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Home My WebLink About02/01/2017••• •••• ••••• •••• ••• City of Apple VaValley Meeting Location: Municipal Center 7100 147th Street West Apple Valley, Minnesota 55124 FEBRUARY 1, 2017 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 January 18, 2017 4. PUBLIC HEARINGS --NONE-- 5. LAND USE/ACTION ITEMS A. 7525 147th Street Building —Consider revised site plan and building elevations to allow for 5,511 sq. ft. building. (PC16-38-CVB) LOCATION: 7525 147th Street West PETITIONER: 7525 Cedar, LLC 6. OTHER BUSINESS A. Hope Church/PPL Sketch Plan - Sketch plan review of proposed comprehensive plan amendment from "INS" (Institutional) to "HD" (High density residential, 12+ units/acre), rezoning from "P" (Institutional) to "M-7" (Multiple family residential, 12 to 20 units/acre), subdivision by preliminary plat to create two lots and site plan review/building permit authorization of a 50 -unit 3 - story apartment building located on the southeast corner of 145th Street West and Glazier Avenue at 7477 145th Street West. B. Ryan Real Estate/Launch Properties Redevelopment -Sketch plan review of zoning amendments and site plan review/building permit authorization of two redevelopment proposals for the Ryan Real Estate building at 14750 Cedar Ave. Concept 1 includes an 11,500 sq. ft. multi - tenant retail building with Class I or Class III restaurant with drive-thru. Concept 2 is a 9,000 sq. ft. single occupant restaurant (Class I or Class III) with drive-thru window service. C. Cedar Brook Market 12503 Germane Ave Sketch Plan Review — Sketch plan review for Proposed Comprehensive Plan amendment, rezoning, and preliminary plat for the subdivision of the Cedar Brook Market site to construct a single family home on the open space on the southern side of the lot. D. Review of upcoming schedule and other updates. 7. ADJOURNMENT NEXT PLANNING COMMISSION MEETINGS Wednesday, February 15, 2017 Regular Scheduled Meeting - Public hearing applications due by 9:00 a.m. on Wednesday, January 18, 2017 - Site plan, variance applications due by 9:00 a.m. on Wednesday, February 1, 2017 Wednesday, March 1, 2017 Regular Scheduled Meeting - Public hearing applications due by 9:00 a.m. on Wednesday, February 1, 2017 - Site plan, variance applications due by 9:00 a.m. on Wednesday, February 15, 2017 NEXT CITY COUNCIL MEETINGS Thursday, February 9, 2017 Informal Regular Scheduled Meeting Thursday, February 23, 2017 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 JANUARY 18, 2017 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, Keith Diekmann, Paul Scanlan and David Schindler Members Absent: Tim Burke 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. Community Development Director Bruce Nordquist stated that Item 6A - Sketch Plan Review and feedback of Apartment Development concept at 145th Street and Glazier Avenue should be removed from the agenda. MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan, approving the agenda as amended. Ayes - 4 - Nays - 0. Commissioner Schindler arrived at 7:02 p.m. 3. CONSENT ITEMS MOTION: Commissioner Diekmann moved, seconded by Commissioner Alwin, approving the minutes of the meeting of January 4, 2017. Ayes - 3 - Nays - 0. Abstained —2 (Scanlan and Schindler) MOTION: Commissioner Diekmann moved, seconded by Commissioner Alwin, adopting Resolution 2017-01 approving finding that the disposal/sale of Outlot C, Valley Commercial Park to Miller Farms of Lakeville, LLC for consolidation with the property located at 5751 CSAH 42 is consistent with the Apple Valley Comprehensive Plan. Ayes - 5 - Nays - 0. 4. PUBLIC HEARINGS --NONE-- CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes January 18, 2017 Page 2 of 3 5. LAND USE/ACTION ITEMS --NONE-- 6. OTHER BUSINESS A. Sketch Plan Review and feedback of Apartment Development concept at 145th Street and Glazier Avenue — removed from agenda B. 2040 Comprehensive Plan Update Community Development Director Bruce Nordquist stated the City of Apple Valley is seeking professional consulting services to assist in preparation of the 2040 Comprehensive Plan update. The final draft plan document must be completed by June 1, 2018, presented to the City Council for acceptance, then submitted for Metropolitan Council and adjacent community review. Based on comments from Metropolitan Council and adjacent communities, final edits must be completed by December 1, 2018 for City Council approval and final submission by December 31, 2018. All service proposals are due no later than 4:30 p.m. on January 9, 2017. Priorities of the 2040 Comprehensive Plan will be to focus on the following details: • The Mixed Business Campus area master planning • Redevelopment, particularly in aging or opportunity areas • Suburban intensive transit oriented development near station areas • Defining livability, vibrancy, resiliency, and equity for the City • Programs that emphasize great residential neighborhoods; placing a high value on maintaining and retaining the existing housing stock in established neighborhoods and increasing private and public investment • Business attraction, retention, expansion, job creation and a community culture of encouraging entrepreneurship The City of Apple Valley was awarded a $32,000 grant from the Metropolitan Council to aid in the creation of the Comprehensive Plan with emphasis in the following sections: • Community character, profile and vision • Development of the land use section in the 2040 priority areas • Project administration, coordination, community involvement, and the integrated "look and feel" of the final document for publishing C. Review of upcoming schedule and other updates. Community Development Director Bruce Nordquist stated that the next Planning Commission meeting would take place on February 1, 2017, at 7:00 p.m. 7. ADJOURNMENT CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes January 18, 2017 Page 3 of 3 Hearing no further comments from the Planning Staff or Planning Commission, Chair Melander asked for a motion to adjourn. MOTION: Commissioner Schindler moved, seconded by Commissioner Alwin to adjourn the meeting at 7:31 p.m. Ayes - 5 - Nays - 0. Respectfully Submitted, Jc6 n Murphy, Planning D artmen ssistant Approved by the Apple Valley Planning Commission on Tom Melander, Chair city of Apple Vahey ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 5A February 1, 2017 Land Use/Action Item PROJECT NAME: 7525 147th Street West Retail Building PROJECT DESCRIPTION Review of a revised site plan and revised building elevations. The applicant is requesting an increase in the building area from 4,567 sq. ft. to 5,511 sq. ft., which will result in the loss of nine parking spaces directly adjacent to the north side of the building and the addition of two parking spaces along the west side of the building. The applicant is also requesting changes to the building elevations. Those changes include the addition of two sets of windows in the center of the elevation and relocation of the customer entrances and the addition of windows on the west elevation. The applicant requested and received a Planning Commission recommendation for approval of a conditional use permit (C.U.P.) and variance to allow for a Class II restaurant. These approvals were to allow for a proposed Qdoba restaurant, who has decided not to locate at that site. Therefore, the applicant has withdrawn these requests. The applicant also received the Commission's recommendation for approval of a conditional use permit to allow for a drive-through window in conjunction with a Class III restaurant; and building and parking setback variances as part of the site plan/building permit authorization. Those variances included: • A variance of 4 feet from the required 50 -foot building setback from Cedar Avenue. A variance of 14 feet from the required 40 -foot building setback from 147th Street West. • A variance of 12 feet from the required 15 -foot parking setback from a public street. The applicant is not requesting any changes of the drive-through window C.U.P. or the site plan/building permit authorization and variance requests. STAFF CONTACT: Thomas Lovelace, City Planner DEPARTMENT/DIVISION: Community Dev. Dept. APPLICANT: 7525 Cedar, LLC PROJECT NUMBER: PC16-34-CBV APPLICATION DATE: 60 DAYS: 120 DAYS: September 26, 2016 November 25, 2016 January 24, 2016 (This item was tabled at the request of the applicant until the February 9, 2017 City Council meeting) Proposed Action If the Planning Commission concurs, staff is recommending the following actions: 1. Recommend approval of a revised site plan/building permit authorization to allow for construction of a 5,511 -sq. ft. building on Lot 1, Block 1, Giselle's Corner subject to the following conditions: a. A variance of 12 feet from the required 15 -foot parking setback from a public street. b. A variance of 4 feet from the required 50 -foot building setback from Cedar Avenue. c. A variance of 14 feet from the required 40 -foot building setback from 147th Street West. d. Approval and issuance of a building permit shall be subject to the recording of the Giselle's Corner final plat. e. Construction shall occur in conformance with the site plan dated January 12, 2017. f. The developer shall blend all curb, sidewalk and streetscape amenities at the closed driveways along 147th Street West and Glenda Drive. g. A revised landscape shall be submitted and approved by City staff prior to issuance of a building permit; subject to submission of a detailed landscape planting price list for verification of the City's 2V2% landscaping requirement at the time of building permit, the addition of landscaping along the north and east side of the site and relocation of trees in the filtration areas to the satisfaction of the Natural Resources Coordinator. h. Construction shall occur in conformance with the revised elevation plan dated January 13, 2017. i. Site grading shall occur in conformance with a final grading plan to be submitted for review and approval by the City Engineer prior to issuance of a Natural Resources Management Permit (NRMP). j. Utility construction shall occur in conformance with a final utility plan to be submitted for review and approval by the City Engineer prior to issuance of NRMP. k. A license agreement shall be executed between the property owner and the City to allow for the encroachment of the filtration areas into any dedicated public drainage and utility easement. 1. The property owner shall execute a maintenance agreement or other suitable agreement to be filed with the deed that ensures the perpetual maintenance of the filtration basins. m. Construction shall be in conformance with the requirement that any site lighting shall consist of downcast, shoebox lighting fixtures or wallpacks with deflector shields, which confmes the light to the property. n. A separate application and signage plan in conformance with the sign 2 regulations must be submitted for review and approval to the City prior to the erection of any signs. o. All applicable ordinances shall be strictly adhered to. Project Summary/Issues The applicant is requesting approval of a revised site plan and building elevations that will allow for the construction of a 5,511 -sq. ft. retail building and 34 surface parking spaces. The original request was approval of two conditional use permits, site plan/building permit authorization and several building and parking setback variances to allow for construction of a 4,567 -sq. ft. building that would have a Class II restaurant and a Class III restaurant/coffee shop with a drive- through window as tenants. The site is located at 7525 147th Street West, the current location of a vacant motor fuel sales/convenience store operation. There are currently four access driveways from public streets to the site, two each off Glenda Drive and 147th Street West. The original plans submitted by the applicant showed the retention of the westerly driveway along 147th Street West and the northerly driveway along Glenda Drive. A traffic consultant was retained by the City to review the proposed plans and they recommended that no access from 147th Street West be allowed and a second driveway access along Glenda Drive, a minimum of 60 feet north of 147th Street West, be constructed. Qdoba representatives reviewed the recommended access changes, and concluded that the site would not be suitable for their restaurant operation and informed the applicant that they were no longer interested in that location. Therefore, the applicant has revised their site plan, and has increased the building's square footage in order to attract potential tenants to fill the space vacated by Qdoba. The original plans indicated that the drive-through window lane would provide stacking for 12 vehicles, but did not show a bypass lane for vehicles that may want to exit the drive lane. Changes were made to their original plan that showed a bypass at the midpoint of the drive- through window lane. The bypass lane continues to be shown on new site plan. Staff indicated in the previous reviews of this request that relocating the drive-through window lane along the south/southeast side of the building in order to meet the minimum parking setback would have an impact on the site layout, which would likely result in the reduction in the size of the original building. Therefore, it was recommended that a variance be granted to allow for the encroachment of the drive lane into the minimum required setback area. The proposed increase in the building area will not change the location of the drive-through window lane at that spot; therefore, the variance continues to be needed. 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. License agreements will need to be obtained for any filtration basins located in a drainage and utility easement and maintenance agreements shall be executed for all filtration areas to ensure their ongoing 3 operation. 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. Any landscape plan for this project should include additional landscaping along the north and east side of the property. In previous reports, City staff expressed concern about the location of some the trees in and around the proposed filtration basins. The applicant should work with staff on relocating trees that may be impacted by the basins. The location of a sidewalk along the east side of Glenda Drive is not shown the new site plan. A sidewalk, a minimum of six feet wide shall be constructed along Glenda Drive and it shall be one -foot from the west property line. On January 4, 2017, the Planning Commission voted 4-0 to recommend approval of the conditional use permits and site plan/building permit authorization request as recommended by staff. The request was forwarded to the City Council for consideration at their January 12, 2017 meeting. Due to the loss of the Qdoba restaurant, the applicant requested that the project be tabled until the February 9th City Council meeting and look at options for the development of the site. This resulted with the submission of a new site plan and building elevations for consideration by the City Council. Although the proposed changes represents a 17% increase to the building area and minor revisions to the building elevations, staff felt that it would be appropriate to have the Planning Commission review the new plans and provide a recommendation. Budget Impact None Attachments 1.12.17 Site Plan 1.13.17 Building Elevations 12.16.16 Site Plan 11.22.16 Building Elevations 4 7525 147th STREET ST RETAIL BUILDING PROJECT REVIEW Existing Conditions 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) 5 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 6 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. 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. In September 2016, plans were submitted that showed a 4,567 -sq. ft. multi -tenant retail building on the 9 -acre lot. This proposal included conditional use permit requests for a drive-through window in conjunction with a proposed coffee shop (Class III neighborhood restaurant) and a Class II 7 restaurant, as well as building, parking and use variances. On January 4, 2017, the Planning Commission recommended approval the conditional use permits, variances and site plan/building authorization to allow for the 4,567 -sq. ft. retail building. The project was scheduled for consideration by the City Council on January 12, 2017. The item was tabled at the Council meeting at the request the applicant until their February 9, meeting. The applicant made the request in order to revise their plans in response to the loss of the Qdoba restaurant, which was to be the Class II restaurant in the building. Revised Site Plan: The applicant is proposing to construct a 5,111 -sq. ft. multi -tenant retail building and 34 surface parking spaces. As stated previously, there are currently four access driveways from public streets to the site, two each off Glenda Drive and 147th Street West. The original plans showed the removal of the most - easterly driveway along 147th Street West and the southern driveway off Glenda Drive. The new site plan shows the removal of both driveways along 147th Street West the relocation of the south driveway along Glenda Drive 67 feet north of the 147th Street West intersection. These changes reflect recommendation of the City's traffic consultant. The applicant will be required to blend the curb, sidewalk, and install streetscape amenities at location where the driveways will be removed. The new site plan shows 34 surface parking spaces for the 5,511 -sq. ft. multi -tenant retail building. City code requires one parking space for each 150 -sq. ft. of net floor area. The proposed 34 spaces are six spaces over the minimum required. Parking requirements for the proposed 3,506 sq. ft. space will be 20 spaces, which will leave 14 spaces for the 2,005 -sq. ft. coffee shop. Required parking for a Class II restaurant is one space per three seats. Therefore, the number of seats allowed in the coffee shop will be determined by the number of remaining off-street parking spaces available for that portion of the building. Revised Elevation Drawings: The new elevation drawings indicate a mix of brick and cast stone, with prefinished composite panels and parapets at various locations. Aluminum awnings will be placed over all the windows and customer entrances. No changes have been made to the originally proposed exterior finish of the building. The proposed changes to the building's elevations include: • The addition of two sets of windows in the center of the elevation. • The relocation of the customer entrances and the addition of windows on the west elevation. Staff has no issues with the building elevation changes as proposed. 8 /�%/-�ij///%%//ii i/%i%%///--%ce'/! � /� /�� /� �'i__,;,__„_:,_*-:,----_,__-_-:*-47:-#:ii /- r/-%%/ -_--:,---;-,%%:%0,,-,--- i -,-,:,---1:_ „,--,..-_--,:,-_-i„,1-,----- =-- /iii% // i/-----% �-/ ��/ �%i, , �� ////% /� ////� �/ -� � /� � iii / /.- /� ��-/% ��- --%-/ �j j��'/�/% ��!i% ��!%�///mo%�_ -% 'r ' J . of�� % " i�--j! �%�'�= i�%%-��, %i�i�i�/%_-i:%%��%�,-%-------i----- i /%�%/moi'!�'%% � �%�%ice��%�/�� i-%�-/�j /%f.-,� /%tI*' 1- - %i PZOCC YQlO1'31AVO 'HO AilSti3AINA 'N 09LZ 011 INCI30 SSL IS3M1.33HIS H11371. 9L Aft 111013V1.03 VreSI suowei3 Jopew3 1 9d 9 ISDN\ 'LS H1Lt .0 - .4 • 11111111 Oki i3tf,,P4 11013.11400 1.10910 :A9 P.1.40 ,Aq UMala 9460-9, .I.C1 0 CSO, :# polo, .01P.4.21,..P10,t) :0W0 SNOC, 1:30d ,A,VNILNI1..4, :COSS, suo9enei3 Jopelx3 0 0 C44 1S3AA 13 H1L City of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 6A February 1, 2017 Other Business PROJECT NAME: PPL/Hope Church Sketch Plan PROJECT DESCRIPTION Sketch plan review of proposed .comprehensive plan amendment, rezoning, preliminary plat and site plan review/building permit authorization of a 50 -unit 3 -story apartment development on the southeast corner of 145th Street West and Glazier Avenue at 7477 — 145th Street W. STAFF CONTACT: Kathy Bodmer, Planner DEPARTMENT/DIVISION: Community Development Department APPLICANT: Hope Alliance Church and PPL PROJECT NUMBER: N/A APPLICATION DATE: 60 DAYS: 120 DAYS: N/A Proposed Action • No official action is required. The owner 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 Project for Pride in Living (PPL) and Hope Alliance Church request consideration of a proposed comprehensive plan amendment, rezoning, preliminary plat and site plan review/building permit authorization to construct a 50 -unit apartment building on a newly created parcel south and east of Hope Church at 7477 — 145th Street W. Hope Church proposes to subdivide its 7.23 -acre parcel to create an approximately 2.85 -acre parcel for development. PPL is interested in purchasing the site to construct workforce family housing. PPL is a nonprofit, workforce and supportive housing developer as well as property manager and service provider. PPL developments combine affordable housing with training and supportive services to promote self-reliance. According to their letter, PPL "builds the hope, assets, and self- reliance of individuals and families who have lower incomes by providing transformative affordable housing and employment readiness services." PPL states that the proposed development would be oriented to families and would be designed to be a transit -oriented, high- quality, energy efficient and sustainable development. PPL develops and then is the long-term property manager of their developments. The proposed 2.85 -acre parcel is surrounded to the east and the south by single family residential properties. The site is currently guided in the comprehensive plan for "INS" (Institutional) uses and zoned "P" (Institutional). Uses permitted in this zoning district include churches, schools, colleges, public hospitals and nursing homes. Fifty units on the 2.85 -acre site results in a density of 17.5 units/acre. The property would need to be re -designated on the comprehensive plan from INS to "HD" (High Density Residential, 12+ units/acre) and rezoned to "M-7" (Multiple family, 12 to 20 units/acre) or "M-8" (Multiple family, 12 to 24 units/acre) in order to construct the proposed apartment building. A 75' wide pipeline easement bisects the property from roughly the northwest corner to the southeast corner of the site. The apartment building is proposed to be constructed southwest of the pipeline easement. PPL states that the area northeast of the pipeline easement would remain a heavily wooded open space for the residents. The pipeline easement provides a barrier between the proposed apartment building and the residential properties to the east. The site would be located approximately 35' from residential zoned property to the south. Buffering between the building and the residential properties is a concern. A shadow study and cross section drawing would be needed if the project were to move forward to evaluate impacts from the proposed 3 -story apartment building near residential properties. The zoning code requires one garage space and 1.5 surface spaces per unit for apartment buildings. The sketch plan currently shows 60 garage spaces and 15 surface spaces which would be 1.2 garage spaces and 0.3 surface spaces per unit. The City's surface parking requirement is probably higher than what is needed, especially given the fact that the site is near a METRO Red Line station stop at 147th Street W. However, the number of surface parking spaces proposed is well below what the City has approved for a non -senior apartment building. A proof -of -parking agreement may help to address the shortfall. Calculating the number of parking spaces based on the number of bedrooms in the units may also help to more accurately calculate parking demand for the development. Budget Impact N/A Attachment(s) 1. PPL Letter 2. Site survey 3. Site Plan Helping people City of Apple Valley Attn. Kathy Bodmer 7100 147th Street W. Apple Valley, MN 55124 1/20/17 Dear Ms. Kathy Bodmer, help theinsehies Project for Pride in Living, Inc. (PPL) is submitting this letter as part of our application to request a sketch plan review for a parcel of land in Apple Valley adjacent to the Hope Church at 145th Street and Glazier Avenue (Hope Church Site). We are investigating the site and doing our due diligence to see if this parcel of land is an opportunity for a future development. We are hoping to attend the February 1 meeting. PPL is a nonprofit, workforce and supportive housing developer as well as property manager and service provider. Our mission is to build the hope, assets, and self-reliance of individuals and families who have lower incomes by providing transformative affordable housing and employment readiness services. We began as a housing developer 45 years ago. We have built or renovated over 2,000 units of affordable housing. We are interested in the Hope Church Site because of the transit oriented development (TOD) opportunities; close access to Apple Valley amenities, businesses and schools. Our target market would be workforce families and our hope would be to build approximately 50 multi -family apartment units on the 2.85 -acre site. Our intention would be to develop a product that is TOD, high-quality, energy efficient and sustainable. PPL provides lifetime ownership with attentive property management. We do not want to be just property owners; we want to be community members. Neighbors and city officials always know who to contact at PPL for any concerns, as we stand by our high quality developments with responsive caretaking. Besides being focused on the community we are also deeply concerned for our residents. PPL has an array of programs that our residents can utilize. Notably our Employment Training Program offers residents, as well as community members, work readiness and sector -based training opportunities. Providing the resources for our residents and community members to be self-sufficient is important to our mission and we have a history of success in this work. As I stated previously, the site is 2.85 acres. The building would be a 3 -story wood framed structure sitting on a concrete base which encloses approximately 60 parking stalls. The concrete base would be partially submerged into the hillside as this site has topographical differences. There would be approximately 50 dwelling units. We would hope to have "townhouse style" units with walk-up entries that face Glazier Avenue and would have a landscape buffer around the site, as well as untouched natural land towards the back or east site of the site. We believe that keeping much of the land as it is in its current condition provides a nice buffer for the surrounding neighborhood and becomes a place for residents to connect with the outdoors that is different from typically landscaped courtyard amenities. We will still have traditional multifamily amenities both inside and outside the building but leaving nature as it is, is an amenity often overlooked. We do not have site control nor have we spoken with the land owner. If we get an indication that our development is feasible on the site we would continue our due diligence for this project. An estimated development timeline would be for project completion to AObrdm110,tisicitey Emplmymenm& 1--,91,7—Timitung • Illumwrt��r��` Project for Prid in Lvinn 1O3 Fr Un mn,leapoiit;,mw55404°s,��1.00~Fax e�2-4.55'5101 0. ��rarq Helping people help themselves occur between 2018-2020. Should we get an indication of feasibility for the development of this site and assuming we had site control, one of our next steps would be to conduct a community meeting about our concept plans. Thank you for processing our application for Sketch Plan Review. Enclosed please find the Land Use/Development Application Form as well as a digital copy of our concept plans. Please let me know if you need anything else or have questions, at 612-455-5199. Mary Novak Senior Project Manager E'mployntertt .8.„ Job Tratning • litartAtf SerViC•3 Project for .Pride ir Living 1035 Elct: Franktin Avenue, Minneapotis, t11 65404 612-455-5100 fax 612-455-510'1 www.ppt-inc,,xg . oc.:„org � � � <,��: �. � l.. � ' R ` HOPE CHURCH/PPL SKETCH PLAN COMPREHENSIVE PLAN MAP f T � ` CJ � r `1, C ig J LL W O > S S Z Z < Q D (nW O � C7F.! f WI � p LI, ' -;i- LL m FX X U PROPERTY CURRENTLY ZONED P. (INST1TUl10NAL DISTRICT) 4 S109.19„ E E SX r 3 „9Z,171,0 0 • -061 anMaAV xaIZV1D of N IAV IVQaD 0 d _ v) Q }- 0 < O 0 Z OD 1—' O CO AX (952) .9-.2 IIs 98 W d • --- Akt c a) E t co < ° a0] <Lu _J I -1 EL. a_ a cc GLAZIER AVE GLAZIER AVE uJ5 "Z.( uJ Q uJ Cf J co 000 *0.00 0000* 000* *0* city of Apple. Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 6B February 1, 2017 Other Business PROJECT NAME: Ryan Real Estate/Launch Properties Sketch Plan PROJECT DESCRIPTION Sketch plan review of two concept plans for the redevelopment of the Ryan Real Estate property at 14750 Cedar Ave. STAFF CONTACT: Kathy Bodmer, Planner DEPARTMENT/DIVISION: Community Development Department APPLICANT: Launch Properties and Ryan Real Estate PROJECT NUMBER: N/A APPLICATION DATE: 60 DAYS: 120 DAYS: N/A Proposed Action • No official action is required. The owner 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 Launch properties submitted two concept plans showing the redevelopment of the Ryan Real Estate building at 14750 Cedar Ave. Concept 1 shows the existing building would be removed and an 11,500 sq. ft. multi -tenant building would be constructed. Four tenants are shown with three restaurants, a drive-thru lane and a retail tenant. Concept 2 shows removal of the existing building and construction of a single -tenant 9,000 sq. ft. restaurant with a drive-thru lane. 1. Zoning: The northeast quadrant of the County Road 42 and Cedar Avenue intersection is zoned Planned Development No. 290 (PD -290) which provides for an integrated mix of limited business and certain retail uses that support limited business. The property is zoned PD -290, Zone 1 which allows limited business uses including professional offices, banks, hospital and nursing homes. Class I restaurants are a permitted use in the zoning district. In general, the City has discouraged the conversion of the northeast quadrant of Cedar Ave and CSAH 42 to retail uses, especially "highway commercial" uses. Initial planning for the 147th Street transit station area has guided this quadrant for a mix of transit supportive uses including employment, institutional, housing, lodging and retail/commercial uses. According to the plan, emphasis for this district should be on employment and institutional land uses. A restaurant use could be viewed as supporting the nearby employment and institutional uses. The zoning code currently restricts the use of a drive-thru service to Class II (Fast Food) and Class III (Neighborhood Restaurant) only. The petitioners say that they are interested in a restaurant concept that includes a Class I Casual type of restaurant that also has a drive-thru lane. Typically, a drive-thru lane is classified as a Class II (Fast Food) restaurant. The restaurant industry continues to evolve and current trends and definitions that distinguish full service, casual, fast-food and fast casual restaurant concepts will need to be reviewed and discussed in more detail. The Ryan Real Estate property is located approximately 630' south of the 147th Street METRO Red Line station stop. Usually, auto -oriented uses are discouraged in areas where transit access and transit use is being promoted. However, the City is aware that the market demands continue to evolve. The City would require a development that provides for safe and convenient access to the site by pedestrians and cyclists. The petitioners will need to address the need to safely accommodate both pedestrian/bicycle and vehicle traffic. Street and Intersection Impacts: A significant issue related to the redevelopment of the Ryan Real Estate building will be the potential impact to abutting streets and intersections and how to accommodate the expected increases in traffic. The aerial photo which serves as the base for the sketch plan doesn't show the most recent driveway alignments and closings. The one remaining access on the north side of the site to 147th Street is proposed to be closed. A new driveway access would be added to the east side of the site along Glazier Ave so that two access drives would be available to the site. Increasing traffic will further impact the off -set intersection of 147th Street and Glazier Avenue. During peak periods, backups occur when vehicles are waiting at the intersection of Cedar Avenue and 147th Street which interferes with vehicles trying to turn west from Glazier Ave. Sometimes the 147th Street queue extends past Glazier Ave to the south, making it very difficult to travel west on 147th Street. A traffic study will be needed to assess impacts to adjacent streets and intersections and to determine whether traffic improvements are needed. 3. Parking: Parking appears to be accounted for on both concept plans based on a preliminary number of seats expected for the restaurants. The number of parking spaces available may limit the number of seats allowed on the site. 4. Stormwater Management: Additional storm sewer structures or basins will likely be needed in connection with the redevelopment of the site. Budget Impact N/A Attachment(s) 1. Location Map 2. Comp Plan Map 3. Zoning Map 4. Oblique Aerial Photo 5. Concept 1 Plans 6. Concept 2 Plans PROJECT REVIEW Existing Conditions Property Location: 14750 Cedar Ave Legal Description: Lot 1 Block 2, APPLE VALLEY COMMERCIAL ADD, SUBJ TO PAR 5 DAKOTA CO R/W MAP 180 & SUBJ TO PARCEL 114 DAKOTA CO R/W MAP 324 Comprehensive Plan Designation C -Commercial Zoning Classification PD -290, Zone 1 Existing Platting Platted lot of record subject to Dakota County Right-of-way Acquisitions Current Land Use Multiple -tenant office building Size: 2.0 acres Topography: Flat Existing Vegetation Urban landscape. Other Significant Natural Features N/A Adjacent Properties/Land Uses NORTH Across 147th Street — Applebee's Restaurant Comprehensive Plan C -Commercial Zoning/Land Use PD -290, Zone 4 (Neighborhood -oriented retail) SOUTH Metro Dental/Merchant's Bank Comprehensive Plan C -Commercial Zoning/Land Use PD -290, Zone 1 EAST Across Glazier Ave — Wings Federal Credit Union Comprehensive Plan C -Commercial Zoning/Land Use PD -290, Zone 3 WEST Across Cedar Ave — Bank of America Comprehensive Plan C -Commercial Zoning/Land Use RB -Retail Business RYAN REAL ESTATE LAUNCH PROPERTIES SKETCH PLAN 1n 111 1 rigs limmumig 11111W vv= monor mill" ."' -11 prop v lab* RYAN REAL ESTATE/ LAUNCH PROPERTIES SKETCH PLAN imimumem vinolipm vimmomm 45Esmin PD -541 RYAN REAL ESTATE/ LAUNCH PROPERTIES SKETCH PLAN Atio 17„ . firt .116,mr Kimley>» Horn To: City of Apple Valley Planning Commission From: William D. Matzek, P.E., Kimley-Horn Scott Moe, Launch Properties Date: January 18, 2017 Subj: Launch Properties Restaurant / Retail Site Preliminary Sketch Plan Narrative SEC Cedar Avenue and 147th Street W Launch Properties — Apple Valley, MN Technical Memorandum Launch Properties is proposing a restaurant / retail development located at the southeast corner of the Cedar Avenue and 147th Street West intersection. The proposed development is approximately 2 acres and is currently zoned PD -290. Launch Properties is currently evaluating two potential site plans and would like to submit the attached preliminary sketch plans for input from the City Planning Commission. The proposed development will demolish the existing office building and construct either a 11,500± square foot multi -tenant restaurant (Class I or 111) and retail building or a 9,000± square foot restaurant (Class I or 111). Site redevelopment would include construction of new sidewalks, parking, landscaping, utilities, and lighting to support the proposed building. The two existing driveways off of 147th Street West will be closed, with a new driveway proposed along Glazier Avenue, north of the existing driveway. Each plan proposes a drive-thru and patio seating to accommodate the proposed restaurant uses. The Cedar Avenue frontage will provide high quality, well maintained landscaping to provide improved aesthetics from Cedar Avenue. The building will connect to existing storm, sanitary, and water services which have already been stubbed to the Site. Stormwater management BMPs will be provided around the perimeter of the Site and/or underground to meet the rate, volume, and treatment requirements of the City and Minnesota Pollution Control Agency. Launch Properties and Kimley-Horn will work diligently with City staff on the proposed project such that it meets the City's vision and architectural requirements of the area. Please contact me at (651) 643-0497 if you have any questions. Sincerely, KIMLEY-HORN AND ASSOCIATES, INC. William D. Matzek, P.E. Vice President rey-horn.coiTi 2550 University Avenue West, Suite 238N, Saint Paul, MN 55114 651 645 4197 A8 MVO SNOISA3M 'ON 1100NaOH•A3lwIN MMM L61bSV9-I.S9 :3N0Hd VI I..',Vd '1S NB6Z 31U1S .1S3M 311N3AV AlIS63AINO 0452 ON! .S3IVIOOSSV ONV N101-1-A3lNIN L. UJOH ((AIWDI 70x00( X37IWI '0 WM% wassioifidentaormnavvwina ON1117�OM1d011Di1 .IY Y/1AlilMOM IIOIOL1g7iOSII 1.1111M lLLAiMOMMa11 MOM MW8 41111 MONO WO Al am= NMONS SV IMO L O / Li10 ZLVO XXXXXXX =raid id VI 41d3ONOO NW 'A311VA 31ddb 11,41.321 dfb1S a3SOdOld P 2 7 BUILDING A DATA SUMMARY 87,266 SF (2.00 AC) ,-Li�I JO y y cQi e PROPOSED PARKING AOA STALLS REO'D / PROVIDED NO11011aLSNO3 ?J0d ION — .l2�bNIWI��Jd / ~ � N �a 90 %j. NV SVG3 0 flat— = i7ili►-+! Mp Duu np A91=AID-? lW i)IifiNMdQ F wo8c:Ol — LLOZ 'LL bonuor 6Mp•L 3daouo0 — Aa11OA aIddv\s}tq!yx3\OvO\NW '(apoA alddy\7aouno,\6w;a)uoyr\:0 AEI 31.Y0 SNOISVON 'Ors, INOO.N80H-A31111>IMMAA .3NONd PIL NW IMid IS .NRCZ 3.uns ,S3M 3fININV AllS83AINCI OSSZ .0N1 .SaLVIDOSSV ONV N80H-A311,11..0 woH <(<1kai w ,,(xxx u-xx-xx )137.1,074 MITIVA lanumm 16101111Milid aliNilfil XVIO V MI ANL .01.1011V411.111.1911111X1 IMON11110111111 =Maw IINACI110.11101011100Wike laririmAieuninAsININi KIM mow= MIMEI IMAM MPO3 All GIMIIIMO MORS SV MOS Lto/BL/to awa xxxxxxx =NOW YHM Z Id3ONOO NV `A311VA 3iddby INNainv1s3 03S0dOW BUILDING A DATA SUMMARY PROPOSED RESTAURANT 2 ADA STALLS REDD / PROVIDED NaionaLsNoo LiOJ 10N - )dVNIINFOad ,$ a - • - F— (/) LLJ • 4 311N3AV eJvac '1.11.101V Pu. AlVq.14 voqu. 1P4. .141.01./ IND WOH-.1.1 4,011.1.11- .141. w sen. puo goo.. nOo. -APO P.P.. L wogg :01 — Roz LL AiOnt,Or 6mp•L ;deo uop — A.110A alddV\s451!4.3\ °VD\ 'A.110A .Iddv\ younD-Muge,poviVo city of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 6 C February 1, 2017 Other Business PROJECT NAME: 12503 Germane Ave (Cedar Brook Market) Sketch Plan PROJECT DESCRIPTION Sketch Plan review of a single family home development on the southern portion of a Retail Business lot where Cedar Brook Market is located. STAFF CONTACT: Alex Sharpe, Planning and Economic Dev. Spec. DEPARTMENT/DIVISION: Community Development Department APPLICANT: Bruce Helmbolt, property owner PROJECT NUMBER: APPLICATION DATE: 60 DAYS: 120 DAYS: Proposed Action • No official action is required. The property owner, Mr. Helmbolt 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 a single family home on the southern portion of the lot occupied by Cedar Brook Market. Cedar Brook Market is a gas station and convenience store which is permitted within the Retail Business zoning designation. Approximately 35% of the lot is open greenspace to the south which is proposed for use as a single family home. A previous proposal in 2006 for a townhome multi -family structure was denied for a Comprehensive Plan Amendment. Site Location: The site is located in the northern portion of the City east of Cedar Ave, west of the Cedar Knolls Mobile Home Park. Comprehensive Plan: The property is guided "C" Commercial in the 2030 Comprehensive Plan. Construction of a single family home would require a comprehensive plan amendment to "LD" (Low Density Residential 2-6 units per acre). The City denied a Comprehensive Plan amendment application in 2006 to designate the property "MD" (Medium Density Residential 6-12 units per acre). There are other residential uses surrounding the property, however this would be the only single family use in the area and has the potential to appear out of place. dWVJ 3AV HVOE u Zoning: The property is zoned "RB" Retail Business and would require rezoning to allow for a single family use. The single family lot would likely be zoned "R-3" (Single Family Residential with a minimum lot size of 11,000 sq. ft.). "R-3" is the smallest single family lot size in the City, but also the most prevalent making up 25% of all land area in the city. %%�� //�//i//imoi//// ice //r�////% ,r,,--/// %�% ,1,-_''----7._-,-:->---'------.''______.,_,__ //ji/ mo / %�//i/ i //! .---,-----j-,--;,_.,>:-_,---;-'-----',., /// /%/ �i/ �� %%/ moi%�/�i�i%�ji%% " �-�-=- �%----_ :7: %i ----7--------- -.-------,-,---, �/%!% -----'--'----.5-__j,„,,--__,___- / / __„____,, „„, _,________„„______ ____„;___,;___,-:,_----:,,,____------------:_____: /// �/�i ; „-,--/_- --- ---,-,-----,--T, ---,,', �//-iii /'%i� i, ,__-_-„11„_:„_,,__•-,r,--„,:s;„-_________ %� ,,,,____,_____„. ,„7:::_,_,„___,___;_:-T,,, /%---„----------------------T-------------T'-- /%�---:%j'/"w..: ,,,,______2_____„ „.., _:„„_____„_„__________„„,,_______, -t- i______, i'% ______:„---::„_F__:________,___ :;--- ��%�i//�j %ij% � :' ' ' I 4 /��/��l%mo�i ,,,„:_,________„ /%i//%%%%j i� mo// i%% i %ice/%/%'//%i/� i �%i Site Plan: The proposed site plan maintains the existing convenience store and all parking. A new lot is proposed on the southern portion of the site for the proposed single family home. Preliminary Plat: A preliminary plat would be required to create an additional lot on the southern portion of the site. The "RB" Retail Business lot remaining would be required to be 15,000 sq. ft. and have 100 feet of lot width along Germane Ave. From the site plan it appears that a proposed lot would meet these code provisions. "RB" zones are required to have a 20' setback from parking to a residential property. In the 2006 proposal a 15 foot variance from the parking setback was requested, a second variance for the townhome setback from a rear property line was also requested. The "R-3" single family lot is required to have an 80 foot lot width. As proposed, a variance may be required to the 20 foot setback from a commercial parking lot, the minimum lot width for a R-3 single family lot, or both. Based on rough estimates it appears to meet the 20' parking lot setback on the "RB" site the single family lot has approximately 65 feet of lot width/frontage. Parking: As previously mentioned, the parking is required to have a 20 foot setback from a residential property line. Currently, no parking is proposed to be removed or altered. Residential House: The proposed home is a single story at grade home. The plans submitted are preliminary, but show an approximately 1005 sq. ft. home and a 500 sq. ft garage. An optional office/bedroom is included with its own private entrance, presumably for a home occupation. This type of private entrance for a home occupation is not permitted. A home business is required to gain access through the principal entrance. Home Occupations: Home Occupations are permitted within residential zones with conditions. Occupations such as retail sales, over-the-counter sales are, or those requiring more than three parking spaces for the occupant and visitors. Uses such as professional office, minor repair, photo and art studios, or nurseries are allowed, provided they do not utilize any signage. Budget Impact N/A Attachment(s) 1. Proposed Site Plan 2. Proposed House Plan 3. Oblique Aerial Photo 4. 2006 Site Plan Cedar Brook Market Lot Split PROJECT REVIEW ExistingConditions Property Location: 12503 Germane Ave Legal Description: PT OF LOT 2 BLK 15 BEG E LINE 30 FT S OF NE COR S 220 FT W 140 FT N 220 FT E 140 FT TO BEG Comprehensive Plan Designation "C" (Commercial) Zoning Classification "RB" (Retail Business). Existing Platting Metes and bounds described parcel Current Land Use Convenience store Size: 30,800 sq. ft total Topography: Flat Existing Vegetation Wooded on south side with sod to east Other Significant Natural Features None identified Adjacent Properties/Land Uses NORTH Oak Park Ridge Townhomes Comprehensive Plan "LD" Low Density Residential (0-6 units per acre) Zoning/Land Use "M3" Multiple Family (3-6 units/acre) SOUTH Glenbrook Townhomes Comprehensive Plan "HD" High Density Residential (12+ units per acre) Zoning/Land Use "M-6" Multiple Family (6-12 units/acre) EAST Cedar Knolls Mobile Home Park Comprehensive Plan "LD" — Low Density Residential (0-6 units/acre) Zoning/Land Use "M-7" Multiple Family (12-20 units/acre) WEST Glenbrook Townhomes Comprehensive Plan "HD" High Density Residential (12+ units per acre) Zoning/Land Use "M-6" Multiple Family (6-12 units/acre) Cedar Mdwest Firanctat Prr,cesson s 0 p•-•. .. CD CfQ N .p O N L V 00 114,, rip APPLE VALLEY FAMILY HOUSING DE VELOPMEN N00`00'00"E 220.00 aL *LY fUt' 0"61,4. 36" RC, ST GERMANE AVENUE