HomeMy WebLinkAbout06/22/2017 EDA MeetingMeeting Location: Municipal Center
City of Apple „ 7100 147th Street West
Valley Apple Valley, Minnesota 55124
June 22, 2017
ECONOMIC DEVELOPMENT AUTHORITY SPECIAL MEETING
TENTATIVE AGENDA
6:30 p.m.
1. Call to Order
2. Approve Agenda
3. Approve Consent Agenda Items
Consent Agenda Items are considered routine and will be enacted with a single motion,
without discussion, unless a commissioner or citizen requests to have any item separately
considered. It will then be moved to the regular agenda for consideration.
A. Approve Minutes of May 25, 2017
4. Regular Agenda Items
A. Consider Establishing a Tax Increment Financing (TIF) District No. 18
1. Recommend the City Council Adopt Resolution Setting Public Hearing on September
28, 2017, at 7:00 p.m. for TIF 18
2. Adopt Resolution Calling for a Public Hearing on the Proposed Granting of Business
Subsidy on September 28, 2017, at 6:00 p.m.
5. EDA Items and Communications
(For items EDA wishes to discuss)
6. Staff Updates
7. Adjourn
Regular meetings are broadcast, live, on Charter Communications Cable Channel 180 and on the City's
website at www.cityofapplevalley.org
ECONOMIC DEVELOPMENT AUTHORITY
City of Apple Valley
Dakota County, Minnesota
May 25, 2017
Minutes of the special meeting of the Economic Development Authority of Apple Valley, Dakota
County, Minnesota, held May 25, 2017, at 5:30 p.m., at Apple Valley Municipal Center.
PRESENT: Commissioners Bergman, Goodwin, Hamann -Roland and Hooppaw
ABSENT: Grendahl, Maguire and Melander
City staff members present were: Executive Director Tom Lawell, City Attorney Michael
Dougherty, Community Development Director Bruce Nordquist, Finance Director Ron Hedberg,
Public Works Director Matt Saam, City Engineer Brandon Anderson and Department Assistant
Joan Murphy.
Meeting was called to order at 5:30 p.m. by President Goodwin.
APPROVAL OF AGENDA
MOTION: of Hooppaw, seconded by Hamann -Roland, approving the agenda. Ayes - 4 - Nays
- 0.
CONSENT AGENDA
MOTION: of Hamann -Roland, seconded by Bergman, approving the minutes of the meeting
of April 13, 2017, as written. Ayes - 4 - Nays - 0.
MOTION: of Hamann -Roland, seconded by Bergman, adopting Resolution No. EDA 2017-03
authorizing the execution of a tax increment revenue note for Uponor North
America. Ayes - 4 - Nays - 0.
ORCHARD PLACE AND THE USE OF TAX INCREMENT FINANCING FOR REDEVELOPMENT
Community Development Director Bruce Nordquist provided an Orchard Path overview, an
update concerning ongoing discussion about beneficial elements and improvements with staff and
the property owner/developer — Rockport, LLC — and provided an introduction to the use of tax
increment for redevelopment of the active mining area.
Liza Robson, Rockport, LLC, and the Kimley-Horn project team provided additional information.
Tammy Omdal, Northland Securities, provided updates and addressed development performance
timelines.
Discussion followed.
Economic Development Authority
City of Apple Valley
Dakota County, Minnesota
May 25, 2017
Page 2
ADJOURNMENT
MOTION: of Bergman, seconded by Hooppaw, to adjourn. Ayes - 4 - Nays - 0.
The meeting was adjourned at 6:52 p.m.
Respectfully Submitted,
1
J Murphy, Department
sistan
Approved by the Apple Valley Economic
Development Authority on Thomas C. Goodwin, President
le II
City of AppValley
MEMO
Community Development
TO: EDA President, Commissioners and Executive Director
FROM: Bruce Nordquist, AICP, Community Development Director
MEETING
DATE: June 22, 2017
SUBJECT: Planning the Establishment of the Tax Increment Financing (TIF) District No. 18
Action Requested
1. Recommend that the City Council call a public hearing on the proposed adoption
of the proposed establishment of a soil deficiency tax increment financing district
No. 18, within the project area established by Special Law.
2. Adopt resolution calling for a public hearing on the Proposed Granting of
Business Subsidy on September 28, 2017, at 6:00 p.m.
Summary:
Attached for your consideration is a draft resolution that was prepared by the City's
bond counsel for initial actions required for the establishment of a Tax Increment
Financing District addressing soil deficiency in the active mining area at Johnny Cake
Ridge Road and CSAH 42.
An application for TIF resources by Rockport LLC is being considered (to be known as
TIF 18) to coincide with anticipated development applications for 40 acres of
commercial property at 157th Street and Pilot Knob Road. It is important that the master
planning effort also advances the themes, features and priorities for the 400 acre
development using the initial 40 acres of commercial as a built environment example of
more to come. The effort should be sufficiently advanced to a stage where the
Economic Development Authority and City Council will be better able to determine the
benefit of the tax increment investment to take action on the TIF application and initial
land uses.
In 2013, the Minnesota Legislature passed special enabling legislation for the City of
Apple Valley which provides special authority related to the Fischer Aggregate mining
site property within the City. In summary, the special legislation provided authority for
the City to establish a "project area" that meets certain criteria provided in the special
law and to establish a special type of tax increment financing (TIF) district, a "soil
deficiency district" within the project area, along with the establishment of other types of
tax increment financing districts allowed by current law. To establish a "soil deficiency
district" under the special law requires that the City find by resolution that certain
conditions exist within the boundaries of the district.
The establishment of a TIF district allows the City to capture the increase in certain
property taxes payable from new development for a defined period of time. The City is
able to capture the increase in all property taxes, except for State property taxes,
general education levy taxes, or referendum property taxes, to provide financial
assistance to a project. To establish a TIF district, a city or an authority must find that a
proposed development or redevelopment would not reasonably be expected to occur
solely through private investment within the reasonably foreseeable future, among other
findings that must be made. Rockport maintains that TIF will advance development
more quickly than a projected 15 to 45 years.
In April 2016, Fischer Sand & Aggregate, LLP (now referred to as "Rockport" or the
"Developer") submitted an application to the City for TIF assistance, consistent with the
Special TIF Legislation, for the reclamation of its gravel mining site for
development. The entire site is now being referred to and marketed by the Developer
as "Orchard Place". City staff and the Developer have been meeting to consider the
application and request for assistance. In June 2016, the City Council, pursuant to the
Special TIF Legislation, adopted a resolution approving the project area and making
findings regarding the project area. This was the first step before the EDA and City
could consider the establishment of a TIF district.
The next step is to consider the establishment of a TIF district. Prior to the
establishment of a TIF district, the City must provide written notice to the County and
School District and a copy of a written plan for the TIF district. The process will
commence at such time the EDA is ready to request the City Council to call for the
public hearing. The entire approval process is anticipated to take approximately 60-90
days starting with the calling for the public hearing.
The estimates that follow are preliminary, for discussion purposes only, and are subject
to change prior to the EDA and City Council final consideration of any agreements with
the Developer. The analysis completed to prepare these estimates is based on
information provided by the Developer, including the proposed types of development
(i.e., big box, office space, industrial, etc.), square footage, and completion dates.
1. Total maximum tax increment to be collected over the maximum duration of 21
years for the proposed "soil deficiency district" to be established is presently
estimated at approximately $43 million.
• Total taxable market value within the TIF district, which will not include
single-family housing, is estimated to reach approximately $333 million by
year 2040, the estimated final year of the TIF district.
2. Developer is requesting reimbursement of approximately $20.8 million in agreed
to reclamation costs, as incurred, payable solely from semi-annual available tax
increment in the form of a pay -go TIF note. The TIF note is proposed to bear
interest, the 5.75 percent simple non -compounded rate previously stated.
Tax increment assistance requires a public hearing to form the district. Tax increment,
by state law, is also considered a business subsidy. Public hearings are being
scheduled for September 28, 2017, for the City and EDA to consider business
assistance for the planned tax increment district.
Background:
N/A
Budget Impact:
Staff will prepare the TIF Plan and Program in support of a TIF District. The use of TIF
allows the owner to recover the cost of correcting soil deficiency, but also allows the
City to obtain beneficial elements and improvements that may not otherwise be
available or cost effective.
Attachments to the EDA Staff Report
• Resolution
• TIF District 18 Map
• Preliminary Calendar
• Robson Letter
• Guidelines
• Concept Map
APPLE VALLEY ECONOMIC DEVELOPMENT AUTHORITY
RESOLUTION NO. EDA -17 -
HELD: June 22, 2017
RESOLUTION CALLING FOR A PUBLIC HEARING ON THE
PROPOSED GRANTING OF BUSINESS SUBSIDY
BE IT RESOLVED by the Board of Commissioners (the "Board") of the Apple Valley
Economic Development Authority (the "Authority"), as follows:
1. Recitals:
(a) Minnesota Statutes, Sections 116J.993 to 116J.995 (the "Business Subsidy Law"),
authorizes the Authority, upon satisfaction of certain conditions, to grant a business subsidy; and
(b) the Authority fits the definition of "grantor" in the Business Subsidy Law; and
(c) It is a legal requirement that the Authority hold a public hearing prior to adoption
of a resolution granting a business subsidy.
2. Public Hearing. A public hearing on the proposed grant of a business subsidy in
accordance with the Business Subsidy Law will be held at the time and place set forth in the
Notice of Hearing attached hereto as Exhibit A and hereby made a part hereof; and
3. Notice of Public Hearing. The Secretary of the Authority is authorized and
directed to cause notice of the hearing in substantially the form attached hereto as Exhibit A to
be given one publication in a newspaper of general circulation in the City at least 10 days before
the hearing.
Adopted by the Board of Commissioners of the Apple Valley Economic Development
Authority, Minnesota, this 22nd day of June, 2017.
Tom Goodwin, President
ATTEST:
Pamela J. Gackstetter, Secretary
8268600v2
Member- introduced the foregoing resolution and moved its adoption.
The motion for the adoption of the foregoing resolution was duly seconded by member
and upon vote being taken thereon, the following voted in favor:
and the following voted against the same:
Whereupon said resolution was declared duly passed and adopted.
2
8268600v2
STATE OF MINNESOTA )
) ss.
COUNTY OF DAKOTA )
I, the undersigned, being the duly qualified and acting City Secretary of the Apple Valley
Economic Development Authority, DO HEREBY CERTIFY that the attached resolution is a true
and correct copy of an extract of minutes of a meeting of the Board of Commissioners of the
Apple Valley Economic Development Authority duly called and held, as such minutes relate to
the calling of a public hearing on the proposed granting of a business subsidy.
WITNESS my hand as such Secretary of the Apple Valley Economic Development
Authority this day of June, 2017.
Secretary
3
8268600v2
EXHIBIT A
NOTICE OF PUBLIC HEARING ON
GRANTING OF A BUSINESS SUBSIDY
NOTICE IS HEREBY GIVEN that the Board of Commissioners (the "Board") of the
Apple Valley Economic Development Authority (the "Authority"), Dakota County, Minnesota,
will hold a public hearing on Thursday, September 28, 2017, at approximately 6:00 p.m., at the
Apple Valley Municipal Center, 7100 147th Street West, in the City of Apple Valley, Minnesota
(the "City"), to have the Board consider granting a business subsidy to Rockport, LLC (the
"Company"), in connection with the construction of improvements and buildings to be located
within the project area established by the City of Apple Valley pursuant to 2013 Session Laws,
Chapter 143, Article 9, Section 18 within the Master Development District, as previously
established by the Economic Development Authority and the City (the "Project").
The summary of the terms of the business subsidy is available for inspection at the office
of the Secretary of the Authority, City Hall, during regular business hours. After the public
hearing the Board will consider granting the business subsidy.
A person with residence in or the owner of taxable property in the granting jurisdiction
may file a written complaint with the City if the City fails to comply with Sections 116J.993 to
116J.995, and no action may be filed against the City for the failure to comply unless a written
complaint is filed.
All interested persons may appear at the hearing and present their views orally or in
writing prior to the hearing.
8268600v2
COUNTY ROAD 42
COUNTY ROAD 46
iii
TIF Project Boundary
TIF District Boundary
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•••••
••••
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ApPvalley TIF DISTRICT NO. 18
1,000
500
0
Feet
1,000
e
City of Apple Valley
Modification of Fischer Project Area
Establishment of Tax Increment Financing District No. 2-1
Soils Condition TIF District
Orchard Place
Public Hearing on September 28
S MTWT F S
1 2 3
4 5 6 7 8 9 10
11 12 13 14 15 16 17
18 19 20 21 22 23 24 June 22 EDA requests City Council to call for public hearing and City Council adopts resolution calling for hearing
25 26 27 28 29 30
S MTWT F S
1
2 3 4 5 6 7 8
9 10 11 12 13 14 15
16 17 18 19 20 21 22
23 24 25 26 27 28 29 August 7 Last day for written notice to county commissioner (469.175, Subd. 2a)
30 31 August 14 Last day plan and fiscal implications to County and School District (469.175, Subd. 2)
S M
T W T F
1 2 3 4 5
6 7 8 9 10 11 12
13 14 15 16 17 18 19 August 16 Planning Commission review of TIF Plan
20 21 22 23 24 25 26 August 31 Last day for notice to newspaper
27 28 29 30 31 September 7 Publication date for hearing notice
S
S MTWT F S
1 2
3 4 5 6 7 8 9
10 11 12 13 14 15 16 September 28 Public hearing and adoption of TIF District
17 18 19 20 21 22 23 September 28 EDA Review and approval of TIF Plan and development agreement
24 25 26 27 28 29 30
October 28 Request certification by County by this date
October 28 Submit plan to State
June 30, 2018 Actual Certification Date no later than this date
Notes:
1. City needs to confirm publication dates.
2. City Council and EDA meeting dates.
3. Notice and draft TIF Plan to be sent to County and School District 45 days prior to public hearing date.
4. City Council will need to approve the TIF District prior to the EDA taking action on the development agreement on September 14.
NORTHLAND
TIF District 2-1 (Orchard Place)
6/6/2017
Liza Robson
Orchard Place
14698 Galaxie Ave
Apple Valley, MN 55124
June 8, 2017
Bruce Nordquist
City of Apple Valley
7100 147th Street West
Apple Valley, MN 55124
Dear Bruce,
Thank you for the opportunity for the Orchard Place Team to present to the Economic
Development Committee on Thursday May 25th, 2017. My team took note of the comments
made by the EDA members and would like to address the comments expressed by the EDA
members present that evening.
First — How will development proceed across the 400+ acre property, in terms of the order of
parcels or uses developed? Of course market conditions are a major factor that will influence
how the property is developed. However, Rockport is sensitive to the practicality and economics
of the development. Our engineer, Bill Maurer, works consistently with Brandon Anderson, the
City's engineer, to design utility runs for the property in the most cost effective way for the City
as well as the developer, and to address the ponding requirements. On the attached depiction,
the two easterly ponds can be incorporated into the aesthetics of the development. Keeping all
of this in mind, the property is expected to develop from the south of the property to the north.
Second — How will the various uses be connected throughout the 400 acre site in order to
generate continuity for vehicular, pedestrian and biking access? Through its predetermined
guidelines, Dakota County has established the several ingress/egress points to the site, as shown
on the attached map. On County Road 42 and Pilot Knob Road, the site will be accessed at
quarter and half mile points. Trails and sidewalks, as predetermined by City Code, are marked
on the attached map in a heavy black line and covered by green. The Dakota County Greenway,
designed by the County, which is intended to create internal connectivity throughout Dakota
County, is also shown in green on the attached map, and is depicted in its current estimated
path: coming from north of County Rd 42, south to Regatta Park and turning east. Although
these portions of the Greenway are yet to be designed by the County (and as a result are subject
to change), the attached map illustrates a close approximation to the Greenway and how it
would flow through the site, and demonstrates the interconnectivity of the site and the existing
and future portions of the Greenway. Orchard Place also intends to incorporate pathways
throughout our development to further connect each parcel. All of these items (roadways,
sidewalks, trails, the Greenway and internal pathways) will connect the parcels together on the
site with respect to vehicular, pedestrian and biking access, and further link the site to external
portions of Apple Valley.
Third — What will the development look like? At this time, we do not have users under contract,
Orchard Place has developed a set of design standards that will be tied to each parcel
developed. The Fischer family has lived and worked in this community for 95 years and it is our
intention to produce a Class A development of which the Fischer family and the City can be
proud. We have proven ourselves time and time again, demanding the best of the users in
Wyndemere, Waterford Village, Cedar Isles, Quarry Ponds, Cortland and Fischer Market Place to
name a few. This is our legacy. Our past developments have resulted in increased tax base for
the City, turning agricultural or gravel land into homes that generate property taxes and provide
communities in which the citizens of Apple Valley reside - or into commercial developments
which in turn generate increased property taxes, sales taxes and the availability of goods and
services for the citizens of Apple Valley.
Lastly, there was a concern raised about TIF in general. The enabling of TIF will aid Rockport to
develop in the most expedient way - increasing the tax base for Apple Valley by approximately
13 times its current tax base - in half of the expected time of natural development in the
absence of TIF. This expedited development through the use of TIF is a win/win for both the City
and Orchard Place.
Thank you for your time and the opportunity to partner with the City of Apple Valley.
Respectfully yours,
Liza Robson
Orchard Place, Apple Valley, MN 6/5/17
Commercial Architectural Design Guidelines
Architectural Consortium LLC
The overall design concept is to create a cohesive master planned development
combining potential uses that may include anchor tenants, small shop retail, restaurants,
office, medical as well as residential. The architecture shall maintain a unified character
and reflect a style that provides for a harmonious master planned development within the
gravel mining area. The aesthetics for key design elements shall take inspiration from the
rich pallet of materials such as masonry, stone, and metal accents that complement the
established Fischer Marketplace development.
BUILDING ORIENTATION
- Site planning concept defined by multiple buildings with both an inward focus as
well as exposure toward Pilot Knob Road and 155th Street as generally depicted
on the May 2017 site plan submittal.
- The orientation of buildings should take advantage of available view sheds of
future development sites where possible.
- Building entrances shall have a direct relationship to convenient parking fields.
Buildings along Pilot Knob Road shall be located close to the road to create a
pedestrian/ urban environment.
A connection shall be provided, establishing a continuous pedestrian access from
Pilot Knob on the east, through the center of the site and terminating at a public
gathering area along the pond feature on the west. The backdrop of Anchor
tenants shall provide a centrally located physical separation to accommodate this
feature. "Mainstreet" buildings with four-sided architecture shall line this urban
thoroughfare.
- Anchor tenants shall take advantage of the highway visibility by backing up to the
west with loading docks and servicing and may incorporate architectural elements
that reflect some components of the front facades such as signage features and
raised parapets.
- Buildings along the central thoroughfare are encouraged to have an enhanced
relationship with the pedestrian environment including maximizing opportunities
for outdoor patios and other recreational interactions. To complement this
experience, restaurant uses are encouraged
Buildings at key intersections shall be grouped to form outdoor "rooms" for
outdoor gathering opportunities
- Buildings containing restaurants adjacent to water features shall maximize
opportunities for outdoor patios and internal views of the water.
BUILDING DESIGN
Building Mass
Varying scale of buildings shall be encouraged.
Varying rooflines to create interest in design styles shall be encouraged.
Maximum building coverage of the overall site shall not exceed 40%.
Large expanses of blank and featureless walls facing public street frontage will be
avoided via the incorporation of architectural elements and landscape features.
Facade Design
- Colorful canopies, roofs, and accents are encouraged, however controlled to a
palette of selected colors pursuant to the color and material board submitted and
approved by the city.
Architectural character shall be consistently contemporary (non-traditional) with
all buildings within master plan.
- Masonry detailing such as soldier coursing, plane changes, or patterning shall be
encouraged.
The use of cornices, ornamental lights, graphics, Tenant blade signs, and other
architectural details shall be encouraged.
Buildings that front Pilot Knob Road, or main entry drives must have four-sided
architecture. The architecture shall reflect a two-story appearance with the use of
upper windows, roof forms, and undulated skylines. Storefront glass shall
dominate each facade. Where true, clear storefront glass is not feasible due to
tenant functions, the use of spandrel glass is acceptable.
- Multi -tenant buildings shall break up the rhythm of the facade for individuality of
shops to reinforce a "main street" theme of architecture.
- Elevations facing Pilot Knob Road may incorporate signage features where
visible from the highway or not screened from landscaping.
Building Materials
- Materials shall be selected for suitability to the type of buildings and the design in
which they are used. Building walls are to be finished in aesthetically acceptable
tones and colors to be compatible with tones and colors of the approved palette.
- Materials shall be of a durable quality.
- All wood treatment shall be painted and weather proofed.
- Colors and specifications of masonry and stucco colors should be a consistent
range throughout the development
- Rear of buildings shall be in a color to match predominant front masonry colors.
- Existing buildings may be renovated to match new construction with the use of
paint colors or other applied surface treatments.
Anchor tenant must have 50% Class 1 and 50% Class II materials on front and
sides. Small retail buildings must have 50% Class I and 50% Class II materials
on all exposed sides
Class I materials include brick or acceptable brick -type material, natural looking
stone, textured cement stucco, copper, architectural panels or masonry units with
enhanced detailing such as patterns, textures, color, dimension, banding, brick
inlay, or glass.
Class II materials include EFIS, pre -finished metal, concrete block, fiber -
reinforced cement board siding, canvas, or vinyl awnings.
Doors and Windows
Canopies shall be encouraged at entry ways.
Window frame, material, and color to complement architectural style and be
consistent in color throughout development.
Window openings may be modulated to scale and proportion that is compatible
with the architectural style. Maximize storefront and graphic opportunities to
avoid long expanses of blank and featureless walls at street fronts.
- A minimum of 8' clear space shall be provided from sidewalk elevation to the
lowest point of a canopy and or suspended sign.
- Window frames shall be constructed of prefinished metal.
Window and doors shall be glazed in clear glass for retail buildings. Mirrored
windows shall be discouraged.
- Where appropriate, the use of spandrel glass may be incorporated to mimic
storefront glass.
- Graphic elements may be incorporated into wall areas to mimic storefronts.
Signage
Wall signage shall be not exceed 10% of the facade and be located within
designated sign areas that complement the architecture.
Wall signage shall not be visible from residential developments.
Freestanding signs shall be located along Pilot Knob Road and 155th Street, at
principal entrances and key intersections as to reinforce an urban corridor.
Freestanding signs shall compliment the architectural theme in details,
proportions and materials.
Signage locations shall not impair visibility of buildings nor traffic safety
SCREENING
Loading areas shall be screened from public view with walls similar to adjacent
building material, fences, landscaping, or physical distance separation.
- Service and utility doors to be painted to match, or be compatible with,
surrounding colors.
- Drive — thru or service lanes shall be screened with berming, landscaping or
fencing.
Rooftop units may be screened by parapets or wall/fencing materials, or paint to
match surrounding colors when visible from the public right of way.
FRANCHISE DESIGN
- The requirements of regional and national franchises shall be allowed to maintain
their corporate identity and design theme but shall be encouraged to utilize similar
materials, scale and style of these architectural standards.
LANDSCAPE AND SITE TREATMENT
Landscape design
- The overall design of the site shall achieve unique, attractive and significant
landscaping
Plant material is to be utilized within the master plan as an aid to provide
continuity within the site and provide a recognized definition of its boundaries.
Thematic water elements shall be incorporated to reinforce the branding of
Orchard Place at key intersections and round -about
Landscaping should include orchard inspired through plant varieties and
massings.
Overstory trees shall be utilized along external and internal roadways to reinforce
roadway pattern but, placed so as to not block visibility of commercial signage.
Unity of design shall be achieved by repetition of certain plant varieties, planting
patterns, and other streetscape materials and by correlation with the approved
landscape plan.
- Entry points into the site are to be specially landscaped and are to be designed
with a common theme that reinforces the Orchard Place brand.
Plant materials are to be utilized as a screening element for parking and building
utility areas.
- Plant materials are to be utilized within parking lot islands, grouped massings of
landscape are encouraged in parking lots versus individual planting to maximize
landscape impact and allow functional snow removal. Some islands may be
paved as pedestrian walk areas.
- Loading, service, utility and outdoor storage areas that are visible from public
roadways shall be predominantly screened with fencing, walls, landscaping or
berms. When natural materials are used as principal screening, 75% opacity must
be achieved year-round through the use of evergreen trees.
Plant materials shall be selected with regard to its interesting structure, texture,
color, seasonal interest, climate zone durability and its ultimate growth
characteristics.
Plants native to the central Minnesota region shall be encouraged.
Where building sites limit planting, the placement of plant materials in planters,
pots, or within paved areas is encouraged.
Perennial/shrub planting beds, trees and turf areas shall be irrigated with an
automatic irrigation system to provide optimal plant establishment and long-term
plant health.
Parking
- When determined appropriate, commercial buildings are to accommodate
bicycle/motorcycle parking areas and bike racks.
Cross parking and access between building areas shall be permitted when
possible.
Parking stalls to be a minimum of 9'x 18' and drive aisles to be 24' (60' bay
spacing)for two-way traffic and drive aisles to be 20' (56' bay spacing) for one-
way traffic. Parking stalls may be oriented at 60, 75, and 90 degree angles.
Major drive aisles or truck routes may have increased aisle widths.
Parking lot layout shall include clear, traffic movement for both pedestrian and
automobile.
Parking ratios shall reflect industry standards for each user and are encouraged to
minimize the amount to avoid over use of asphalt when feasible.
Site impervious surface should be minimized to help preserve green space, yet
provide the necessary parking amount to support the development regardless of
uses.
Lighting
Lighting shall provide continuity and consistency throughout the area. All
parking lot lights shall be metal halide, or 2000-4000 kelvin LED and be uniform
in style, color, and height. Maximum pole height of 50' in parking areas and 28'
in entry drive areas and along property edges.
Pedestrian lighting shall be of pedestrian scale height (12'-18') and be uniform in
style and color.
Light poles, fixtures, and bases shall be a consistent dark color (i.e. bronze, black,
or brown).
Exterior wall lighting shall be encouraged to enhance the building design and the
adjoining landscape.
Lighting styles and building fixtures shall be of a design and scale compatible
with the building and adjacent areas. Shoe or hat box style fixtures are acceptable
for taller parking lot lighting. More detailed ornamental style fixtures shall be
encouraged for pedestrian impact and include a branding element of Orchard
Place.
Light levels that promote a safe environment are required. Excessive brightness
shall be prohibited.
Dark sky and cutoff style fixtures shall be used for safety purposes.
Pedestrian Connections
Pedestrian connectivity shall be incorporated to link all buildings within the site
where feasible.
Pedestrian connections shall be made to the existing public sidewalk system.
Benches or seating shall be provided at appropriate areas for pedestrians.
Striping of crosswalks shall be required at appropriate crossings.
Outdoor seating areas and outdoor sales areas shall be incorporated where
appropriate. Such areas shall utilize a unified theme and approach to the defining
elements (structural elements, railings, shading, paving, lighting, landscaping) for
the creation of these exterior spaces.
Bicycle Connections
Trail connections shall be maintained and connected to the existing County trail
system
Bike parking and resting areas shall be incorporated as an element of the Orchard
Place master plan
The trail shall be designed to allow continuous flow of bicycle traffic as well as
areas of refuge
Pedestrian shopping sidewalks shall connect to the trail at appropriate
intersections
PROPOSED RECLAMATION PLAN
C.U.P. END USE GRADES
CONCEPTUAL GUIDE FOR UTILITIES, STREETS & PONDING
PONDING, NORTH GATE TRAILWAY,MAJOR COLLECTOR STREETS HIGHLIGHTED
ACCESSa /....F,TUuT,t,,Ja;TRAIL CCSSING
E'CTERSECT ON
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CEMETERY ACCE.
, PROPOSED POND WVR-52
154TH STREET
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DAKOTA COUNTY TRAILWAY
PNGINGEAING
COMPANY, INC.
.00 EAST 146th STREET. BURNSVILU. MINNESOTA 55337 PH (952)432-3000
ROBE CONSULTING ENGINEERS.
PLANNERS and LAND SURVEYORS
EXISTING TRAIL CROSSINGA
(TUNNEL)-
C.TE REG NO
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I PREPARED FOR:
ROCKPORT, LLC
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2ND STREET
157TH STREET
SECTION 35
PROPOSED RECLAMATION PLAN
CONCEPTUAL GUIDE FOR UTILITIES, STREETS & PONDING
APPLE VALLEY MINNESOTA
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SITE
4.,
EIT5II
VICINTY MAP
PNGINGEAING
COMPANY, INC.
.00 EAST 146th STREET. BURNSVILU. MINNESOTA 55337 PH (952)432-3000
ROBE CONSULTING ENGINEERS.
PLANNERS and LAND SURVEYORS
EXISTING TRAIL CROSSINGA
(TUNNEL)-
C.TE REG NO
REMStONS
I PREPARED FOR:
ROCKPORT, LLC
CCESS
2ND STREET
157TH STREET
SECTION 35
PROPOSED RECLAMATION PLAN
CONCEPTUAL GUIDE FOR UTILITIES, STREETS & PONDING
APPLE VALLEY MINNESOTA