Public hearing to consider a request for a conditional use permit amendment to construct an 84 -foot cell tower. (PC16-39-C) LOCATION: Mount Olivet Church, 14201 Cedar Avenue PETITIONER: Verizon Wireless and Mount Olivet Church Chair Melander opened the public hearing at 7:17 p.m. Planner Kathy Bodmer stated Verizon Wireless and Mount Olivet Assembly of God Church request consideration of a conditional use permit to construct an 84 -foot tall wireless communications tower (cell tower) west of the youth building at 14201 Cedar Avenue. The tower is requested in order to improve network capacity and improve coverage along Cedar Avenue. The construction of the cell tower will include construction of an equipment platform and a generator. The tower and equipment will be located within a 21.5' x 25' area with an 8' tall cedar fence around the perimeter. The property is zoned "P" (Institutional) which allows a cell tower by conditional use permit, subject to a number of performance standards. In order to obtain a conditional use permit, the petitioner must demonstrate that all of the performance standards of the zoning code are met. Verizon Wireless provided a letter that elaborates on why this site was selected. The zoning code requires co -location on existing towers within the 1/2 mile area. The only available existing tower is located at Apple Valley High School. According to the letter, the antenna centerline height and terrain of the area would not meet Verizon's offload or coverage needs. Commissioner Alwin asked if there were any concerns of impervious surface with the TCF bank going in. Ms. Bodmer answered that it was not something they reviewed yet in detail and said the surface area where there is not equipment is actually crushed gravel and that it would be permeable. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes November 2, 2016 Page 4 of 7 Commissioner Scanlan asked about the position they have it shown on the island and if there was another location that was more centrally located to screen it better. Ms. Bodmer answered that is not something they looked at yet in detail. There is a quite mature tree east of the site and staff is hopeful that could remain and provide good screening from Cedar Avenue. She added there is a line of landscaping behind the parking lot and then there is quite a dip in elevation. She believes there is quite a bit of opportunity for additional screening west of the site that would help to screen the area over time and staff could explore. Commissioner Scanlan asked about the tower at Apple Valley High School that was too short and if that was a Verizon tower or a competing carrier. Mr. Viera answered that it was a competing carrier. Commissioner Scanlan inquired about the site selection especially with the commercial area that is just south of the church. Ms. Bodmer reported that some of the taller office buildings in the City are a location for cell towers but are outside of that 1/2 mile search area. Commissioner Burke inquired about other towers and how close they were to residential houses. Ms. Bodmer said there was a tower at the City's Central Maintenance Facility by Cedar Isles Estates neighborhood and staff could do a search for others. Chair Melander said both locations are churches and a source of income for the parishes. He understands that it is part of Mr. Viera's job to search thoroughly for sites. Ms. Bodmer said yes. Commissioner Scanlan asked about the site selection and if there was any reason Verizon could not bring in another tower at the high school location. Ms. Bodmer answered that the issue is with the available height of that tower. Commissioner Scanlan asked with the limitations of the existing tower could Verizon bring in a separate tower. Ms. Bodmer said staff would have to look at that. The City does not have any provision in the zoning code for separation or minimum number of towers, but for the neighbors of that area it might be kind of a burden for them to have another tower nearby. It is something that could be explored. Chair Melander commented that the water towers are covered with cell towers and that they cover those areas. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes November 2, 2016. Page 5 of 7 Ms. Bodmer added that the coverage they are trying to get to is the traffic on Cedar Avenue. Mr. Viera stated that typically he is given a search radius to find a location but this time he was given a particular property. Verizon wanted the church because of the elevation and it was close to commercial, north and south along Cedar Avenue. There is so much demand along Cedar Avenue now that Verizon has to have this location. Typically he searches for a site but this time was given the location to pursue. Commissioner Scanlan asked what other options are available south in the commercial area versus the residential area where the church is and understands that this is the ideal optimum spot that Verizon wants to put the tower. What other options do we have available here. He would like Verizon to come with and provide additional leeway. He said he would like to look at some other options too to see that the City is covering their bases. Mr. Viera answered that this location was where Verizon wanted it. The high school property was too far to the west by at least 1/4 mile. Janet Malz, 14242 Glencove Trail, commented this will be an unsightly tower and is opposed to the construction of it. It would greet visitors to the community along Cedar Avenue. It would lower property values of the homes near it. She would like Verizon and the City to consider other non- residential areas for the location. She started an on-line petition. She contacted Verizon. She added that Apple Valley is a pleasant place to live, understands the need for cell towers and does not think they should be in residential neighborhoods. Chair Melander closed the public hearing at 7:35 p.m. C. 7525 147th Street Building — Public hearing to consider a conditional use permit to allow for a drive-thru window in conjunction of with a proposed coffee shop and site plan/building permit authorization to allow for a 4,567 sq. ft. building. (PC16-38-CVB) LOCATION: 7525 147th Street West PETITIONER: 7525 Cedar, LLC Chair Melander opened the public hearing at 7:36 p.m. City Planner Tom Lovelace stated the applicant is requesting approvals of a conditional use permit, site plan/building permit authorization and several building and parking setback variances to allow for construction of a 4,567 -sq. ft. building, 48 surface parking spaces, and drive-through window for a coffee shop. The site is located at 7525 147th Street West, the current location of a vacant motor fuel/convenience store. He reviewed the site plan, traffic flow, sidewalk connections and required setback variances. He also reviewed the landscaping, grading and utility plans. All mechanical equipment shall be screened in accordance with City code requirements. Final grading and erosion control plans, and specifications shall be submitted for approval by the City Engineer prior to issuance of a Natural Resources Management Permit. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes November 2, 2016 Page 6 of 7 Commissioner Scanlan inquired about the trash enclosure and noted it had previously been set to the west corner versus being in the center and if there was any concern for that. Mr. Lovelace answered it should not be of concern and that it would be located in the center in the back and would be constructed of the same material as the structure itself. He did not see an issue related to that and thought additional landscaping in the back could be added to soften the look. Commissioner Scanlan asked about the parking numbers. Mr. Lovelace said parking calculations would have to meet expectations with the seats inside the restaurant. He also noted that there was outdoor seating provided at this location for the restaurant to the south and decorative fencing is shown there. Staff would want to be sure the decorative fencing would be providing that kind of barrier between the drive aisle and the outdoor seating area. He added they also show some seating in front of the coffee shop. Commissioner Diekmann asked about the concrete space in front of the coffee shop only being 5 feet and that it was mentioned early that 4 feet with 1.5 foot overhang is not enough to make it a usable walkway and that with seating it is not a usable walkway either. Mr. Lovelace agreed that could be the case so staff would have to look at that. Commissioner Burke inquired if it would be reasonable to have the same hours as the drive-thru on the west side of Cedar Avenue as the east side of Cedar Avenue (Caribou). Mr. Lovelace answered that he could review those hours. Sheldon Berg, DJR Architecture, stated he worked with Paul Graffunder, the seller of the property with a program and some uses for the space. Things changed, they had to make some adjustments and had to find additional tenants. Commissioner Diekmann asked why the existing pylon sign would remain and if it would be altered at all. Mr. Berg answered that the tenants would like the sign to remain and have a little visibility for the site. They would adjust the sign to just be two panels for the two tenants. Comparing the total amount of the signage that is there now may be reduced a little bit going forward. Commissioner Diekmann asked if this was going to be a new sign on the same pole. Mr. Berg answered yes, there would be new cabinets but on the same pole. Chair Melander commented that even since this is a smaller building it is a tougher fit for the site. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes November 2, 2016 Page 7 of 7 Mr. Berg said he did not think so based on the length and width. The north and south sides were reduced to accommodate the drive-thru. They also added additional landscaping on the east side and will work with City staff to add some more as well as buffering on the north. Chair Melander asked if there would be room for the sidewalk issue talked about earlier. Mr. Berg answered he thinks they could work that out. Chair Melander closed the public hearing at 8:02 p.m. 5. LAND USE/ACTION ITEMS --NONE-- 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 December 7, 2016, at 7:00 p.m. 7. ADJOURNMENT Hearing no further comments from the Planning Staff or Planning Commission, Chair Melander asked for a motion to adjourn. MOTION: Commissioner Alwin moved, seconded by Commissioner Scanlan to adjourn the meeting at 8:04 p.m. Ayes - 5 - Nays - 0. Respectfully Submitted, Joa Murphy, Planning De artment ssistant f3(. Approved by the Apple Valley Planning Commission on Tom Melander, Chair 000 000* 100 000 0000 *0 4. City of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 3B December 7, 2016 Consent Items PROJECT NAME: 13608 Gossamer Way Front Setback Variance PROJECT DESCRIPTION Dream Homes Inc. has requested consideration of a 10 foot front yard setback variance to allow a home to be constructed with a 20 foot setback from the front property line. STAFF CONTACT: Alex Sharpe, Planning and Econ Dev Spec. DEPARTMENT/DIVISION: Community Development Department APPLICANT: Dream Homes Inc. PROJECT NUMBER: PC16-44-V APPLICATION DATE 60 DAYS: 120 DAYS: 11/21/16 1/20/17 3/21/17 Proposed Action The Staff reviews variance applications based strictly upon the requirements of the state statutes and the City Code which require that the applicant establish that there are practical difficulties present in order for a variance to be granted, and that logical alternatives are not available. Staff recommends approval of the variance with the following motion: • Recommend approval of a 10 foot variance to the required front yard setback to allow a home to be constructed with a 20 foot setback from the front property line, subject to compliance with all City Codes, based on the following practical difficulties with conditions. Practical Difficulties 1. The lot has a steep grad from east to west, with nearly 20 feet in elevation change. The steep grade of the lot would require a large retaining wall at the rear of the home. This retaining wall will prevent use of the rear yard, and potentially create a safety risk due to its height. 2. The rear yard cannot be regraded due to a storm water retention pond and a conservation easement on the lot preventing any grading or elevation changes. 3. The southeast corner of the home would face structural issues without a variance as the retaining wall would be within 2 feet of the foundation of the home. Construction of any home would require a retaining wall of at least 9 feet in height. Conditions of approval 1. A building permit is required prior to any construction. Project Summary/Issues Keleab Girma, on behalf of Dream Homes Inc., has applied for a 10 foot variance to the front yard setback. The property was platted as part of Valley Oaks Estates, but has gone tax forfeit. Dream Homes has purchased the property with the intent of constructing a single family home. The lot was not previously graded and has steep slopes to the east/rear of the lot, limiting the rear yard. A conservation easement was established as part of the Valley Oak Estates plat, further limiting any grading which can occur in the rear yard. The applicant is seeking a 10' variance to the front yard setback to allow the home to have a rear yard, limit the height of the require retaining wall, and prevent disturbance of the conservation easement. Without the variance the retaining wall will be within two feet of the foundation of the home. As proposed the retaining wall is 9' in height. If a variance is not granted the retaining wall height would increase to approximately 15' and remove all rear yard to the property. Several other properties were granted 10' front yard setback variances as part of the Valley Oaks Estates plat, however, all of these properties are across the street. The intent of these variances were to retain old growth trees that are in the rear yard. In the case of this lot the property is difficult to develop without a variance. Due to the other variances being granted a 10' setback will not alter the essential character of the neighborhood, nor will this home stand out as being too close to the front property line. Definition of "Practical difficulties": • The applicant proposes to use the property in a reasonable manner not permitted by the zoning provisions of the code; • The plight of the applicant is due to circumstances unique to the property not created by the applicant; and • The variance, if granted, will not alter the essential character of the locality. • Economic considerations alone do not constitute practical difficulties. In order to grant a variance, the City considers the following factors to determine whether the applicant established that there are practical difficulties in complying with the provision(s) of this Chapter: Special conditions apply to the structure or land in question that are particular to the property and do not apply generally to other land or structures in the district or vicinity in which the land is located; The properly is unique in that it was constructed prior to the establishment of the zoning ordinance. The house is setback 6' 10" where 10' are required, had the home been compliant there would not be a need for the variance. 1. The granting of the proposed variance will not be contrary to the intent of this chapter; The granting of this variance will not be contrary to the intent of this chapter. The property owner intends to use the property in a reasonable manner which is not permitted by the zoning code. 2. The special conditions or circumstances do not result from the actions of the owner/applicant; and The conditions of this lot were not created by the property owner and existed prior to their ownership. No part of the request involves economic considerations and the variance, if granted will not alter the essential character of the surrounding neighborhood. The granting of the variance will not merely serve as a convenience to the applicant, but is necessary to alleviate practical difficulties in complying with the zoning provisions of this Code; and The property has a steep grade which makes adhering to the zoning ordinance potentially unsafe and removes use of the property extensively. 3. The variance requested is the minimum variance necessary to alleviate the practical difficulty. A 10 foot setback allows for the best site design and home placement. Any variance less than 10 feet does not alleviate the practical difficulty as adequately. Budget Impact N/A Attachment(s) 1. Site Survey 2. Plat 3. Area Map 4. Zoning Map 13608 Gossamer Way Front Yard Setback Variance PROJECT REVIEW Existing Conditions Property Location: 13608 Gossamer Way Legal Description: Lot 1, Block 2, Valley Oaks Estates Comprehensive Plan Designation LD- low Density Residential 2-6 units per acre Zoning Classification R-3, Single Family Residential Existing Platting Platted Current Land Use Single Family Horne Size: 15,186 sq. ft. Topography: Steep Slope Existing Vegetation Turf Other Significant Natural Features N/A Adjacent Properties/Land Uses NORTH Comprehensive Plan LD -Low Density Residential (0-6 units/acre) Zoning/Land Use R-3 Single Family 11,000 s.f. SOUTH Comprehensive Plan LD -Low Density Residential (0-6 units/acre) Zoning/Land Use R-3 Single Family 11,000 s.f. EAST Comprehensive Plan LD -Low Density Residential (0-6 units/acre) Zoning/Land Use R-3 Single Family 11,000 s.f. WEST Comprehensive Plan LD -Low Density Residential (0-6 units/acre) Zoning/Land Use R-3 Single Family 11,000 s.f. ti O O W z 0 O 0 W co C O v0 co 3f N3A d d VG3O 0t 31; (0 M O N ;LI .4,...),,_ 'SO a 0 Lw 2 01 's O O g ,.8E.8£0 6 S V-> ~ u Q j C9101.*� o ..Z o ', J IP., (0( .mac, X 1N3W3SV3 NOIl d/1N3S- i i\ ' °o' 4'43.,,, , oN , j Z ciiO LIJ \ Ili j o% O ti c^ \ tl ? X � 6,d, IN.03 OX \ W -� o. U t ▪ "1N3W3Sd3.(l/lIl(1 F 3Jb'N/b210 -_ o • � w Z 2: icil o' D Zi No< cc X --vJ \ t. I- VI Q Q X r. \\ X O. uW ? W W O � o� z w w Q 0 S66 a 1 \, 0,x+17 g Ik-,".ChliTh!.1' Y_I !10110 UW�OOI)x117740 E00< = dpiOQ�/M132/o3Spdp1���'�0Z QO In (0�00<Jx �-iW JZW (O�Op<x I `S/ _O WZ4 � aW�QT "210';-L. �� I O. I 1 00 I ` M V � \o cn N o �� r- rn 3 %t C[ :-/I)-) � N N\� O N N ri c i ri d'00,:3,6_ �6'/ Z Lj Z D W p O D Cp CQ ,1'-' ti" ---4 `et OU ?mo 13 ° 2 ai vwi,L cW vwi oo�s -- �sr-' h > >;> j '> j '> .����-IwwwwwwwWw Ino)IIeM pjepuelS ecz n hitil �, N3SnOH a3SOdO?Jd( �� o i I aa, U' Y 0 cc) � 1 I ZS,GZZ = d 0� 0071, gOVelVD cV 00'0£ N N 00 •Z dOO1S 00.t,z OW Up 0 !o X' 7 o; 0I Frz- o_. f >das'9G=7 1L"k6 M ..EL.1000 N 60 o�v 2131100 8 82:1110 313010N00 O 0) IMPERVIOUS SURFACE CALCS.: - V A/141 V S SOO z oco� = wla HW M3S NVS v) vj vi vi Uj v) co cocp co M ti N O .O cO O • M L �- N • N Total Hard Cover: Hard Cover % : DESCRIPTION OF PROPERTY: 0 N 'n r -o Existing Elevation Q1 o 0 '= rn I O X G NUMBER NE, NOPE, MINNESOTA ART N.:mar+ 6552 DRAWING NUMBER SAFCO PAODUCTS • NEW HOPE. MINNESOTA REORDER BY PART NUMBER 6552 DRAWING NUMBER SAFCO PRODUCTS • NEW HOPE, MINNESOTA REORDER BY PART NUMBER 6552 P0541, Of EFIN1511 �/ 9 Z- 6. '0 t. 1: l d .. . t., 3 0 1 H 0 I a 1:,nv]_I ,v i�vv1-1 :)7.!/ • 0nv /I\vtvA,Ll�)1E I ;InvncI� _1..v1`i 3.90,9 LOOS o68N .,� /:00'SL 3.90,9 LOOS 9Z 3,047 3.**,9S —� oo'£s<, .......,;-/:°_,°.51-__ , .- 3.90,91.00S .6L1 (3nN3AV elv 130) LL 'ON'' ',AVMHOIH >iNflJll, M.L l,9So62S , i .,, S N: a 1 00 7i7,7:, 3 0 4;.....-- "- .--,•,:i3s.'",Qb 1 Pi 3 131 a : d 3 0 1 'A J : J '7���1 1°41 H p I 1 d L s _'' , d 9, �0, 6f I 730MVd NO I1d30X3 3v41,010.91�6' 3.80,5 ° lOS �i''t0t ,694,-'::„.-:. ® e- m a ° °-r--e n J 7:01 1.0.L9 : ' N£0 06 0 4L'90l1''ONdI'13CtTll' N /�~ 'k.. s 9s .,'''01';'''n �. r- i {/ '''i5 lS r N Ol II 35'. ' /2 O :,:i s : J,'i = 9- Ott m 4 — z 0 0*l l; OIO,I,j'_ {{ t1'l6 i _ O ,9, 1 LR'T.fi M.90,9 LOON LZ'6ZC DRAWI\ SAPCO PRODUCTS REORDER BY f POSITION ENT w C d;�— OL'i'CL --�� �31 1YSSOO i � n o ZL I. lc n 3f1N3AV NOONN3d -lnn1 �ALi 3.6'17,004ON 091,0*\l^/1t`I�I-, i�♦/\/IVIV_JCL' illbew.,_ MA IplEt... 11,40,15 `fir. � «fir ;.:,..lir j� 'ACP $1.11.4-ad aull imailtikt1304til ;lbw psi 1 c . I 0 risi FP* ' rilik. k, pair �� i aV , :. �► �..�. �,, �jam,, 4IL'lir�l'P ��1- i Ipltam ■Doth4r" "` 'r;ji,Ir1s.-tm qmpadrodo bbite.1 mr, rwreis la plii IMP ... MilialkArew wig, I . ap '` ice: �.rflifi' 3C APPLE VALLEY PLANNING COMMISSION 2017 MEETING CALENDAR AND APPLICATION DEADLINES Meetings are held on the first and third Wednesdays of each month at 7:00 p.m. at the Apple Valley Municipal Center, 7100 -147th Street West APPLICATION DEADLINE for Public Hearings: Rezonings, Subdivisions, Preliminary Plats, Conditional Use Permits, Comp Plan Amendments, Interim Use Permits Wednesday, 9:00 a.m. December 7, 2016 December 21, 2016 January 4, 2017 January 18, 2017 February 1, 2017 February 15, 2017 March 8, 2017 March 22, 2017 April 5, 2017 April 19, 2017 May 10, 2017 May 24, 2017 June 21, 2017 July 5,2017 July 19, 2017 August 9, 2017 August 23, 2017 September 6, 2017 September 20, 2017 October 4, 2017 November 8, 2017 November 22, 2017 * Odd date due to Holiday occurrence. ** Only one meeting this month. s:\planning\private\plancomm\calendars\2017 final.doc APPLICATION DEADLINE for Site Plan Reviews, Variances, Sketch Plans, etc. Wednesday, 9:00 a.m. December 21, 2016 January 4, 2017 January 18, 2017 February 1, 2017 February 15, 2017 March 1, 2017 March 22, 2017 April 5, 2017 April 19, 2017 May 3, 2017 May 24, 2017 June 7, 2017 July 5, 2017 July 19, 2017 August 2, 2017 August 23, 2017 September 6, 2017 September 20, 2017 October 4, 2017 October 18, 2017 November 22, 2017 December 6, 2017 MEETING DATE Wednesday, 7:00 p.m. January 4, 2017 January 18, 2017 February 1, 2017 February 15, 2017 March 1, 2017 Annual Mtg. March 15, 2017 April 5, 2017 April 19, 2017 May 3, 2017 May 17, 2017 June 7, 2017 June 21, 2017 July 19, 2017** August 2, 2017 August 16, 2017 September 6, 2017 September 20, 2017 October 4, 2017 October 18, 2017 November 1, 2017** December 6, 2017 December 20, 2017 City of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 4.A. December 7, 2016 Public Hearing PROJECT NAME: Palomino Highlands PROJECT DESCRIPTION Consideration of a replat of three existing parcels to adjust a common rear lot line. No new lots or new development will occur as a result of this replat. STAFF CONTACT: Kathy Bodmer, Planner DEPARTMENT/DIVISION: Community Development Department APPLICANT: Lee and Gretchen Gilbertson Tim and Carolyn Ellison Robert Parkhill and Dennice Briol PROJECT NUMBER: PC 16 -43 -SF APPLICATION DATE: 60 DAYS: 120 DAYS: November 9, 2016 January 7, 2017 March 8, 2017 Proposed Action Open public hearing, receive comments, close the public hearing. It is the policy of the Planning Commission to not take action on an item on the night of its public hearing. However, the requested replat will have minimal impacts to adjacent properties. No new lots and no development will occur as a result of the subdivision and plat. If the Planning Commission is ready to take action on this item, the following motion would be recommended: • Recommend approval of the preliminary plat of Palomino Highlands in accordance with the preliminary plat dated November 18, 2016, subject to compliance with all City Codes and the following condition: o Perimeter drainage and utility easements shall be dedicated on the three properties as depicted on the draft Final Plat of Palomino Highlands, except that the drainage and utility easement on the west line of Lot 3, Block 1 (12980 Hershey Way) shall be increased from 5' to 10' to accommodate an existing public storm sewer. Project Summary/Issues Three property owners request consideration of a replat of their properties to allow them to shift their common rear lot lines. The parcels are located on the north side of Palomino Drive between Belmont Road and Hershey Way. The Ellisons at 102 Belmont Road have a shed and fence that are located on the Gilbertson property at 12980 Hershey Way. The replat is requested to shift the common rear lot line southwest so that the shed and fence are located completely on the Ellison property. Robert Parkhill and Dennice Briol would also like to adjust their rear lot line to align with the Ellison property rear lot line. The shifted lot line would increase the size of the Ellison lot by 3,194 sq. ft. to create a 22,092 sq. ft. lot and increase the size of the Parkhill/Briol lot by 3,690 sq. ft. to create a 26,108 sq. ft. lot. The Gilbertson lot on Hershey Way remains a 3.5 -acre parcel. No new parcels are created and no new development will occur as a result of this replat. In connection with the replat, the owners will be requesting the vacation of the existing 10' drainage and utility easement adjacent to the rear lot lines of Lots 1 and 2, Block 4, Palomino Hills 3rd Addition (Belmont Road parcels) in order to relocate the easements adjacent to the new property line. The rear yard of Lot 4, Bock 1 The Highlands has a large drainage easement in the rear yard that provides stormwater ponding and drainage. The City Engineer will need to review the request to vacate the drainage easement to determine whether vacating the easement would impact the functioning of the ponding area. At its December 7, 2016, meeting, the City Council will set a public hearing to evaluate whether the public use of the easement is still needed. Requests for vacation of easements and right-of-way are reviewed by the City Council. Budget Impact N/A Attachment(s) 1. Engineering Memo 2. Location Map 3. Zoning Map 4. Existing Lot Areas 5. Preliminary Plat 6. Final Plat 7. Easement Vacation Exhibits PROJECT REVIEW Existing Conditions Property Location (Legal Description): 12980 Hershey Way (Lot 4, Block 1, THE HIGHLANDS) 102 Belmont Road (Lot 2, Block 4 PALOMINO HILLS 3RD ADDITION) 100 Belmont Road (Lot 1, Block 4 PALOMINO HILLS 3RD ADDITION) Comprehensive Plan Designation LD (Low Density Residential, 2 to 6 units/acre) Zoning Classification R-3 Single Family 11,000 s.f. Existing Platting All three lots are platted lots of record. Current Land Use Single family residential. Size: Address: Existing: Proposed: 12980 Hershey Way 152,381 sq. ft. (3.5 acres) 100 Belmont Road 26,108 sq. ft. (0.6 acres) 102 Belmont Road 22,092 sq. ft. (0.5 acres) Topography: Existing Vegetation Urban landscape — heavily wooded area Other Significant Natural Features N/A Adjacent Properties/Land Uses NORTH Belmont Road, Lot 20 Block 3 and Lot 23 Block 2 Palomino Hills 3rd Addn Comprehensive Plan LD -Low Density Residential (2-6 units/acre) Zoning/Land Use R-3 Single family, 11,000 s.f. SOUTH Lot 3, Block 1 The Highlands Comprehensive Plan LD -Low Density Residential (2-6 units/acre) Zoning/Land Use R-3 Single family, 11,000 s.f. EAST Lot 3, Block 1 The Highlands and Palomino Drive Comprehensive Plan LD -Low Density Residential (2-6 units/acre) Zoning/Land Use R-3 Single family, 11,000 s.f. WEST Lot 5, Block 1 The Highlands and Lot 3, Block 4 Palomino Hills 3rd Addition Comprehensive Plan LD -Low Density Residential (2-6 units/acre) Zoning/Land Use R-3 Single family, 11,000 s.f. City of Apple II Valley MEMO Public Works Department TO: Kathy Bodmer, Planner FROM: Brandon Anderson, City Engineer DATE: December 1, 2016 SUBJECT: Palomino Highlands Preliminary and Final Plat Kathy, following is comments on the Palomino Highlands Easement Vacation, Preliminary and Final Plat documents. Please include these comments as conditions to approval. General • Please revise drainage and utility easement along the north property line of Lot 3 Block 1 from 5' to 10' to accommodate existing public storm sewer along property line. • The modifications to the property lines and drainage and utility easements proposed for lots 1 and 2 of Block 2 do not appear to impact public utilities or drainage. -z�` iii � � �'� � . ; '�`� i i �%moi � f 2 2 2 1 mm m m 2 N N 3 Single Family Lots Existing Zoning : R-3 SINGLE FAMILY 11,000 SQ.FT Contact Information: 0 z o 2 g w 8 8 8 Z RUSSELL P. DAMLO SHEET 1 OF 1 SHEETS PROJECT NO. EASEMENT VACATION EXHIBIT EASEMENT VACATION DESCRIPTION: w c.) 0 0 -J (.9 cNIZ 0 0 Z Ce <0 00 < oz 0 w u_ 8 0 _J -J Cr L1J M 0 1,11 0 Z CI 0 J (-) < u- 0 z 0 1- 0 0 ce 5 .47 0 03 csi 0 MINNESOTA DAKOTA COUNTY, 0 co 0 0 0 CD ‘46 c .2 13 c LLI m gLO L- Z CD C 0 00 0-o 2 112 0 0c 8- 0 of 0 _J "0 Q) 0 'C _J > (7) _J _00 00 t V) c Minn. Reg. No. f city of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 4B December 7, 2016 Public Hearing PROJECT NAME: Qdoba Restaurant Conditional Use Permit and Variance Request PROJECT DESCRIPTION Request for: 1. A conditional use permit to allow for a Class II restaurant at 7525 147th Street West 2. A variance allow for a Class II restaurant to be located closer than 1,000 feet from an institutional or residential use. STAFF CONTACT: Thomas Lovelace, City Planner DEPARTMENT/DIVISION: Community Development Department APPLICANT: 7525 Cedar, LLC PROJECT NUMBER: PC 16 -34 -BV APPLICATION DATE: 60 DAYS: 120 DAYS: November 9, 2016 January 7, 2017 March 8, 2017 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. Project Summary/Issues The applicant is requesting the approval of a conditional use permit (CUP) and variance allow for establishment of a Class II restaurant in a proposed 4,567 -sq. ft. building, located at 7525 147th Street West. This is the current location of a vacant motor fuel/convenience store. The property is currently zoned "RB" (Retail Business), which allows for Class II restaurants when located no closer than 1,000 feet from any residential or institutional use. The property is located approximately 300 feet from the Glazier Avenue Townhomes, a 15 -unit townhome development located at 14641-59 Glazier Avenue; and 550 feet from the Christian Science Society church, located at 14515 Glazier Avenue. A Conditional Use Permit (CUP) is requested when a person wishes to use a property for something that is not generally allowed by the zoning ordinance, but which may, with certain conditions, be an acceptable and consistent use. The CUP is issued by the City Council who may impose special performance standards or restrictions on a property to ensure the use is in keeping with the surrounding properties. A variance is an exception granted by the City Council from the zoning requirements of a particular zoning district. Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the official control. Practical difficulties are described as: • The property owner proposes to use the property in a reasonable manner permitted by the ordinance. • The owner's plight is due to circumstances unique to the property not created by the owner. • The variance will not alter the locality's essential character. During the past several years the City has approved variances to allow for Class II restaurants to locate closer than 1,000 feet from a residential or institutional use. In 2013, the City granted a variance to allow for a Chick-fil-A restaurant, located at 7480 l53rd Street West, to be located closer than 1,000 feet to a residential use due to the finding that Cedar Avenue and a sound wall would act as a barrier and mitigate impacts generated from the Class II restaurant on the residential uses located on the west side of Cedar Avenue. In 2010, Panda Express, a Class II restaurant located at 7735 150th Street West (CSAH 42) received a variance from the 1,000 -foot distance requirement due to the finding that CSAH 42 was a principal arterial road with a 160 -foot right-of-way and a traffic volume of over 30,000 vehicle trips per day, which will act as a barrier and mitigate impacts generated from the Class II restaurant on the institutional and residential land uses south of CSAH 42. Variances from the 1,000 -foot distance requirement were also granted in 1993 for other Class II restaurants along CSAH 42. They include Bruegger's Bagels, Taco Bell, and Dairy Queen. Conditions for granting a variance for these restaurants appear to be similar to the before - mentioned restaurants. As stated previously, the Qdoba restaurant will be located in a proposed 4,567 -sq. ft. building, located at 7525 147th Street West. This restaurant will be sharing space with a proposed coffee shop that will have a drive-through window that will require approval of conditional use permit. The public hearing for the drive-through land and review of the site plan/building permit authorization was held at the November 2, 2016, Planning Commission meeting. City staff requested that the applicant provide traffic forecast information for the proposed building and uses. That traffic information is currently under review by staff and the City's traffic consultant. Any recommendation on the proposed conditional use permits, variance and site plan/building permit authorization shall be made upon completion of the City's review of the development's traffic impacts. Budget Impact None Attachments Development Plans QDOBA RESTAU NT CONDITIONAL USE PE PROJECT REVIEW Existing Conditions IT REQUEST Property Location: 7525 147th Street West Legal Description: Lot 4, Block 3, VALLEY COMMERCIAL PARK 1ST ADDITION, EXCEPT THE West 40 feet thereof, together with the vacated street adjacent on the East of said Lot 4, Block 3 Comprehensive Plan Designation "C" (Commercial) Zoning Classification "RB" (Retail Business) Existing Platting Platted Current Land Use Vacant motor fuel station Size: .92 gross acres - .06 acres of right-of-way easement area - .13 acres of easement area = .73 acres net buildable area Topography: Flat Existing Vegetation Landscaped Other Significant Natural Features None Adjacent Properties/Land Uses NORTH Kennedy Transmission Building Comprehensive Plan "C" (Commercial) Zoning/Land Use "GB" (General Business) SOUTH Bank of America Comprehensive Plan "C" (Commercial) Zoning/Land Use "RB" (Retail Business) EAST Applebee's Restaurant Comprehensive Plan "C" (Commercial) Zoning/Land Use "PD -290" (Planned Development) WEST Cedar View Animal Hospital Comprehensive Plan "C" (Commercial) Zoning/Land Use "RB" (Retail Business) Development Project Review Location Map Comprehensive Plan: The subject property is currently designated "C" (Commercial). The commercial designation includes a wide variety of retail, office, and service uses that vary in intensity and off-site impacts. The City uses the zoning ordinance to regulate the intensity and characteristics of development based upon land use criteria and performance standards. The redevelopment proposal is consistent with this designation. Comprehensive Plan Land Use Map Zoning: The property is zoned "RB" (Retail Business). Retail business districts are areas, which are centrally located to serve the need for general retail sales. Multi -tenant retail buildings are a permitted use within this zoning district. The applicant has indicated that the proposed tenants will be a Class II restaurant and coffee shop. The "RB" zoning district lists a Class II (Qdoba) restaurant and drive-through window in conjunction with a Class III (coffee shop) restaurant as conditional uses. Zoning Map Development History: The site is the current location of a vacant 4,734 -sq. ft. motor fuel station with a convenience store, car wash operation, and two motor vehicle repair bays. On December 12, 2015, the City Council approved site plan/building authorization to allow for construction of a 7,512 -sq. ft. multi -tenant retail building and 50 -space surface parking lot. Also included in that approval were the granting of building setback variances of 16 feet from Cedar Avenue and 10 feet from 147th Street West. On February 25, 2016, the City Council approved the following amendments to the approved building setback variances: 1. A building setback variance of 16 feet to 17 feet from the required building setback of 50 feet from Cedar Avenue; 2. A building setback variance of 16 feet to 45 feet from the required building setback of 50 feet from Cedar Avenue for the south 5 feet of the east elevation; and 3. A building setback variance of 10 feet to 25 feet from the required building setback of 40 feet from 147th Street West. Finally, the existing platted lot was combined with 30 feet of vacated right-of-way abutting the lot's east property and replatted as Lot 1, Block 1, Giselle's Corner. This replat was approved by the City Council on March 24, 2016, but has not been recorded at Dakota County. Conditional Use Permit Request: The applicant is requesting approval of a conditional use permit (CUP) to allow for a Class II restaurant. Approval of a Class II restaurant in the "RB" zoning district is subject to the requirement that it be located no closer than 1,000 feet from any residential or institutional use. The proposed restaurant will be located is located approximately 300 feet from the Glazier Avenue Townhomes, a 15 -unit townhome development located at 14641-59 Glazier Avenue; and 550 feet from the Christian Science Society church, located at 14515 Glazier Avenue. Therefore, a variance from the distance requirement will be needed. Variance Request: Approval of the proposed CUP shall be contingent upon the approval of a variance from the requirement that a Class II restaurant be located no closer than 1,000 feet from any residential or institutional use. As state previously, the proposed restaurant site is located 300 feet from the Glazier Avenue Townhomes and 550 feet from the Christian Science Society church. Both uses are located on the opposite side of Cedar Avenue, a six -lane principal arterial roadway, with an annual average daily traffic of 45,500 trips. Variances shall only be permitted when they are in harmony with the general purpose and intent of the official control and when the terms of the variance are consistent with the comprehensive plan. Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the official control. Practical difficulties are described as: • The property owner proposes to use the property in a reasonable manner permitted by the ordinance. • The owner's plight is due to circumstances unique to the property not created by the owner. • The variance will not alter the locality's essential character. During the past several years, the City has approved variances to allow for Class II restaurants to locate closer than 1,000 feet from a residential or institutional use. In 2013, the City granted a variance to allow for a Chick-fil-A restaurant, located at 7480 153rd Street West, to be located closer than 1,000 feet to a residential use due. The variance was granted due to the finding that Cedar Avenue and a sound wall would act as a barrier and mitigate impactsg enerated from the Class II restaurant on the residential uses located on the west side of Cedar Avenue. In 2010, Panda Express, a Class II restaurant located at 7735 150th Street West (CSAH 42) received a variance from the 1,000 -foot distance requirement. The variance was granted due to the finding that CSAH 42 was a principal arterial road with a 160 -foot right-of-way and a traffic volume of over 30,000 vehicle trips per day, which will act as a barrier and mitigate impacts generated from the Class II restaurant on the institutional and residential land uses south of CSAH 42. Variances from the 1,000 -foot distance requirement were also granted in 1993 for some other Class II restaurants along CSAH 42. They include Bruegger's Bagels, Taco Bell, and Dairy Queen. Conditions appear to be similar to the before -mentioned restaurants. The physical presence of Cedar Avenue and the traffic volume will act as a barrier and mitigate impacts that will be generated from the proposed Class II restaurant. Public Hearing Comments: 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. 0900 S 19 CL l9) LLLL 98911 S9i t9£0 068 (LS61 3t D$S NW 'NaYd slnO'715 LZISS NW'NYOtl3 B[ESSS NW'3`JtlntlS 1ZOEE ld'3rntl0 OOZ 3LnS'133a1S N15[ M LC69 -Oa SIOOM SE90 39aL'n 14 . M 6EB9 3Na0 AjiSa3nINl1 N 09LZ dflOaO 311S IINJ 'ONI'S3IMJOSSV 41010n NIXLJna15NOJ NOS21311tld a3lON3.i Jll'aY03J SZSL 1WJ ranlJnais a010Va0400 1N3fIJ 3M 3e,if11031IHO IV :Aq Pa1133.13 :A0 OMeJ32 9.093 :91.322Vo tlrrry+Npi}vru5103b �i: o.eso-st :p 1J9roLd aanAtlN9lS sump sbawww� N!� 91/9L160 �s a +d ws!eaa 400L400LIS J AO3 - - . ter- NW '�eUe^ eddy NOI.1Jf1231SN0'.3 230, ION 3. LS Hi SHEETINDEX- GENERAL 0 SU z 'O" L j 0 r -2v41,41 14\13 rearuanzus 60.1.3Y2L1H03 Deno Lvii15,03 On.L4n 910Z SS ,Aq P.1,0 :Aq unw.43 t :glea :TuIL6t .1Pqn13 1,21d JOOJd 0 ESO -S t Pgfo, '''IVtt*aKet*f*IW.'' Ni“.(14/N, cet 1.10f,J_SNO3 80, _LON •,,,,VNILNI.13 :011S, ISM "IS HLLt 9Z9L c4, .4 ,L _J tOt S, 0 7, .011,080I ',XX ONI `e=in_i_aaurio?dv 3..:010,12 -rraruanEus i10.1.79-81NO3 V.1311D IAel umwa 9Z60-81 :8180 0.880-S, 108,0, 99Z6`. 8.888-43 - NOI 0118,-,100 0, ION I,LIVNIEN,3,4,1 910Z E Z ACM03A1:0:8 suop.enao Aopelx3 NW ',cart, eiddv ISM LS H1L1 9Z9Z .0 - .0 - .0 - 112 SMOOTH FACE CAST STONE BASE ION (CEDAR AVENU5) 11,70,143,30.18 0 0 LI; F)) 55055 VCMCYld 31AVG MaAllS2EAIN11 'N 0922 311 `Nva33 SSL 5Z 09S NW ATFIVA alcIdt/ MIS 91150 9091 c.i i H d a i n H it'll!' H 155 0H 0 City of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 4C December 7, 2016 Public Hearing PROJECT NAME: Cobblestone Lake Medical Center PROJECT DESCRIPTION Request for: 1. The subdivision of an existing 1.96 -acre lot into two lots. Lot 1 would be 1.45 acres and Lot 2 would be .51 acres. 2. Site plan/building permit authorization to allow for construction of a 10,236 -sq. ft. single -story office building on Lot 1. The submitted plans show a proposed 4,200 -sq. ft. building on Lot 2; however, no site plan/building permit authorization is being requested at this time. STAFF CONTACT: Thomas Lovelace, City Planner DEPARTMENT/DIVISION: Community Development Department APPLICANT: Stanley Lynn, LLC PROJECT NUMBER: PC 16 -42 -SB APPLICATION DATE: November 8, 2016 60 DAYS: January 6, 2017 120 DAYS: March 7, 2017 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. Project Summary/Issues The applicant is proposing to subdivide an existing lot into two for the purpose of constructing a 10,236 -sq. ft. office building on the 1.45 -acre lot. Access to the two lots will be via Emperor Avenue, a private street located in easements, of which 35 feet of the easement area is located along the east property line of the two proposed lots. This easement provides direct access to 157th Street West and indirect access to Cobblestone Lake Parkway, two public streets. An underground storm water infiltration system will be located in the northeast corner of the site. A maintenance agreement shall be executed prior to issuance of a building permit to ensure its ongoing function. The plan shows 88 parking spaces, of which 68 will be constructed in the first phase. The remaining 20 spaces will be installed at the time of construction of the second building on Lot 2. The minimum parking requirement for the first building of this size is 68 spaces. The minimum required parking demand for the second building will be 28 spaces. Construction on both lots, as proposed, will create result in a shortage of eight parking spaces. Bituminous curb as a temporary barrier along the south side of the parking lot is not recommended due to unknown timing of future development. Consider installation of permanent concrete B612 curb as shown on the site plan. The applicant should show the location of a bike rack on their plans. No crosswalk from the sidewalk in front of the future building to the proposed building is shown on the plan. The applicant shall identify a crosswalk on revised plans. The sidewalk along Emperor Avenue should be extended south to the North Creek Greenway path located south of the subject property. The submitted landscape plan generally identifies a wide and diverse variety of plantings. However, maples represent 30% of the proposed planting schedule. The plan should be revised to include additional species in a different family. The City Engineer has reviewed the grading and utility plans and has several comments that are included in this report. Revisions to those plans per the Engineer's comments should be made prior to final approval. Budget Impact N/A Attachments Preliminary Plat Development Plans COBBLESTONE LA MEDICAL CENTER PROJECT REVIEW Existing Conditions Property Location: 15875 Emperor Avenue Legal Description: Lot 2, Block 1, COBBLESTONE LAKE COMMERCIAL 5TH ADDITION Comprehensive Plan Designation "MIX" (Mixed Use) Zoning Classification "PD-703/zone 6" (Planned Development) Existing Platting Platted Current Land Use Vacant Size: 1.96 acres Topography: Flat Existing Vegetation Volunteer grasses Other Significant Natural Features None Adjacent Properties/Land Uses NORTH Prestige Academy Day Care Facility Comprehensive Plan "MIX" (Mixed Use) Zoning/Land Use "PD-703/zone 6" (Planned Development) SOUTH Vacant Comprehensive Plan "HD" (High Density Residential/12+ units per acre) Zoning/Land Use "PD-703/zone 8" (Planned Development) EAST Cobblestone Square Senior Apartments Comprehensive Plan "MDC" (Mixed Use) Zoning/Land Use "PD-703/zone 6" (Planned Development) WEST Minnesota Valley Transit Association - 157th Street Station Park and Ride Facility Comprehensive Plan "INS" (Institutional) Zoning/Land Use "P" (Institutional) Development Project Review Comprehensive Plan: The lot is currently guided "MIX" (Mixed Use). "MIX" areas contain a mix of retail and service business, office, institutional, medium and higher density residential, public uses and/or park and recreation uses. The uses may be mixed vertically (in a common structure) or horizontally (in a common site or area). Among the objectives for "MIX" areas are: • Organize land use in a compact and walkable environment. • Set standards for private development and public improvements that produce enduring quality and enhance the character and identity of Apple Valley. • Encourage parking strategies that support greater intensity of use. • Integrate green/open space and trails into "MIX" areas. • Improve environmental conditions, such as water quality and energy use, through development incentives. • Connect "MIX" areas to public facilities, including transit systems, and to the broader community. "MIX" designations will be implemented through planned development zoning. The City will also use design standards and other land use controls to achieve the desired outcomes. At the present time, the Central Village, Apple Valley Transit Station, former Apple Valley Transit Station, and a small portion of Cobblestone Lake are designated "MIX". The proposed use will be consistent with the "MIX" designation by providing another use within Cobblestone Lake that will serve the neighborhood. Zoning: The subject property is currently zoned Planned Development No. 703/zone 6, which allows for a wide variety of retail, restaurants, professional offices, educational tutoring services, convenience stores, apartments, and continuum of care facilities. The proposed medical office facility on Lot 1 is permitted and should not have an adverse impact on existing or future uses within the Cobblestone Lake commercial area. The applicant has not indicated a proposed use for the building on Lot 2. Preliminary Plat: The applicant is proposing to replat an existing 1.96—acre lot into two lots. Lot 1 will have an area of 1.45 acres and Lot 2 will be .51 acres. Access to the two lots will be via Emperor Avenue, a private street located in drainage and utility easements, of which 35 feet of the easement area is located along the east property line of the two proposed lots. This easement provides direct access to 157th Street West and indirect access to Cobblestone Lake Parkway, two public streets. Ten -foot wide drainage and utility easements exist along the north and south property lines of current lot of record, as well as a 20 -foot wide drainage and utility easement along the west and a portion of the south property line. A 35 -foot wide drainage and utility easement is located along the east property line. Finally, a 25 -foot wide buffer reserve area is located directly adjacent to the east of the west property line. The applicant is not requesting the vacation of the any of the existing drainage and utility easements with this replat. Site Plan: The site plan indicates the construction of a 10,236 -sq. ft. office building on Lot 1 and a 4,200 -sq. ft. building on Lot 2 that will be constructed later. Access to the site will be from Emperor Avenue, a private street located along the east side of the property. No direct vehicular access from Pilot Knob Road is proposed. The west half of the private street is located on subject property and cross access easements between the abutting property owners have been previously executed with the developments to the north and east. If necessary, this agreement should be amended to include the owners of the lots within the Cobblestone Lake Commercial 7th Addition prior to issuance of a building permit. The plan shows 88 parking spaces, of which 68 will be constructed in the first phase. The remaining 20 spaces will be installed at the time of construction of the second building on Lot 2. Parking requirements for a medical clinic is three parking spaces for each doctor/dentist practicing on premises at any one time or space for each 150 square feet of gross floor, whichever is greater. The applicant has not indicated how many doctors and dentists will be practicing at this location. Therefore, the parking requirement for a building of this size is 68 spaces. The minimum required parking for a 4,200 future building will be 28 spaces. Construction on both lots, as proposed, will be short eight parking spaces. The site plan shows a temporary bituminous curb at the south edge of the parking area that will be removed at the time of construction of the second building and adjacent parking. Bituminous curb as a temporary barrier is not recommended due to unknown timing of future development. Consider installation of permanent concrete B612 curb as shown on the site plan. The site plan indicates an underground storm water infiltration system that will be located in the northwest corner of the site. A maintenance agreement shall be executed prior to issuance of a building permit to ensure its ongoing function. The planned development ordinance requires that parking lots with fifteen (15) or more parking spaces shall provide for parking for bicycles near the building entrance and shall not encroach into the pedestrian walkway. The applicant should show the location of a bike rack on their plans. The plans show a trash enclosure between the two buildings along the south side of the property. All trash enclosures shall be completely enclosed and constructed of the same exterior finish materials as the principal structure. The plans show the enclosure having the same exterior finish as the building. A five-foot wide concrete sidewalk will be installed adjacent to Emperor along the east side of the property. It will intersect with a sidewalk that will run west in front of the future building and will extend southward along the west side of the building. No crosswalk from the sidewalk in front of the future building to the proposed building is shown on the plan. The applicant shall identify a crosswalk on future plans. The sidewalk along Emperor Avenue should be extended south to the North Creek Greenway path located south of the subject property. The site abuts Pilot Knob Road on the west and a pathway is located along the east side of the road. The City generally requires pedestrian connections from a site to pathways or sidewalks directly adjacent to street and roadways. The significant grade change along the west side of the property prevents such a connection. A 24 -ft. x 50 -ft. area of bituminous with permanent curb will be constructed on the site at the end of the end of Emperor Avenue. This will provide vehicles the ability to turnaround at the end of the private street. This should be included as part of the any existing or new access easement with all parties having a common interest in the use and maintenance of the private street. Grading Plan: The site has been graded as part of the sand and gravel mining reclamation of the site. Therefore, minimal grading to accommodate the proposed building and parking lot will be needed prior to construction. The City Engineer has reviewed the grading plan and has the following comments: 1. Final grading plans shall be reviewed and approved by City Engineer. 2. Final Stormwater Management Plan shall be reviewed and approved by City Engineer. 3. The rear drainage swale should be modeled under snowmelt condition due to a concern of localized flooding of drainage swale. Consider installing drain tile in the rear swale at the toe of the slope. 4. Include the overall site composite Curve Number (CN) for the development on the Grading Plan 5. Rock construction entrance is indicated on the proposed plan in the same location of the proposed infiltration area. This is not recommended due to excessive compaction that may affect long-term function of infiltration area. Construction access shall only occur at designated site access. Elevation Drawings: The elevation drawings indicate an exterior finish that will include a combination of brick, simulated stone and EIFS. Metal canopies will located on the east and west elevations. Tower features at the two ends of the east elevation will be covered with a standing seam metal roof. The exterior materials and design appear to be in conformance with the special performance standards set forth in the planned development ordinance. Landscape Plan: The submitted landscape plan generally identifies a wide and diverse variety of plantings. However, maples represent 30% of the proposed planting schedule. The plan should be revised to include additional species in a different family. City code requires that the minimum cost of landscaping materials (live plant material excluding sod) for commercial projects shall be 21/2% of the estimated building construction cost based on Means construction data. A detailed planting price list shall be required for verification of the City's 21/2% landscaping requirement at the time of submission of plans for a building permit. Availability of Municipal Utilities: The City Engineer has reviewed the utility plans and has the following comments: 1. Final locations and sizes of storm sewer shall be reviewed with the final construction plans and a final Stormwater Management Plan shall be reviewed and approved by City Engineer. 2. The 15" PE storm sewer from "STMH 101" shown connecting to an existing storm sewer manhole in the southeast corner of the site should be redirected directly east from "STMH 101" to the existing 18" RCP storm sewer. Installation of a new storm manhole for the connection will be required. 3. Final locations and sizes of sanitary sewer and water main shall be reviewed with the final construction plans and approved by City Engineer. 4. Proposed hydrant location should be extended north to the center of the parking island for concern of access to hydrant due to adjacent parking. 5. Valves as shown in the rear of the building should be moved to be in a more accessible area for use by Fire and Public Works. 6. The fire and domestic water shall be split outside the future building; each shall have their own shutoff. Indicate correct size of services on drawing. 7. Include reference to City of Apple Valley standard detail SER -6 for utility connection to building with sprinkler. Street Classifications/Accesses/Circulation: The subject property is located adjacent to Pilot Knob Road, an "A Minor Arterial" with a design capacity of up to 30,000 vehicle trips per day. It is south of 157th Street West, a collector street with a design capacity of 5,000-15,000 vehicle trips per day; and west of Cobblestone Lake Parkway, a local street with a design capacity of 3,000- 5,000 vehicle trips per day. No direct access from a public street to the site is proposed. Two private streets, Emperor Avenue and 158th Street West, will provide direct access to the property. The private streets are generally centered on property lines of abutting lots. To ensure unfettered access to each other's section of the road, this configuration requires a cross access easement and maintenance agreement between all the affected property owners, which has been executed by the affected property owners along the two private streets. The petitioner will need to provide the City with documentation that they are a party to the existing "Agreement for Easements and Use Restrictions" prior to final plat approval. Pedestrian Access: The planned development ordinance calls for sidewalks into and throughout commercial areas, between buildings and across parking areas where appropriate. A 5 -foot wide sidewalk is currently located along the west side of Emperor Avenue, on the properties to the north, and a 10 -foot wide bituminous pathway has been constructed along the east side of Pilot Knob Road. The petitioner is proposing to extend the 5 -foot sidewalk across the their property to a point 88 feet north of the south property line. The sidewalk should be extended south and connect with the section of north Creek Greenway path located south of the property. This willrovide t� pedestrian access via the tunnel under Pilot Knob Road, to Quarry Point Park and the 157 Street bus facility, located west of Pilot Knob Road. No pedestrian connection is proposed to the Pilot Knob Road pathway. The grade change from the property to the pathway will prevent the connection. Signs: The building elevation plan identifies several 2 -ft. x 12 -ft. sign band areas and the site plan identifies the location of a pylon sign in the northeast corner of the site. All signage shall conform to the regulations set forth in the planned development ordinance and Chapter 154 of the city code. Dakota County Review: Because the proposed subdivision is located adjacent to Pilot Knob Road, a county road, it is subject to review by the Dakota County Plat Commission. The Commission on December 12, 2016 will review this project. Public Hearing Comments: 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. -68t7-£94 :xwd 0064-68V-04 6171'S N 'OOT .1US '3N aAPO .51)!'d TunPagd O6K. ONIA3A2.16 ,5N11133NIN3 .1%,.1.N311NOMIAN3 uits,mig(f) pins,,•uum a1ddV NOLLIOCIV NIL. 1110113WIAIOD 3)iV1 3NOIS31(190D ANVNIWIlIdd ttOSS .1,4D 11!, -1 -.AH CISLI Dri Aajue4s • 6564 -6E07 -f:94 0064-68V-£94 6VVSS NN 'au!ulg '00T al!ns ON a6pftj lueseaLld 0601 f•JIA3AltirlS upooN UOSPOO viosautim 'AalicvA OddV NOLLIGOV 1-4111VIDZI3WW00 3)iV1 3NOIS318903 SNOLLIaNOD ONLISIX3 01000 'NW 'alllA.iel L. T SL t DTI Aaiue4s 0 t,L1 1 , 1‘, t4 ,vv ,vvvvv:vvv.vv • •-••••••••:''..•••+:••••••-•.- '••'•••-• rv, i 1L „„„vvvv„ b Cr: LI 0 • • H S 0) , - (.m711 ,(1‘,2 ON 8ON> 1 1 vv, 6S6L-68t—£9z, :xed 006L,68t, E9Z UO NW '.u!ele 'OOT# 3N ',CI .61,1bULd 068£ VNIA3A21(15 51,114333NIDN3 ,VINBFINOLIIAN3 U10031/4 elosauutw 'A.VA alddV NOIUGGV 14.111VID113WW03 3NV1 3NO1S319803 114S 311U VtOSS NW ialpAaNei .P011!41.AeH LISZT 311 1NNA1 'MMUS 3riN3AV tO13.1113 (OVO2J 80N>Ind) LC 'ON '1.-r\i'S'3 °�.19 lOOT#='JO .61,1k1 == UIDOON UOSIJDO • (1) umaor°mumaum VP="===W1 .P0 LISZT 'all 'NINA, ATINVIS ° /_ 311N3AV 8083d113 ' ; ~-^----- 6S6L-68P-E94 ,xed 0064-68V-(91 :.uo4d NW fauleIS 0014 3N 'JO a6p,H lueseaqd 06S£ P•11A3ftelf1S P.111:13.3N1t.Thlai 1,11N3INNOtilAN3 wool/4 „f‘ UOSIJDOW elosauulw ',4.alieA arid)/ Isioulaav HJL 1VID113141/40D 3)11/1 3Ni:3-LS319E10D NV1d N9IS ig31.1S btOSS NW 'all!A.R1 al.ID I1AH TSLT 'Dll INNA1 A31NVIS 3C1N3AV 8083c1113 - - - ut.5 15. , .2 # 5 (0V08 80N)4 101Id) 1.0 ON 'HArS*9 6S6L-68V-E9L d 006/-681,7-E9i, NN # 3N ',CI ablbuesq 0681. DNUarVillS • ON1213.3N19. ,VIN3INNOHIAN3 U!DO3 UOSIJDO C}05.04 eADIICA .IddV NOIIIOGY NIL 1VID)13WWCO 3)1111 3NOIS3ISBOD NVid 1011.1NO3 NOIS0213 '8 39VNIVIICI `DNICIVHD igt.OSS Nkt a1,10 11+4,AeH LISZT *D11 'NNA1 A31NVIS 3(1N3AV 8063d113 (CIVO8 oot 10114 tc ON HVSD 6S6L-68V-E9/ Xd 006L-68V-E9L OJ NN UI lOOT# N J .6P! 068E ONIA3AtillS,W414133N19N3 •IVIN3INNIQUIAN3 U I DO 3 IAI U 0 S I DO (1) elosauuliAJ NOIIICKIV Hit 1V131131101WOD 3)IV13N0153113803 NV1d NOI1N3A3t1d NOLLIT11Od Ii3.1.VMWt101S VVOSS NN wawi LTSLT 311 `NNA1 A31NVIS (du) NOLL3rt1LSNO3 01 Meld N011.03108clI3INI (avo8 EION>1 1011d) 'ow H'V'S'0 6S6L-68t'-E9L 006L 680-E9L :auayj NW 'aule�9 'OOT # 9N 'a0 a6p9a auesea4d 068E IVIA3ACi(1S°9NIZ13r3N17k3 '1VSN3INNOtlIAN3 ui3J3Vy uospap eesauum 'AOII A alddy NOIIICICW H1L 1VI»2I3W14O7 3)IV`i 3NO1S3199O7 Ot'OSS Nt�t 'alyna�e� ap.il3 Si `Y11 %INA' A31NV1S ,11 i lal Pt j Kh j et . 1 �a;ir;fx -� es � +z II o o ha Cz tz 1 Q ry, v. era t� tr a tt I to � f U ii i N ;° a a tri'=��r u et< i4`3j a ',.°, ci ,K cv .. i c xi o m < o u ca j I O Cj i CFr I w 2 .v: ' jai I i! j 1 ••, ua G # 1 V1 V 1 ! r•) CVt b I ! I (0tv08 BONA 1O1Id) I 'ON 'H'V S'0 6S6L-6811-E9C :XPA 006Z-68V-E9z. :auoLld NW 'auTI8 ‘00T# 3N .-10 O1,11-lueseaqd 068E DNIA.tirIS ONUMNIDN,"IVINEMIN01:11AN3 t',1;siii,i;s1 elosauum A0e aiddti Nomaav H1L 11/1311314W03 mon 3NO1S319907 SlIV13a VOOSS NW sall!A9V1 aP,D LISLT '711 aNNA1 AFINV1S 6564-68V-E9L 006Z -68t-(94 ZOd lau.'113 '00T# 3N ,C1 5PR uqd 068C ONIABAltinS 5,11.3N191,13 ,v.kwaviNoulANB. f uospoo 2,osauum AalleA IdV NOLLICRIV H1L 1VIDS3WW03 DM 314015319E40D Sinfi3C1 tVOSS NW 'all!.1,1 al.011,-P.,w1-11.1SLT `NNA1 ATINVIS n 6S6L-69V-C9L 006Z-69t7-E9L .uoqd '.u!e19 rOOT# 3N ',CI 068E ONIA3AIMS ONIti3NIDN3 1Y1,13MINOUIAN3 U!D33 UbSIA100 eiosauum .IddV NOLLICKIV H12 1V13113WW03 3NV1 3NOIS1SOOD SlIV130 17005S NW 11,A.,1,1 alp -HD 11H-PaAeH LTSLI .D11 'NNA1 A31NVIS 6S6Z-68V-E9L :xed 006L-684-E9L :auo4d NW '.1919 'OOT 4 gN ',a .6Pfd luesend 068E r•41.,,3ALIns - ON11.3NIDN3 1V1/43.40,11AN3 uicopy4 uospoo . elosauum 14.11eA alddtf NOLLIGOV H1L 1V137,13W1/403 3N1/13N015319800 NV1d OciVDSCINV1 VVOSS NW `.11,Aale1 alpilD1114.A.H LISLI 'Dll 'AINA1 A31NVIS • d) LuX 0 tu (r) • •• • — •• • — ; - — 3nN3AY 2:1083d113 (n 0 w IU 5 1 t14.1194.4,4c -SEM? M< 2I ' , • ,•• • ,••,. " • • • , (0V02,1 80N)I 101Id) lC 'ON 'HYS'3 • •.•• .•.": ".•:. ,,,, • ,•.• ;•••• 1 ir * 1 it It I 14 g 1. i § ? to. n No w k. t14.1194.4,4c -SEM? M< 2I ' , • ,•• • ,••,. " • • • , (0V02,1 80N)I 101Id) lC 'ON 'HYS'3 • •.•• .•.": ".•:. ,,,, • ,•.• ;•••• 6S6L-68V-E9L 006L-68V-(94uoqd 1.4 '.1.18 '00T # N JO .6Pti NI,A3AtirlS .DP..331,110,13 • 1VIN3VINOtilAN3 up303y4 uospoo 9) elosauum NOILIOGY Hit IVID21344WOD 3NV1 3NOIS318803 SlIV1.30 acitOSCINV1 VVOSS N .11!1‘.>i,1 apio wipaneH LISZT *D11 'NNA1 AT1NVIS t a. a - LL ° ° SCALE: AS NOTED LL. (f) (I) `2. tri 0 0 0 ta. , CC <4 LLi L,Lf CC -1 < 0< LU 0 < 0 0 ural C;onsortium, L.L.C. 201€ 1 1 : 1 . 1 I 1 / I I --1- -I- - - ural C;onsortium, L.L.C. 201€ f Uui IU city of Apple Varney ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 6A December 7, 2016 Other Business PROJECT NAME: Times Square Center Retail Sketch Plan PROJECT DESCRIPTION Sketch Plan for the construction of two separate retail structures totaling 10,400 sq. ft. with two drive-thru lanes. This requires the demolition of the eastern portion of the south building where the former TCF Bank facility was located. Tenants have not been identified as part of this plan, but would suit the small retail and drive through markets. STAFF CONTACT: Alex Sharpe, Planning and Economic Dev. Spec. DEPARTMENT/DIVISION: Community Development Department APPLICANT: Times Square Center PROJECT NUMBER: APPLICATION DATE: 60 DAYS: 120 DAYS: Proposed Action • No official action is required. Times Square Center wishes to introduce the project and receive feedback from the Planning Commission prior to submitting a formal application. • It is recommended that the Planning Commission not state specifically whether or not they would approve or deny the request, but rather, identify the specific zoning questions or issues they might have with the proposed project. Project Summary/Issues The plan proposes construction of two separate retail structures totaling 10,400 sq. ft. with two drive-thru lanes. This requires the demolition of the eastern portion of the south building where the former TCF Bank facility was located. Tenants have not been identified as part of this plan, but would suit the small retail and drive through markets. Comprehensive Plan: The property is guided "C" Commercial in the 2030 Comprehensive Plan, which would allow this type of retail business. A Comprehensive Plan amendment is not expected as part of this proposal. Zoning: The property is zoned "RB" Retail Business. The site would likely not require rezoning to accommodate this potential development. Subdivision/Plat: Staff will need to evaluate whether a subdivision or a replat would be required to accommodate this proposal. Currently there are 3 lots on the site totaling approximately 10.09 acres. Lot lines currently exist through structures, and the south building does not have any parking contained within the lot. The proposed buildings would cross property lines, and would need variances for setbacks if the lots lines are not adjusted. There are limited easements with the existing plats, and additional perimeter easement and utility easement may be required as part of this project. Site Plan: The site plan shows two retail structures totaling approximately 10,400 sq. ft. Both structures include drive-thru lanes, which require a conditional use permit, and parking adjacent to Cedar Ave. The applicant will be required to provide additional details on how the proposed northern structure would receive deliveries, and store trash/recycling. Parking: The site plan does not include the number of tenants in each building, the types of uses, or total seats. To evaluate the required parking, staff will need additional details on the tenants, and interior floor plans. Currently, the existing south lot does not include any parking and utilizes and the parking for the entire center which is located on the main Times Square lot to the north. Elevations: An elevation plan was not submitted with this request. Staff would recommend the primary entrance of the proposed northern structure face Cedar Ave (eastward). This proposed structure may also have an entrance on the western elevation, which could create conflicts with pedestrians and the drive-thru lane. A discussion item could also be whether general improvements can be made to the front and rear of the remaining southern Times Square area. There is an opportunity to have the new addition and the old building utilize the same exterior materials and building style. Currently, trash enclosures do not exist on the southern site, and are not well regulated or screened in the service alley. The opportunity to improve the site's appearance as viewed from the new structures, and adjacent properties would exist with this project. Viewshed: The construction of a new structure as proposed would impact the existing structures ability to be seen by southbound traffic on Cedar Ave. Several businesses on the east side of the existing structure would no longer be able to be seen until a patron entered the site. A center located drive thru lane dominates the potential viewshed and prevents an opportunity for a place -making outdoor seating and walking connection to the Cedar Trail and BRT nearby. Drive-Thru Lanes: As stated, the drive-thru lanes could present conflicts with pedestrians. The increased traffic and change in use from the drive-through lanes would need to be evaluated to determine potential traffic conflicts created on Cedar Ave, Glenda Ave, and Granada Drive. City Code requires stacking for at least 6 vehicles in drive-thru lanes, the site plan currently allows for 1-3 vehicles in each drive-thru. Vehicle stacking in the drive lane of the parking lot is not permitted to be utilized to meet stacking requirements. Pedestrian Connections: The site plan does not provide details on pedestrian connections to the existing Times Square Center or to Cedar Ave. Staff would seek a site plan which utilizes pedestrian connection between the buildings, and connects to Cedar Ave in a similar manner that the existing northern building. Budget Impact N/A Attachment(s) 1. Location Map 2. Zoning Map 3. Oblique Aerial Photo 4. Site Plan TIMES SQUARE CENTER SKETCH PLAN PROJECT REVIEW Existing Conditions Property Location: 7530 149th Street West Legal Description: Lots 1,3, 4, Block 1, Levine subdivision No. 2 Comprehensive Plan Designation "C" (Commercial) Zoning Classification "RB" (Retail Business). Existing Platting Platted. Current Land Use Shopping Center Size: Topography: Relatively flat. Existing Vegetation Sod. Other Significant Natural Features None identified Adjacent Properties/Land Uses NORTH Commercial Retail Comprehensive Plan "C" (Cornmercial) Zoning/Land Use "RB" (Retail Business) SOUTH Commercial Retail Comprehensive Plan "C" (Commercial) Zoning/Land Use "RB" (Retail Business) EAST Cedar Ave, Banks, Restaurant, Commercial Comprehensive Plan "C" (Commercial) Zoning/Land Use PD -290, Commercial and Office WEST Commercial Retail Comprehensive Plan "C" (Commercial) Zoning/Land Use "RB" (Retail Business) SOUTHSIDE TV POOLS -3 JONATHAN DR a 03/19/2015 v c.) M O 0 0 CZ a AiNnoO - Df N3AV 2JVCDO 1 UU1111111frt n. r M111111 of 0 G D N O U J111111111'1__} n111 111 I 1I`'� �► I � 111111111IT 3AIHG VGVNVHO I 7Y E6E'tt I }uewasee 18'LZZ / CO 0 J Q I 0 i CL JY 019'ZS 1IIIl I i L55E4 ■