HomeMy WebLinkAbout12/20/2006CITY OF APPLE VALLEY
PLANNING COMMISSION MINiJTES
DECEMBER 20, 2006
1. CALL TO ORDER
The City of Apple Valley Planning Commission meeting was called to Order by Chair Tom
Melander at 7:00 p.m.
Members Present: Tom Melander, Frank Blundetto, Keith Diekmann, Thomas Helgeson,
David Schindler, and Tim Burke
Members Absent: Jeannine Churchill
Staff Present: Acting Community Development Director Tom Lovelace, City Attorney
Sharon Hills, Associate City Planner Kathy Bodmer, Associate City Planner Margaret
Dykes, and Assistant City Engineer Dave Bennett
2. APPROVAL OF AGENDA
Chair Melander asked if there were any changes to the Agenda. There being none, he called
for approval of the Agenda.
MOTION: Commissioner Burke moved, seconded by Helgeson, to approve the Agenda.
The motion carried 6-0.
3. APPROVAL OF MINUTES OF DECEMBER 6, 2006
Chair Melander asked if there were any changes to the minutes. There being none, he called
for approval of the minutes:
MOTION: Commissioner Schindler moved, seconded by Helgeson, to recommend approval
of the amended minutes of the December 6, 2006, meeting. The motion carried 6-0.
4. CONSENT ITEMS
None.
5. PUBLIC HEARINGS
A. All-Stars Montessori Daycare -Consider Conditional Use Pernut and Site Plan
Building Permit Authorization to Allow for the Construction of a 4,300 sq. ft.
Daycare Facility
Chair Melander opened the public hearing with the standard comments.
Associate City Planner Margaret Dykes presented the request from McDonald
Construction for a conditional use permit for a private daycare in the "LB" (Limited
Business) zoning district, and site plan building permit authorization fora 4,355 sq.
ft. one-story daycare facility.
Dykes reported that the "LB" (Limited Business) zoning district allows private
daycare facilities as a conditional use. The purpose of the conditional use permit is
to deternune if the proposed site has any unique characteristics that require special
consideration to adequately accommodate the proposed use without adversely
impacting surrounding uses. Dykes stated that it is staff's opinion that the daycare
use complies with the zoning code and will not adversely affect surrounding uses.
Dykes reported that the site plan shows a 4,355 sq. ft., one-story building to be used
for a daycare facility. Access to the proposed building would be gained from Glenda
Avenue. The building conforms to City code regarding building coverage and
setbacks. The plan shows 18 pazking spaces, which is the minimum number
required. However, if this property is converted to an office use, 25 parking spaces
would be required. Any future use of the building would need to be reviewed by
City staff to ensure pazking requirements are met. The site plan indicates two 18'-
wide driveways accessing Glenda Avenue. The driveways are one-way and must be
striped so that the circulation pattern is clear to drivers.
A 1,350 sq. ft. unfinished basement to house the building mechanicals is shown on
the plan. The basement may be used for storage but it cannot be occupied. The
proposed building coverage is 20%, which is the maximum allowed by Code. The
elevations show the building will be composed of stucco and brick, which complies
with City code.
Dykes reported there is a 10' wide drainage and utility easement to the north. The
City intends to construct a driveway so that City workers can access a stormwater
pond and lift station on the property to the west of the subject site. The driveway
will be laid over a storm sewer forcemain located in the easement. The City's
guideline is to not have any structures, uses, landscaping, etc., which can not
controlled by the City to be located in a City easement, especially over a major
public utility line like the forcemain in the subject easement.
The-plan shows parking spaces encroaching into the easements. Dykes stated these
easements must be pushed to the south so that they are no longer in the easement.
The City driveway will likely reduce the area the property owner may use for
landscaping, and will limit the ability of the property owner to screen the parking lot
from the abutting residential property to the north.
Dykes reported that the City Engineer has several outstanding issues with the
proposal. The grading plan does not show any stormwater infiltration azea, which is
required to filter the first %" of any rainfall event. The applicant must also submit
drainage calculations to show that there is adequate stormwater infiltration on the
site. All utilities aze available to the site, however the plan does not indicate the size,
type, and location of services to the building, which is required for City review.
The Natural Resource Coordinator reviewed the plan. There are 25 significant trees
on the site and the applicant intends to remove 92% of the significant trees. The City
policy is that at least 50% of the significant trees should be saved. However, the
trees on the subject site, which are volunteer species, are considered undesirable for
long-term tree cover near buildings and human activity. Additionally, because the
site was used for storing excess soil, the lot will have to be mass graded and the trees
removed just so that the site can be leveled for development. Dykes reported that the
applicant's plan also shows a mix or ornamental trees and shrubs. Because the City
intends to build a driveway in the north easement of the subject site, there will be
limited land available for landscaping. This means that the applicant must find other
areas to landscape in order to meet the City's 2.5% landscaping requirement, or
request a variance to reduce the required amount of landscaping.
Commissioner Helgeson asked if there was a height limitation for buildings in the
"LB" zoning district. Dykes responded that there is a height limitation but the
applicant is well below the height limitation. Chair Melander asked about the
easement over the proposed parking area. Dykes responded that staff is currently
addressing that with the applicant.
Michael Faulk, representing the applicant, stated that they have addressed staff's
concerns regarding the stormwater pond and infiltration system. They have also
amended the landscape plan as per the Natural Resource Coordinator's suggestions.
Chair Melander asked if anyone from the public would like to speak, and if so, they
may do so at this time.
Rand Stenhjem, President of the Homeowner's Association adjacent to the proposed
site, stated that he is concerned about the increase in traffic at the intersection of
143rd Street West and Glenda Drive. He would like to request that a stop sign be
installed at that intersection. He also stated that there is no sidewalk in that area.
Chair Melander responded that request for stop signs must go through the County.
Assistant City Engineer Dave Bennett stated that the State sets guidelines for stop
signs. Bennett stated that the City does have a Traffic and Safety Conmuttee that
can look into the request.
Mary Mulso, 14445 Glenda Drive, resides next door to the subject property. Mulso
stated that she is concerned about privacy and asked if the applicant would be willing
to install a taller fence than what is presently there. Mulso stated that she would also
prefer access to the site from 147`h Street West, rather than Glenda Drive. Mulso
asked how many children would be occupying the daycare and what would be the
location of the play area. Dykes responded that a maximum of 65 children could
occupy the site and the play area would be located in the rear of the site. Mulso
stated that the installation of tall bushes or trees would give her some privacy when
she is on her deck or gardening.
Commissioner Schindler commented that the applicant should make sure
consideration is given to car headlights shining in nearby residential homes.
Dykes stated that if a fence is installed for Mulso, it would more than likely have to
be on Mulso's property. In addition, staff discovered that Mulso's deck is sitting on
a drainage and utility easement. This will have to be discussed further with the
Mulso.
Chair Melander closed the public hearing with the standard comments.
It is the policy of the Planning Commission not to act on an item the same night as
its public hearing.
6. LAND USE/ACTIONITEMS
A. Cobblestone Lake Commercial -Consider Comp Plan Amendment, Rezoning,
Subdivision, and Site Plan Buffding Permit Authorization for a Commercial
Development Project That Would Include a 175,443, sq. ft. General
Merchandise Retail Building, 4 Additional Retail Buildings Totaling 33,600 sq.
ft., 2 Restaurants Having a Total of 10,155 sq. ft., a 4,300 sq. ft. Bank with
Drive-thru Lanes, and 1,210 Surface Parking Spaces on 23 Acres
Acting Community Development Director Tom Lovelace presented the request from
Ryan Companies and Cobblestone Lake Development, Inc. They are requesting a
Comprehensive Plan Amendment, rezoning, preliminary plat and site plan building
permit authorization.
Lovelace reported the applicant is requesting an amendment to the 2020 Land Use
Plan and sections of the text of the Comprehensive Plan 2020 Update. They would
like to amend the current "MD" (Medium Density Residential) to "C" (Commercial)
boundaries within the Cobblestone Lake Development to coincide with their
proposed commercial project: The proposed change would increase the area
designated "C" from 23 acres to 30 acres. The approved Cobblestone Lake Concept
Plan and planned development ordinance indicate up to 300,000 sq. ft. of
commercial/institutional development will be constructed. The applicant is not
proposing a change in the maximum amount of commercial square footage. The
proposed projectwould be developed on approximately 24 acres and will have a total
of 228,198 sq. ft. of commercial space, which will leave 6 acres and 71,802 sq. ft. for
future development. The applicant has requested text changes to the Comprehensive
Plan. The changes were included in the Commission's packet.
Lovelace reported that the Cobblestone Lake Development is currently zoned
Planned Development No. 703. The planned development zoning classification is
used in the City for large-scale mixed-use projects because it allows for more
flexible performance standards and area requirements than what would be required in
atypical zoning district. During the initial request for the Cobblestone development,
the entire 320-acre site was rezoned from "SG" (Sand and Gravel) and "A"
(Agricultural) to Planned Development No. 703, with 8 subzones designated within
the ordinance document; only 3 of the 8 zones were shown on the zoning map.
Lovelace reported that the purpose of the rezoning request is to establish a new zone,
uses, performance standards and area requirements for the commercial property. The
proposed request is consistent with the intended uses that were identified in the
original ordinance approval. If the request to rezone the property from zone 8 to
zone 6 is appropriate, staff will be directed by the City Council to prepare a draft
ordinance that will codify the uses, performance standards and area requirements for
zone 8. No formal approval of the rezoning of the property and the accompanying
amendments can be approved until the Metropolitan Council has approved the
comprehensive plan amendments.
Lovelace stated the applicant is proposing to subdivide the northwesterly 33.1 acres
into one lot and eight outlots. The lot designated for the Target store will be 15.34
acres and the outlots will vary in size from .9 to 1.44 acres. The preliminary plat
indicates that the applicant will be dedicating 8.9 acres of land for street right-of--way
purposes, which will leave 24.2 acres for development. The lot will be the location
of a 179,443 sq. ft. retail store and a 842-space surface parking lot. All but one lot
(Outlot A) is proposed for future development of retail buildings and associated
parking. The applicant has not indicated what they are proposing to use this outlot
for. Lovelace stated that staff recommended that Outlot A be incorporated into Lot
1, which the applicant has done.
The preliminary plat indicates the dedication of road right-of--way for a variety of
county roads and public streets. Platting of the property will include the following
right-of--way dedications:
• The west 85 feet for the Pilot Knob Road.
• The north 15 feet for future 153rd Street West.
• The south 105 feet for future 157`h Street West, which will intersect
with Pilot Knob Road and Cobblestone Lake Parkway.
• The necessary right-of--way for the roundabout at the intersection of
157"' Street West and Cobblestone Lake Parkway.
• The southeasterly 100 feet for future Cobblestone Lake Parkway
North.
• The easterly 100 feet for future Street D, a street that will intersect
with both 153rd Street West and Cobblestone Lake Parkway to the
south.
No right-of--way changes are proposed with the revised preliminary plat.
Execution of access restriction easements, restricting direct access from the proposed
plat to Pilot Knob Road and 153rd Street West, shall be required as part of the
approval of the final plat. Utility and drainage easements, a minimum of 10 feet
wide or wider as required by the City, abutting public street rights-of--way and
centered on the rear or side lot lines, shall be required as part of the approval of the
final plat. This will include a drainage and utility easement 20 feet wide abutting the
west line of Lot 1 and Outlot E2, which will be the location of a underground water
main line. Cross parking and access easements will also have to be executed as part
of approval of the final plat. The right-of--way for the old Dodd Boulevard alignment
is shown on the preliminary plat. Lovelace reported that the right-of--way should be
vacated as part of any approval for the project.
Lovelace reported the site plan indicated the proposed development of 33.1 acres that
include the following:
• 179,443 sq. ft. Target retail center with an 842-space surface parking
lot located on 16.25 acres (Lot 1, Block 1).
• 5,000 sq. ft. bank with drive-through lanes and 33 surface parking
spaces (outlot Al).
• Two 9,600 sq. ft. multi-tenant retaiUfood service buildings. One will
be located on a 1.23 acre lot (outlot B) and will have 54 parking
spaces and the other will be located on a 1.44 acre lot (outlot C) and
will have 65 surface parking spaces.
• 7,200 sq. ft. multi-tenant retaiUfood service building located on a .95
acre lot (outlot D1) with 49 surface parking spaces.
• 4,555 sq. ft. restaurant located on a .97 are lot (outlot D2) with 48
surface parking spaces.
• 5,600 sq. ft. restaurant located on a 1.31 acre lot (outlot El) with 83
surface parking spaces.
• 7,200 retail building located on a 1.03 acre lot (outlot E2) with 36
surface parking spaces.
Access to the site will be via a private drive that intersects with Street D, two private
drives that intersect with Cobblestone Lake Parkway North, and a private drive that
connects to 157a' Street West.
The original site plan indicated 9' x 18' wide parking spaces with 27-30 ft wide drive
isles. City code requires that each parking space be 9' x 20' in length. If the stall is
adjacent to a curb or a landscaped area, the required length can be reduced by 1.5
feet. In addition, the code allows for a width of 24 feet for two-way isles that serve
90-degree parking spaces. The applicant has revised their plans to bring the parking
spaces and drive aisles into compliance with City code.
Lovelace reported that the applicant will be required to make application for a
Natural Resources Management Permit (NILNII') that will be reviewed and approved
by the City prior to any grading activity.
The Natural Resources Coordinator has reviewed the preliminary landscape plans.
Revisions per the Coordinator's comments will need to be made. The applicant has
indicated that they will comply with the Natural Resource Coordinator's proposed
revisions.
Elevations were submitted for the Target building and the buildings on Outlots B, C,
D 1, and E2. The bank building and freestanding restaurants are not included in this
request. The applicant is proposing the use of decorative precast panels, brick,
decorative concrete block, and precast stone. The applicant is providing a nice
variety of materials that twill result in attractive buildings.
Lovelace reported the site is surrounded by existing or proposed public streets on all
sides. Pilot Knob Road, an "A Minor Arterial" with a design capacity of up to
30,000 vehicle trips per day and is located along the west side of the site, is a county
road with no direct access to the project area. To the north is future 153' Street
West, a community collector with a design capacity of up to 15,000 vehicle trips per
day, will also restrict direct access to the site. The future Street D, a local street, that
will intersect with future 153`a Street West and future Cobblestone Lake Parkway
North will provide direct access to the site. Cobblestone Lake Parkway North, a
local street with a raised center median design located adjacent to the south of the
site, will provide two private drive access connections to the site. Lovelace stated
that the applicant is proposing that the 157th Street West/Pilot Knob Road
intersection be a full access intersection, which is currently in conflict with the
Dakota County's Access Spacing Guidelines.
Sheet C4 of the applicant's submitted plans indicate the plans indicate the proposed
street construction outside of the immediate project area, which includes the
following road constmction:
• The extension of Cobblestone Lake Pazkway North and South to the
east, and construction of Street A south from Cobblestone Lake
Parkway.
• Construction of Street A south from Cobblestone Lake Pazkway to
160th Street West approximately''/4 east of Pilot Knob Road. This will
allow for construction of a 3/4 intersection, which will provide right
turn in and out and left turn in movements into the Cobblestone Lake
development.
The plan should include the construction of Elm Creek Lane which was approved
with the Cobblestone Lake South Shore project.
Sidewalk connections and extensions have been made as per City staff's
recommendations aslisted in the staff report.
Because the proposed subdivision is located adjacent to county roads, it is subject to
the review by the Dakota County Plat Commission. The plans were submitted and
reviewed by the Plat Commission at its November 27, 2006, meeting. Their
comments were included in the Commission's packet.
Lovelace reported that the applicant has submitted a master plan, elevations, and
criteria for signage in the proposed development. All signage should be in
conformance with applicable City codes. The applicant should continue to work with
staff on the development of a master sign plan that will address the needs of the
petitioner and the objectives of the City.
Molly Carson, with Ryan Companies, discussed signage with the Commission. The
Commission decided that non-illuminated signage would be allowed on the rear of
buildings and buildings adjacent to residential property. However, no
recommendation for off-site signage was agreed upon.
Lovelace reported that the applicant is continuing discussions with Magellan
Pipeline to see if an agreement can be reached regarding berming along the
easement.
MOTION: Commissioner Helgeson moved, seconded by Diekmann, to recommend
approval of the amendment to the 2020 Land Use Map to increase the amount of
commercial from 23 to 30 acres and change the land designation from Medium
Density Residential to Commercial north of 157"' Street West and Commercial to
Medium Density Residential south of 157"' Street West. The motion carried 6-0.
MOTION: Commissioner Helgeson moved, seconded by Diekmann, to recommend
approval of amendments to the land use section of the Comprehensive Guide Plan -
2020 Update as stated in the staff report. The motion carried 6-0.
MOTION: Commissioner Helgeson moved, seconded by Diekmann, to recommend
approval of the rezoning of the property described in the Cobblestone Lake ben
Addition preliminary plat from Planned Development No. 703/zone 8, to Planned
Development 703/zone 6. The motion carried 6-0.
MOTION: Commissioner Helgeson moved, seconded by Diekmann, to recommend
approval of the Cobblestone Lake 6`h Addition preliminary plat, subject to the
following:
• The existing Dodd Road right-of--way within the Cobblestone Lake
development shall be vacated prior to approval of the final plat.
• Execution of cross parking and access agreements shall be required as
part of fmal plat approval.
The motion carried 6-0.
MOTION: Commissioner Helgeson moved, seconded by Diekmann, to recommend
approval of the site plan building permit authorization to allow for the construction
of a 179,443 sq. ft. Target store on Lot 1, Block 1, a 9,600 sq. ft. buildang on Outlots
B and C, a 7,200 sq. ft. building on Outlots Dl and E2, Cobblestone Lake 6a'
Addition, in conformance with the site plan and elevation drawings included in the
Cobblestone Lake Retail submittal booklet dated November 2006, subject to meeting
all applicable city codes and the following:
Revisions shall be made to the site plan per the City Traffic
Engineer's memo dated November 30, 2006.
All signage shall be in conformance with applicable city codes. Non-
illuminated signage will be allowed on the rear of buildings and
buildings adjacent to residential property. No recommendation for
approval of off-site signage is included.
The motion carried 6-0.
B. Mt. Olivet Youth Center -Consideration of Site Plan/Building Permit
Authorization to Allow for Construction of a 16,000 sq. ft. Building
Tabled at the request of the petitioner.
7. OTHER BUSINESS
A. Prairie Crossing CVS Pharmacy -Sketch Plan Review of a Proposed 12,900 sq.
Pharmacy/Drug Store and Future 13,600 sq. ft. Retail Building
Associate City Planner Kathy Bodmer presented a sketch plan review of a proposed
CVS Pharmacy in the Prairie Crossing commercial area, generally located on the
southwest corner of Diamond Path and County Road 42.
Bodmer reported the Prairie Crossing Commercial area was comp plan guided and
zoned for neighborhood commercial uses in 1997. Two of the three commercial lots
have been developed. Sterling Bank is located on the southwest corner of Diamond
Path and County Road 42. Kwik Trip is located south of the bank along Diamond
path. The remaining lot, Lot, 1, Block 1, is currently vacant.
Bodmer reported that the commercial area is zoned "PD-629/zone 4", which
established permitted uses, a site layout and an exterior building design for the three
lots. Specific performance standards were adopted to ensure that the commercial
area would be compatible with and tied architecturally to the Tousignant's Prairie
Crossing development to the west. Bodmer reported that the approved plan showed
a trail connection between the Prairie Crossing residential area and the neighborhood
commercial area. An emphasis on walking and biking connections was part of the
overall plan. The area was intended to provide for day-to-day commercial needs of
not only the Prairie Crossing residential area, but also the residential areas located
north, south, and east of the commercial area.
The plan also showed the Prairie Crossing commercial area would have two multiple
tenant buildings with small neighborhood businesses such as coffee shops, ice cream
shops, dry cleaners, and other similar uses on Lot 1, Block L An outdoor patio area
was shown between the two buildings to provide an outdoor seating area for the
adjacent neighborhood and patrons of the commercial businesses. The approved
plan showed two buildings with a total area of 33,000 sq. ft.
Bodmer reported that the CVS Sketch Plan shows a 12,900 sq. ft. pharmacy and a
13,620 sq. ft. future retail building on the site. The plan indicates that both buildings
would have drive-thrus. A large pharmacy with convenience goods appears to meet
the intent of the planned development (PD) district by providing the day-to-day retail
needs of the neighborhood. However, it would be necessary to amend the PD to
allow a single user of over 5,000 sq. ft. The City will also need to ensure that any
development of the site relates well with the surrounding residential uses and more
oriented to the residential areas than to the highway.
Bodmer discussed some of the issues the Planning Commission might want to
consider:
• The exterior design of the building ,its size and massing should all
relate architecturally to the Prairie Crossing residential area.
• The hours of operation. Large pharmacies typically want to have a
24-hour operation.
• The trail through the Prairie crossing town home neighborhood
connecting it to the commercial site.
• The outdoor gathering area.
• Storm water infiltration.
• The stringent performance standards for the PD district.
• Amending the PD to allow a pharmacy of over 5,000 sq. ft.
• Sidewalk connections and pedestrian flow through the site.
• Excess material on the site as it relates to grading.
• The development of the site in two phases.
Jim Lavelle, representing the applicant, stated that he is happy to be back before the
Commission with a second store in Apple Valley.
Commissioner Schindler commented that he is not real excited about adrive-thru
located on Lot 1. Lavelle indicated that the drive-thru would be foa acoffee-house.
Bodmer informed the applicant that staff s intentions is that it not be afast-food
restaurant. Bodmer also stated that the ordinance would have to be amended to
allow for an additional drive-thru.
Commissioner Helgeson commented that he is generally in favor of the project but
that some issues need to continue to be worked on such as the loading dock,
traffic/safety issues, and the sidewalks that are shown on the plan that do not carry
through.
Commissioner Blundetto stated that he can support the plan but the applicant needs
to continue to work out the details. Chair Melander concurred.
B. Mt. Olivet Church Youth Center -Review of Building Materials
Associate City Planner Margaret Dykes presented a sketch plan from Mt. Olivet
Church for revised building elevations for a proposed 16,000 sq. fl. accessory
building to be located on the Church site. The applicant had previously submitted
elevations that included materials that are not permitted by City code. The applicant
revised the elevations and now shows the building composed of EIFS, brick, and
some concrete block. Dykes reported the applicant has broken up the massing of the
south elevation with brick pilasters.
l0
City code does not list specific materials that are allowed in the Institutional zoning
district. In the past, the City has permitted buildings to be constructed of materials
that are permitted in the commercial and industrial zoning districts.
Dykes reported that EIFS has been used as a primary construction material in only a
few commercial buildings, i.e., Cub Foods. It is generally used as an accent material
in addition to masonry as shown on buildings like the I~inko's/Caribou Coffee and
Rainbow. A majority of commercial buildings in the City are constructed of brick
and other masonry materials. Dykes stated that staff has generally viewed EIFS as a
less-desirable material, however, it does meet the requirements of City code.
Commissioner Blundetto stated that he does not like the proposed material and
building elevations, particularly since the building will be facing Cedar Avenue.
Blundetto stated there is no relief in the elevations.
Lon Nagen, representing the. applicant, stated that they have the ability to add relief
to give the elevations some depth. He suggested adding more detail to the pilasters.
Commissioner Blundetto suggested Nagen bring photos of some of the buildings he
has done.
Commissioner Helgeson commented that the applicant can do a lot to improve the
elevations without incurring a lot of cost, i.e., banding. Helgeson would also like to
see. color elevations. Commissioner Blundetto concurred and stated that the
applicant needs to continue refirring the building elevations.
Commissioner Schindler asked for clarification of the north elevation. Nagen stated
that glazing is shown on the elevation.
Commissioner Diekmann also added that the applicant needs to address the
architecture of the building elevations.
No action is needed on the project. The applicant was requesting feedback from the
Commission.
8. ADJOURNMENT
MOTION: Commissioner Blundetto moved, seconded by Diekmann, to adjourn the meeting
at 9:01 p.m.
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