HomeMy WebLinkAbout04/04/2018Apple
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Meeting Location: Municipal Center
7100 147th Street West
Apple Valley, Minnesota 55124
April 4, 2018
PLANNING COMMISSION TENTATIVE AGENDA
7:00 PM
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 land
use/action items for consideration.
A. Approve Minutes of March 21, 2018, Regular Meeting
B. Americlnn & Old Chicago Sign Variance - PC 18-08-V
1. Consideration of a Variance Reducing the Setback from 13' to 7' (6'
Variance) for a Ground Sign
2. Consideration of a Variance Allowing an Off -Premise Ground Sign
Location: 14988 Glazier Ave
Petitioner: Americlnn of Apple Valley
4. Public Hearings
5. Land Use / Action Items
A. Springs at Cobblestone Lake - PC18-01-PZB
Rezoning, Planned Development Ordinance Amendments, Platting, and
Site Plan/Building Permit Authorization to Allow for a 196 -unit
Apartment Complex
Location: Northeast Corner of 160th Street West and Pilot Knob Road
Petitioner: Continental 432 Fund, LLC
6. Other Business
A. Sketch Plan Review of a Revised Menard's Redevelopment Plan of the
Former Hanson Concrete Property
B. 2040 Comprehensive Plan Update -Establishing Dates for Open Houses
and Public Hearing
C. Review of Upcoming Schedule and Other Updates
Next Planning Commission Meeting -Wednesday, April 18, 2018 - 7:00
p
.111.
Next City Council Meeting -Thursday, April 12, 2018 - 7:00 p.m.
7. Adjourn
Regular meetings are broadcast, live, on Charter Communications Cable Channel
180 and on the City's website at www.cityofapplevalley.org
APPVaIIey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
3.A.
April 4, 2018
Consent Agenda
Description:
Approve Minutes of March 21, 2018, Regular Meeting
Staff Contact:
Joan Murphy, Department Assistant
ACTION REQUESTED:
Approve minutes of regular meeting of March 21, 2018.
Department/ Division:
Community Development Department
SUMMARY:
The minutes of the last regular Planning Commission meeting are attached for your review
and approval.
BACKGROUND:
State statute requires the creation and preservation of meeting minutes which document the
official actions and proceedings of public governing bodies.
BUDGET IMPACT:
N/A
ATTACHMENTS:
Minutes
CITY OF APPLE VALLEY
PLANNING COMMISSION MINUTES
MARCH 21, 2018
1. CALL TO ORDER
The City of Apple Valley Planning Commission meeting was called to order by Chair Melander at
7:00 p.m.
Members Present: Tom Melander, Ken Alwin, Keith Diekmann, Jodi Kurtz, Paul Scanlan and
David Schindler.
Members Absent: Tim Burke.
Staff Present: City Engineer Brandon Anderson, Community Development Director Bruce
Nordquist, City Planner Tom Lovelace, Public Works Director Matt Saam and
Department Assistant Joan Murphy.
2. APPROVAL OF AGENDA
Chair Melander asked if there were any changes to the agenda.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Alwin, approving the
agenda. Ayes - 6 - Nays - 0.
3. CONSENT ITEMS
MOTION: Commissioner Schindler moved, seconded by Commissioner Diekmann, approving
the minutes of the meeting of March 7, 2018. Ayes - 5 - Nays - 0. Abstained — 1
(Scanlan)
4. PUBLIC HEARINGS
- NONE -
5. LAND USE/ACTION ITEMS
- NONE -
6. OTHER BUSINESS
A. 2040 Comprehensive Plan Update: Review of Transportation and Economic
Development Chapters of the Plan
City Engineer Brandon Anderson introduced Samantha Markman, SRF Consulting Group, Inc. Ms.
Martens reviewed the draft Transportation chapter of the 2040 Comprehensive Plan Update. The
Metropolitan Council requires that each community include transportation plan elements to their
comprehensive plan and the City has opted to include a chapter in our Plan.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
March 21, 2018
Page 2 of 3
The State of Minnesota, through the enactment of the Metropolitan Land Planning Act requires the
Metropolitan Council's review of metro community transportation plan to assure conformity with
the regional development framework. The Metropolitan Council's 2040 Transportation Policy Plan
(TPP) is the planning document that provides guidance for policies and strategies included in the
City's 2040 Transportation Plan.
Community Development Director Bruce Nordquist introduced the Economic Development
chapter. He said in 2008, for the 2030 Comprehensive Plan Update, an "Economic Development"
Chapter was added, one of the first in the Region, to include a strategic plan on this topic. Much of
that framework will continue, highlighting:
• The $110 million in business attraction, retention and expansion observed from 2011 to
2015 that paralleled the launch of the Red Line and completion of 147th Street.
• Significant expansion, investment and employee growth at Uponor and Wings Financial.
• Apple Valley's strength in its primary retail trade area of approximately 7 miles where an
estimated population of 230,000 with an annual income of $98,590 presently resides and is
growing.
• The redevelopment of the 414 acre active mining area centered at CSAH 42 and Johnny
Cake Ridge Road as a mixed business campus; and the efforts by the owner, Rockport LLC,
to attract medical services as a dominant user.
• The redevelopment of the 60 acre Hanson Concrete/Menard parcel, to be redeveloped as a
proposed mix of home improvement supply retail and industrial uses adjacent to a fuel
storage facility.
The Chapter will also expand in the following areas:
• Addressing business climate change; long term sustainability and resilience, the trend
toward the retailization of medical services which Apple Valley is well positioned for,
facilitating a trained workforce matching demand, and a continuation of pro-business
relationships.
• Encouraging retail place making that offers experiential amenities and tenant mix.
• Selective redevelopment and vertical mixed use in our transit station area while also
protecting established adjacent uses.
• Recognition that significant technological advances are anticipated in use of vehicles, the
delivery of people, goods and services and communication.
• Continue as a Green Step City leader in sustainability, resilience and energy conservation.
Since 2010, every business client meeting with staff has received a copy of the Economic
Development Chapter. Staff will continue to pursue the positive aspects of competition with cities
to attract and retain business, and people, as the best city to live, work, shop, learn and recreate.
Many cities may add an economic development chapter but few will have our successful
experiences to date in the use of the Chapter. Apple Valley continues to display a strong brand
where you can Plant — Grow — Prosper!
Discussion followed.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
March 21, 2018
Page 3 of 3
B. Review of upcoming schedule and other updates.
Community Development Director Bruce Nordquist stated that the next regular Planning
Commission meeting would take place Wednesday, April 4, 2018, at 7:00 p.m.
7. ADJOURNMENT
Hearing no further comments from the Planning Staff or Planning Commission, Chair Melander
asked for a motion to adjourn.
MOTION: Commissioner Schindler moved, seconded by Commissioner Diekmann to adjourn
the meeting at 7:53 p.m. Ayes - 6 - Nays - 0.
Respectfully Submitted,
/s/ Joan Murphy
Joan Murphy, Planning Department Assistant
Approved by the Apple Valley Planning Commission
on Tom Melander, Chair
APPVaIIey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
3.B.
April 4, 2018
Consent Agenda
Description:
Americlnn & Old Chicago Sign Variance - PC18-08-V
Staff Contact:
Alex Sharpe, Planner and Economic Dev. Spec.
Department / Division:
Community Development Department
Applicant:
Americl nn Apple Valley
Applicant Date: 3/15/2018
60 Days: 5/14/2018
Project Number:
PCI8-08-V
120 Days: 7/13/2018
ACTION REQUESTED:
The Planning Commission is asked to review the proposal and provide a recommendation to
the City Council subject to the following conditions:
1. The variance shall be applicable to the property legally identified as Lot 1, Block 1,
Apple Valley Commercial Addition.
2. If the Sign Permit fee is not paid and not issued or within one (1) year of the date of
approval, the variance approval shall lapse.
3. Prior to issuance of the sign permit, the petitioner shall record the variance with Dakota
County and provide evidence to the City.
4. Prior to issuance of the sign permit, the petitioner shall enter into an encroachment
agreement for placement of the sign within the drainage and utility easement.
5. The approved Common Signage Plan permits two signs, prior to installation of this sign
one of the existing signs shall be removed.
6. A utility locate shall be performed prior to any work commencing on the site.
7. Installation shall be generally consistent with the sign plan dated 2-8-18.
SUMMARY:
Americlnn Apple Valley, on behalf of the property owner, Old Chicago of 14998 Glazier
Drive has requested consideration of a 6' setback variance, and a off -premise sign variance to
construct a shared entrance ground sign off of Glazier Ave.
The proposed sign is 18.32 sq. ft. and is 6" 10" tall. The applicant is seeking this sign to
allow customers better recognition of the shared entrance driveway to the Americlnn and Old
Chicago. A 10' drainage and utility easement runs along the front property line, which the sign
is proposed to encroach into. Ground signs are required to have a 13' setback from any
property line, but in this case that would place the sign in the parking lot, or too far from the
entrance driveway to provide direction to customers.
A variance to allow off -premise signage is permitted due to the applicant's desire to share the
sign; between Americlnn and Old Chicago. City Code does not allow for off premise
signage except when in a shopping center, which this development does not qualify as.
Normally, with a variance the "practical difficulties" measure is used. However, in the case
of a sign variance the City Code lays out different standards which are below:
(1) All of the following requirements must be met:
(a) Special conditions exist which are peculiar to the land, structure, building involved
and which are not applicable to other lands, structures or buildings in the same district;
(b) The special conditions and circumstances do not result from the actions of the
applicant;
(c) A literal interpretation of the provisions of these regulations would deprive the
applicant of rights commonly enjoyed by other properties in the same district and the
terms of these sign regulations;
(d) That granting the variance requested would not confer on the applicant any special
privilege for a use not common to other lands, structures or buildings in the same
district; and
(e) The proposed use of the property shall have an appearance that will not have an
adverse effect upon adjacent properties and there will be no deterrence to development
of vacant land.
(2) Any proposed signage beyond the maximum square footage permitted would have the
primary function of providing a public service.
Staff is recommending approval of the variances based on the following.
(a) Special conditions exist on the property; the entrance is on a curved roadway, and is
easily missed by customers and the properties act as a development but are not allowed
shared signage by code. The required setback would not
(b) These conditions are not caused by the applicant.
(c) Most developments such as this are permitted shared signage, in this case these two
parcels act as a single development but are not permitted shared signage.
(d) Granting of this variance would not confer any special privilege not common to
other properties.
(e) The proposed sign will not have an adverse appearance and is in fact smaller than
would otherwise be permitted for a ground sign.
BACKGROUND:
A common signage plan between these two sites was previously approved that allowed two
free standing signs on the Americlnn parcel, one along Cedar Ave, and one along CSAH 42.
City Code only allows one ground sign per lot, and as such staff is recommending that one of
the existing signs be removed to allow installation of this sign without an additional variance.
Staff has been in discussion with the applicant about this and they have stated that they are
comfortable with this condition.
As the sign is proposed closer to Glazier Ave than permitted, staff has evaluated whether the
sign would impede with site -lines for drivers. A diagram is attached that shows the site
triangle for this site is clear, and that the sign will not obstruct the vision of drivers.
Previously, the applicant had proposed the sign be closer to the roadway, but in discussion
with staff moved it further back to allow greater visibility.
BUDGET IMPACT:
N/A
ATTACHMENTS:
Area Map
Exhibit
Site Plan
Plan Set
Survey
Exhibit
x
Americlnn and Old Chicago Sign Variance
PROJECT REVIEW
Existing Conditions
Property Location:
14988 Glazier Ave
Legal Description:
Lot 1, Block 1, Apple Valley Commercial Addition
Comprehensive Plan
Designation
C — "Commercial"
Zoning Classification
PD 290 "Planned Development"
Existing Platting
Platted
Current Land Use
Restaurant and Hotel
Size:
1.7 acres
Topography:
Flat
Existing Vegetation
Trees, grass
Other Significant
Natural Features
N/A
Adjacent
Properties/Land Uses
NORTH
Commercial
Comprehensive Plan
C — "Commercial"
Zoning/Land Use
PD 290 "Planned Development"
SOUTH
Commercial
Comprehensive Plan
C — "Commercial"
Zoning/Land Use
PD 244 "Planned Development"
EAST
Commercial
Comprehensive Plan
C — "Commercial"
Zoning/Land Use
PD 290 "Planned Development"
WEST
Commercial
Comprehensive Plan
C — "Commercial"
Zoning/Land Use
RB "Retail Business
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APPVaIIey
ITEM: 5.A.
PLANNING COMMISSION MEETING DATE: April 4, 2018
SECTION: Land Use /Action Items
Description:
Springs at Cobblestone Lake - PC18-01-PZB
Staff Contact:
Thomas Lovelace, City Planner
Department / Division:
Community Development Department
Applicant:
Continental 432 Fund, LLC
Applicant Date: 1/16/2018
60 Days: 3/17/2018
Project Number:
PCI8 -01-Z S B
120 Days: 5/16/2018
ACTION REQUESTED:
If the Planning Commission concurs, staff is recommending the following actions:
1. Recommend approval of the rezoning of Outlot L, Cobblestone Lake Commercial 3rd
Addition from Planned Development No. 703/zone 7 to Planned Development No.
703/zone 5.
2. Recommend approval of the rezoning of Outlot M, Cobblestone Lake Commercial 3rd
Addition from Planned Development No. 703/zone 8 to Planned Development No.
703/zone 5.
3. Recommend that staff be directed to prepare an ordinance to codify the uses,
performance standards and area requirements for Planned Development No. 703/zone
5.
4. Recommend approval of the Springs at Cobblestone Lake preliminary plat, subject to
the following conditions:
1. Easements that restrict access to Cobblestone Lake Parkway and Elmhurst Lane
except where noted on the site shall be established.
2. A drainage, utility, and trail easement, a minimum of .5 acres, shall be established
south of Cobblestone Lake Parkway and north of the north property line of Lot 1.
5. Recommend approval of the site plan/building permit authorization to allow for
construction of a 196 -unit apartment project on Lot 1, Block 1, Springs at Cobblestone
Lake, subject to the following conditions:
1. Construction shall occur in conformance with the site plan dated March 23, 2018.
2. Construction shall occur in conformance with the landscape plans dated March 9,
2018, subject to submission of a detailed landscape planting price list for
verification of the City's 2-1/2% landscaping requirement at the time of building
permit application.
3. Construction shall occur in conformance with the elevation plan dated March 28,
2018.
4. A minimum of one surface parking space and one garage space per unit shall
satisfy the parking requirements.
5. Each parking space shall not be less than nine feet wide and 20 feet in length and
each space shall be served adequately by access drives. If the stall is adjacent to
a curb or a landscaped area, the required length of the space may be reduced by
1.5 feet.
6. Perimeter fencing shall be installed in accordance with the fence plan, dated
March 23, 2018, subject to masonry columns along all of the section of fence
adjacent to the north property line.
7. Issuance of any building permits shall be contingent upon approval by the City
and Dakota County of the retaining wall along the west and south property line.
8. Infiltration basins and underground storm water infiltration system shall be
constructed in conformance with the City standards.
9. The property owner shall execute a maintenance agreement or other suitable
agreement to be filed with the deed that ensures the perpetual maintenance of all
underground storm water infiltration systems and infiltration basins.
10. Construction shall be in conformance with the lighting plan dated March 9, 2018
and all applicable City ordinances. Any site lighting shall consist of downcast,
shoebox lighting fixtures or wallpacks with deflector shields which confines the
light to the property.
11. Approval of a signage plan is not included with this site plan and building permit
authorization. A separate application and signage plan in conformance with the
sign regulations must be submitted for review and approval to the City prior to the
erection of any signs.
SUMMARY:
Continental 432 Fund, LLC is requesting approval of the following:
1. Rezoning of Outlots L and M, Cobblestone Lake Commercial 3rd Addition to Planned
Development No. 703/zone 5.
2. Amendments to Planned Development No. 703 to allow apartments as a permitted use
in zone 5 and establish area requirements and design standards in zone 6.
3. Preliminary plat that will combine Outlots L and M, Cobblestone Lake Commercial 3rd
Addition into one lot.
4. Site plan/building permit authorization to allow for thirteen apartment buildings, one
clubhouse, and eleven detached garage buildings.
The site is one of the last parcels to be developed in Cobblestone Lake, a 320 -acre mixed-
use development. The site is adjacent to the 193 -unit Orchard Path continuum of care
facility, Cobblestone Manor (a 60 -unit Dakota County Community Development
Agency senior apartment building), Cobblestone Lake Medical Center, and a leg of the North
Creek Greenway to the north; single family residential to the east, the Spirit of Brandtjen
Farms mixed-use development to the south, and an Apple Valley water reservoir to the west.
The applicant is proposing to construct 13 two-story apartment buildings, 11 detached garage
buildings, and a 4,400 -sq. ft. clubhouse facility. Ten buildings will have 16 units per building
and the remaining three will have 12 units per building.
Access to the development will be via one driveway located along the west side of Elmhurst
Lane for residents, with a second along Cobblestone Lake Parkway for emergency vehicles
only. The site will be completely fenced and the access drives will be secured.
BACKGROUND:
Comprehensive Plan: The site is consists of two platted outlots (Outlots L and M,
Cobblestone Lake Commercial 3rd Addition), which are currently guided "HD" (High
Density Residential/6-12 units per acre). High Density Residential areas include multiple -
family structures (apartments and condominiums) at densities greater than twelve units per
acre to the extent allowed by the zoning ordinance. Developments with densities of up to 40
units per acre are allowed in the areas within and adjacent to the downtown if certain
performance standards in the zoning code are met. This designation fits with M-7, M-8 and
PD zoning districts to the extent allowed when considered with parking, infiltration, lot
coverage, and building setbacks. Areas of manufactured housing are allowed as conditional
uses in the M-7 zoning district. The proposed project is generally consistent with the
Comprehensive Plan designation.
Livable Communities Impact: The proposed multi -family development will provide 196
market -rate apartments. This development proposal will address the City's Livable
Communities Act (LCA) principles of adding a housing product that helps provide a
balanced supply and variety of housing types for people of all income levels and lifecycle
stages.
Zoning: The development site is located in Planned Development No. 703. Outlot L is
currently located in zone 7 of the planned development. Permitted uses within this zone
include parks and playgrounds, recreational buildings, community centers and structures, and
public utility buildings and structures. This outlot was intended to become part of
Cobblestone Lake development's public park system and was to be the location of a section
of the North Creek Greenway, an enhanced trail that travels through Eagan, Apple Valley,
Lakeville, Farmington and Empire Township. Staff and the developer have had discussions
with Dakota County and they are receptive to relocating this section of trail to an area
proposed in Outlot L to just north of the proposed development.
Outlot M is located in zone 8 of the planned development. This zone was established to
allow for sand and gravel mining as an interim use with the intent that rezoning of properties
in this zone would occur at the time of the former submittal and approval of development
proposal.
It was initially thought to incorporate the subject property into zone 6, which currently allows
for a variety of commercial/office/retail uses, as well as senior apartments and continuum of
care facilities. Staff believes that creating a new zone that would list apartments as a
permitted use would be better. Therefore, staff is recommending that the property be rezoned
to zone 5, and permitted, conditional and accessory uses be established, as well as area
requirements and special performance standards consistent with high-density residential
development.
Preliminary Plat: The site is currently platted as two outlots. An outlot is defined as a
platted lot to be developed for uses which will not involve a building or be reserved for
future replatting before development. Outlot M was established as a reserve area that would
be replatted for high-density residential development and Outlot L was intended to be
dedicated for public park purposes that would include a trail.
The original preliminary plat indicated that the applicant would replat the two outlots into a
11.9 -acre lot and a .5 -acre outlot. The proposed lot would be the location of 196 -unit
apartment development and the new outlot, which would be located between the north
property line of the lot and the Cobblestone Lake Parkway right-of-way would replace Outlot
L and would be the new location of a section of the North Creek Greenway trail and three
infiltration basins that would collect storm water runoff from the development.
The City informed the applicant that infiltration basins that receives runoff from private
developments cannot be established on public property or property that it is not generating
the storm water runoff. There was concern on how the developer would maintain these off-
site basins on public property. Therefore, staff proposed that the outlot be eliminated and a
drainage, utility, and trail easement be established over that area. This would eliminate
the access for maintenance issue and would allow for the establishment of the Greenway trail
section. It is expected that the area dedicated for the trail would be equivalent to the area of
Outlot L.
Ten -foot wide drainage and utility easements abut the majority of the north and south
property lines of Outlot M and the east property of Outlot L. These easements will remain as
part of the replat.
Easements have been established that restrict direct access to Pilot Knob Road and 160th
Street as well as a right-of-way reservation area that describes additional land along Pilot
Knob Road and 160th Street for the purpose of constructing a future interchange at the
intersection of those two roads. The easement and reservation area shall remain in place with
the proposed replat.
Easements that restrict access to Cobblestone Lake Parkway and Elmhurst Lane except
where noted on the site should be established.
Site Plan: The applicant is proposing to construct thirteen two-story apartment
buildings, eleven detached garage buildings, and a 4,400 -sq. ft. clubhouse facility. Ten
buildings will have 16 units each, with the remaining three will have 12 units per building.
Eleven detached garage buildings, varying in size, will be scattered throughout the site and
will provide 80 parking spaces. Together with the 116 attached and 26 tandem garage spaces,
the applicant is proposing 79 driveway spaces, and 135 on-site surface parking spaces that
include the 20 spaces in front of the clubhouse. The proposed site parking will provide 2.2
spaces per unit, which is below the minimum code required 2.5 spaces per unit. The zoning
code allows for and upward or downward revision based on accessibility of the open parking
spaces to all tenants and guests of a multiple dwelling complex. The applicant should provide
sound data that supports their request for a 54 -space reduction from the minimum
requirement.
In an effort to meet the minimum parking requirement, the applicant identified 34 on -street
parking spaces along Cobblestone Lake Parkway and Elmhurst Lane into their parking
equation. The applicant was informed that parking on a public street cannot be used to meet
the minimum parking requirements.
The original site plan indicated that the surface parking spaces will be 9 feet wide and 18 feet
long, which is .5 feet shorter than the City's minimum standard for a parking space that is
adjacent to a curb. City code requires that parking spaces shall not be less than nine feet
wide and 20 feet in length. If a space is adjacent to a curb or landscaped area, the required
length of the space can be reduced by 1.5 feet. The plans show sidewalks located directly
behind the curbs, which can limit its use with parked cars encroaching 1.5 feet over them.
Also, all drive aisles shall be a minimum of 24 feet wide.
Staff recommended revisions be made to bring the parking spaces into conformance with
the minimum standards. The applicant has stated in their March 26, Project Description that
all surface space will have a minimum dimension of 9 feet x 18.5 feet.
The plan identifies 79 driveway parking spaces in front of some of units, that will be 18 feet
deep. To be consistent with other multi -family developments within Cobblestone Lake, the
driveways should have minimum length of 20 feet. The applicant has stated that driveway
parking spaces will have a minimum dimension of 9 feet x 20 feet.
The plan also shows parking spaces encroaching into a drainage and utility easement along
the east side of the property. All parking spaces shall be located outside of any drainage and
utility easements and should be set back a minimum of ten feet, which will avoid any
conflicts for users of the easement.
Access to the development will be via one driveway located along the west side of Elmhurst
Lane, and a second along Cobblestone Lake Parkway. The site will be completely fenced
and the access drives will be secured. Residents will only have access to the Elmhurst Lane
gate, with the other driveway accessible by emergency personnel only.
The site plan shows the apartment buildings being set back approximately 65-75 feet from
Pilot Knob Road, 38-45 feet from 160th Street West, 20 feet from Elmhurst Lane, 55-65 feet
from Cobblestone Lake Parkway, and 15-25 feet from the north property line. Three garage
buildings and several surface parking spaces are located approximately 27 feet from the
south property line.
Existing area requirements require senior apartment and commercial buildings in "PD -703" to
be set back a minimum of 50 feet from a principal or arterial street (Pilot Knob Road and
160th Street West), 15 feet from a local street (Cobblestone Lake Parkway and Elmhurst
Lane) and 20 feet from a rear property . An exception has been established for buildings on
property adjacent to the Pilot Knob Road/160th Street right-of-way reservation area. They
allow buildings south of 157th Street West to be set back a minimum of 25 feet from the
reservation area.
The development will have fencing around the perimeter of the site. The applicant initially
proposed erecting a five-foot high decorative fence with 2 -ft. x 2 -ft. integrally spaced
masonry columns along the north, east and a portion of the south side of the property. A five-
foot tall vinyl clad chain-link fence be installed along most of the south and all the west
property line. Because of the significant grades, the chain-link fencing will not be visible
from the adjacent public roadways.
The submitted plans show a retaining wall that will extend from the northwest corner of the
site south to the southwest corner and approximately 285 feet east along the south property
line. The wall will be 16 feet tall at it highest point. Concern has been raised by Dakota
County about the potential encroachment of the retaining wall support infrastructure into the
right-of-way reservation area. Issuance of any building permits shall be contingent upon
approval by the City and Dakota County of before -mentioned retaining wall.
The developer has provided a building construction phasing plan and staging plan, which
shows the timing of building construction, location of any job site trailer, construction
materials storage, and parking for construction workers to ensure limited disruption to
adjacent properties. The plan indicates that trades parking will be on the public street.
Onsite parking shall be provided for their construction workers. Also, the temporary
construction access drive along Cobblestone Lake Parkway will not be allowed.
Grading Plan: The site has been graded as part of the sand and gravel mining reclamation
of the site. Grading to accommodate the proposed development will be needed prior to
construction. Site grading shall occur in conformance with a Natural Resources Management
Plan (NRNP) which shall include final grading plan to be submitted for review and approval
by the City Engineer.
Availability of Municipal Utilities: Existing utilities will be extended into the site to serve
the development. Utility construction shall occur in conformance with a final utility plan to be
submitted for review and approval by the City Engineer.
The applicant is proposing to install several infiltration basins and a subsurface infiltration
system that would collect storm water from the proposed development. An agreement will
need to be executed that would require that the owner of the apartment complex be
responsible for ongoing maintenance of the basins.
Elevation Drawings: Building exterior materials for the apartment buildings will consist of
a variety of masonry, cement lap and vertical board and batten siding. The clubhouse will
have a similar mix of materials.
The developer's initial plans showed use of masonry for the column bases and a few areas of
the building's elevations. Staff expressed concerns regarding the amount of masonry
proposed for the buildings and recommended that the developer consider adding more
masonry to the buildings.
The developer has submitted plans that show an increase in the amount of masonry to the all
the buildings.
Landscape Plan: A landscape plan has been submitted that identifies the location of a
variety of plant materials. and includes a detailed list of plant materials. All the proposed
materials should consist of a healthy mix of species that will be conducive to the existing
site conditions and provide an aesthetically pleasing development. Staff would like to see
additional plantings along the edge of the property adjacent to the Greenway trail.
Street Classifications/Accesses/Circulation: Although the site is surrounding by public
streets, access to and from the development will be only be available via Elmhurst Lane.
Staff had concern with development having only one access to and from the site for the
general public and residents. The applicant provided information showing trip distribution to
and from the site and potential impacts to the surrounding intersections, which was reviewed
by the City Engineer. No outstanding issues were identified.
Pedestrian Access: The site plan shows a network of internal sidewalks to serve the
development. The sidewalk widths vary in size from 3.5 to 5 feet in width. The minimum
width of all sidewalks should be five feet and any gaps should be filled in to provide better
access throughout the site.
Two gates will be installed in the fence along the north side of the site that will provide
access from the complex to the greenway trail and sidewalk along Cobblestone Lake
Parkway. Sidewalks should be extended and a pedestrian gate should be installed to provide
access to the sidewalk along the west side of Elmhurst Lane.
Signs: A sign package has been submitted that shows a 48 -sq. ft. monument sign located in
the northwest corner of the site, along Pilot Knob Road and 20 -sq. ft. of building signage.
All signage shall be in conformance with the City's current sign regulations.
Dakota County Review: Because the proposed subdivision is located adjacent to Pilot
Knob Road and 160th Street West, two County roads, it is subject to review by the Dakota
County Plat Commission. The Commission reviewed this development proposal on February
5, 2018. Their comments are included in the attached letter.
Public Hearing Comments: The public hearing was held on February 21, 2018. The
hearing was opened, no comments from the public was received comments and the hearing
was closed.
BUDGET IMPACT:
N/A
ATTACHMENTS:
Applicant Letter
Letter
Area Map
Comp Plan Map
Zoning Map
Preliminary Plat
Site Plan
Site Plan
Plan Set
Landscaping Plan
Site Plan
Site Plan
Elevations
Site Plan
Elevations
Elevations
Plan Set
SPRINGS
a i 1 ni e n
PROJECT DESCRIPTION 03/26/2018
Continental 432 Fund LLC ("Continental") proposes to develop an upscale 196 -unit multifamily
apartment community at northeast corner of 160th Street W and Pilot Knob Road in Apple
Valley, Minnesota. The overall development size is approximately 12.41 acres in size.
The apartment development will be part of the "Springs" brand that Continental has established
in the Minneapolis area. The apartment buildings are two (2) story structures with private,
ground -level, direct entries to each unit which provide a townhome feel. A total of thirteen (13)
apartment buildings are proposed. Both attached and detached garages are offered to
residents. The project's clubhouse is located near the main entrance to the site.
Upgraded exterior elevations provide architectural interest through varied durable materials
which include masonry, cement board lap siding, and cement board vertical board and batten
siding, all in a complementary color palette to the surrounding neighborhood. Large windows
are provided in each unit to promote natural lighting, along with creating opportunities to
optimize passive solar heating and cooling. Each building provides articulation to break up the
structure's massing; balconies, covered doorways, and unit projections create variation with
each facade. Schematic elevations and renderings are included in this submittal.
The Springs will consist a mix of studio, 1 -bedroom, 2 -bedroom, and 3 -bedroom units, with
ratios as shown at right. All of the floor plans offer an open -living concept with interior finishes
that include dark colored cabinetry, granite countertops, stainless steel appliances, luxury wood
grain laminate flooring, and large kitchen islands.
The Springs will be a gated and fenced community with one main
vehicular access point into the development. The gate is typically
kept closed at all times and is closely monitored by the onsite
management team. A secondary gate will be provided on the north
side of the site for emergency services. Pedestrian gates will be
provided for resident access to public sidewalks and trails.
NUMBER OF
UNIT TYPE
UNITS
STUDIO 20
1 -BEDROOM 58
2 -BEDROOM 92
3 -BEDROOM 26
A number of amenities are included within the development. Among the facilities are a 4,400
square foot clubhouse, pedestrian sidewalks throughout the community, a car care area, a pet
wash station, and a fenced pet playground. The clubhouse features a 24-hour fitness facility, a
demonstration style kitchen, and a large gathering room for events with free Wi-Fi throughout.
A resort style pool with outdoor grilling area will be located at the rear of the clubhouse. The site
plan has been designed to be harmonious with the surrounding area and adjacent
developments. Continental proposes to extend the existing multiuse trail along Cobblestone
Lake Parkway for the enjoyment of the greater community and interconnectivity will be provided
for Springs resident access to the pedestrian system.
SPRINGS
p a r 1 m e n 1 s
The proposed land use is consistent with the City of Apple Valley's Comprehensive Plan
guidance for the site of HD — High Density Residential (12+ units/area). The site is currently
zoned PD -703 with no specific zoning designation for the subject site. Continental requests to
amend the PD designation to include Multi -Family use and define the zoning criteria. The
proposed criteria are as follows:
• Architectural requirements:
o Maximum 2 stories or 35'
o Minimum 15' principal building separation
o Exterior Materials on primary buildings:
• The exterior surface materials will consist of stone masonry and fiber cement
siding on all four facades of the primary buildings.
• The percentage of each material will be provided as shown in the enclosed
elevations.
• Area Requirements and Standards
o Density —17 dwelling units per acre maximum (gross)
o Building Coverage — 32% Maximum
o Primary building setbacks
• Pilot Knob Road: 50' (25' from Dakota County ROW reservation)
• 160th Street W: 30' (10' from Dakota County ROW reservation)
• Elmhurst Lane:15'
• Cobblestone Lake Parkway S:15'
• Interior side: 15'
o Accessory Structures and surface parking setbacks
• Pilot Knob Road: 50' (25' from Dakota County ROW reservation)
• 160th Street W: 20' (10' from Dakota County ROW reservation)
• Elmhurst Lane:10'
• Cobblestone Lake Parkway 10'
• Interior side: 10'
• Parking:
The Apple Valley Code of Ordinances Parking Requirements for Multiple Dwelling uses states
that one and one-half parking spaces and one garage space per unit shall generally satisfy the
parking requirements. And that upward or downward revisions may be required at the time of site
plan review based on the accessibility of the open parking spaces to all tenants and guests of the
multiple dwelling complex.
Continental has an abundance of experience and knowledge from its extensive portfolio of
Springs communities across the country. Portfolio wide, the average parking ratio provided is
approximately 1.8 spaces per residential unit. Specifically, in the Midwest communities, our
Springs communities provide an average per unit ratio of 2.1.
SPRINGS
a r 1 m e n t s
Furthermore, according to the Institute of Transpiration Engineers Low/Mid-Rise Apartment uses
have an average demand for 1.23 parking spaces per unit with a maximum demand of 1.94
spaces per unit. In addition, the 2010 Urban Land Institute (ULI) Parking guidelines state that
demand per rented apartment unit is 1.65 spaces.
For the Springs at Cobblestone Lake, we have designed a thoughtful site plan that allows for
equal distribution of parking spaces around the residential buildings. In addition, the site plan
offers multiple parking option to fit the Springs resident's and their guest's needs.
o Overall required parking count to be provided at a min. of 2.0 spaces per dwelling unit.
o The overall parking calculation includes clubhouse parking, attached garages, detached
garages and select garage apron spaces
o Designated apron/driveway spaces will have a min. dimension of 9'x20'
o Surface parking spaces will have a min. dimension of 9'x18.5'
o All 2 -way drive aisles will be 24' wide
o 1 covered parking space will be provided per dwelling unit via a combination of attached
garages and detached garages
• Signage:
Apartment housing requires signage in the same manner as commercial uses, in that signage is a
necessary component of conducting competitive commercial activity, advertising and way -finding
to the development. The main access point to the Springs community is located on Elmhurst
Lane, approximately 1,200 feet from the intersection of Pilot Knob Rd. and 160th St. The access
location as well as the significant grade change from the major intersection limits visibility to the
site's entrance for potential residents. Proper signage on the heavily trafficked roads as well as
highly visible building signage is necessary to attract potential residents for the successful lease -
up of the development.
o 3 illuminated clubhouse tower building signs
• Maximum of 20sf each
o 1 illuminated double faced monument signs
• Monument signs to be setback from property line a min. of 20' to clear
any perimeter easements
• Gross sign area may be 50sf per side
• Maximum 10' tall from adjacent grade
• Refer to enclosed sign renderings.
Continental develops, owns, and operates each of its Springs communities. Construction is
estimated to begin in Summer of 2018. The development's clubhouse would be complete in
Spring 2019, and apartment buildings would be delivered approximately every three (3) weeks
following the clubhouse's occupancy permit. The development would be constructed as one (1)
phase, with construction activities wrapped up by Winter 2020.
COUNTY
Dakota County Surveyor's Office
Western Service Center • 14955 Galaxie Avenue • Apple Valley, MN 55124
952.891-7087 • Fax 952.891-7127 • www.co.dakota.mn.us
February 8, 2018
City of Apple Valley
7100 147th Street W.
Apple Valley, MN 55124
Re: SPRINGS AT COBBLESTONE LAKE
Dakota County Plat Commission met on February 5, 2018, to consider the preliminary plan of the above
referenced plat. The plat is adjacent to CSAH 46 (160th St.) and CSAH 31 (Pilot Knob Rd), and is therefore
subject to the Dakota County Contiguous Plat Ordinance.
The preliminary plat includes a 196 -unit multi -family development (rental) on 11.8 acres in the northeast
corner of CSAH 46 and CSAH 31. The property is a replat of Outlot M, Cobblestone Lake Commercial 3rd
Addition. The minimum right-of-way needs along CSAH 31 and CSAH 46 are 100 feet of half right-of-way,
which have been met. Additional right-of-way will be needed in the future along CSAH 31 and CSAH 46
according to the CSAH 31 Corridor Study dated May 10, 2007 and approved by the County Board on June 19,
2007. The Study identified a future compact urban interchange at the CSAH 31 and CSAH 46 intersection and
recommended the need for a minimum of 125 feet of half right-of-way, one-quarter mile in each direction,
from the intersection of CSAH 31 and CSAH 46. A "Reserved Area" agreement to preserve an additional 25 -
foot strip for the future compact urban interchange was recorded as Document No.2798825. As discussed,
this agreement needs clarification to better define the Reserved Area with a legal description along Outlot M.
A supplement to the original agreement will be needed between the City, County, and South Shore
Development, Inc. to include a legal description for the Reserved Area. The County will draft the
"Supplement to Reserved Area Agreement".
The original Reserved Area Agreement allows landscaping, signage, irrigation, storm water infiltration,
monuments, pathways, and small utilities and lighting in the Reserved Area. Other private uses, such as
permanent structures and parking lots, are not allowed. The drawings submitted with the plat show the
retaining wall itself is planned to be constructed outside of the Reserved Area. There is some concern by the
County and City that the supports /tie backs for the retaining wall (structure) are located in the Reserved
Area. Continental Properties would like to add language to the agreement supplement that would allow
permanent structures such as retaining wall supports/tie backs in the Reserved Area, and that the County
would not be responsible for removal or relocation expenses for any impacts to the retaining wall
supports/tiebacks constructed within the Reserved Area.
The retaining walls have not yet been designed in detail. The County asked if a wall design that does not
require tiebacks could be considered by the developer. The developer indicated they would look into it.
Ultimately, for retaining wall supports to be included in the Reserve Area, new language would need to be
included in the agreement supplement that gains the approval of the County Board, and a wall design
showing the specific impacts to the Reserved Area will need to be reviewed and approved by the County
together with final plat approval.
Restricted access is shown along all of CSAH 31 and CSAH 46, which was deeded to Dakota County per
Document No. 2735273.
A trail, drainage, and utility easement to the City of Apple Valley will be provided by the developer for the
North Creek Greenway along the northern property boundary. The easement should be shown on the plat
and accompany the plat mylars prior to recording. The County will provide a template/draft for the
easement.
The Plat Commission has approved the preliminary plat provided that the described conditions are met. The
Ordinance requires submittal of a final plat for review by the Plat Commission before a recommendation is
made to the County Board of Commissioners.
Traffic volumes on CSAH 46 and CSAH 31 are 23,200 and 24,000 ADT, respectively, and are anticipated to
both be 35,000 ADT by the year 2030. These traffic volumes indicate that current Minnesota noise standards
for residential units could be exceeded for the proposed plat. Residential developments along County
highways commonly result in noise complaints. In order for noise levels from the highway to meet
acceptable levels for adjacent residential units, substantial building setbacks, buffer areas, and other noise
mitigation elements should be incorporated into this development.
No work shall commence in the County right of way until a permit is obtained from the County
Transportation Department and no permit will be issued until the plat has been filed with the County
Recorder's Office. The Plat Commission does not review or approve the actual engineering design of
proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to
restrict or limit Dakota County's rights with regards to Dakota County rights of way or property. The Plat
Commission highly recommends early contact with the Transportation Department to discuss the permitting
process which reviews the design and may require construction of highway improvements, including, but not
limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please
contact Gordon McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson regarding Plat
Commission or Plat Ordinance questions at (952) 891-7070.
Sincerely,
Todd B. Tollefson
Secretary, Plat Commission
c:
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APPVaIIey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
6.A.
April 4, 2018
Other Business
Description:
Sketch Plan Review of a Revised Menard's Redevelopment Plan of the Former Hanson
Concrete Property
Staff Contact:
Thomas Lovelace, City Planner
Department / Division:
Community Development Department
Applicant:
Menard, Inc.
Applicant Date: 3/28/2018
60 Days:
Project Number:
PC 15 -36 -PZ
120 Days:
ACTION REQUESTED:
No official action is needed. The owner wishes to receive feedback concerning the proposed
revised plans. 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.
SUM MARY:
Menard, Inc. has submitted revised plans for a proposed development of 50.5 acres of
property located at the northwest corner of CSAH 42 and Johnny Cake Ridge Road. The
submitted plans identify a 210,000 -sq. ft. store and 420 -space surface parking lot on 20
acres, 18 acres of future office/office warehouse development, and five acres of storm water
ponding/open area. The remaining land area would be public road right-of-way.
The petitioner has submitted two sets of revised plans. One set includes a proposed land
use, site, bike and pedestrian circulation, and phasing plans that focuses specifically on 20 -
acre development and the second set lays out plans for the full 50.5 -acre site.
The site is adjacent to the Williams Bros. petroleum tank farm to the west and vacant land to
the north. These properties are guided for industrial and zoned for general industrial uses.
Uponor and Venstar industrial park are located to the east on property that is guided for
industrial and zoned for limited industrial uses. To the south is the Fischer Sand
and Aggregate mining operation. This property is guided "Mixed Business Campus" and is
currently zoned for gravel mining and agricultural uses.
The original request for development on this property was submitted in October 2015. The
applicant was asking for a re -designation on the Comp Plan Land Use Map of the southwest
16.5 acres from "IND" (Industrial) to "C" (Commercial) to allow for commercial/retail uses,
with the remaining property designated "MBC" (Mixed Business Campus). Also included
was a request for an amendment to the text of the Comprehensive Plan to allow for select
areas north of CSAH 42, adjacent to the South Planning Area, to be designated "MBC".
The applicant revised their original plans in 2016, and submitted a request asking that the
southwest 19 acres be re -designated for commercial uses, with the remaining property
retaining its current "IND" (Industrial) designation. This revised request also eliminated the
need for a Comp Plan text amendment.
The applicant also requested that the property be rezoned from "I-2" (General Industrial) to
"PD" (Planned Development) to allow for the retail uses on 19 acres and a mix of medical
office, office and industrial uses on the remaining property.
A public hearing on the proposed amendments to the Comprehensive Plan and Land Use
Map and the rezoning requests was held on November 4, 2015. Two comments were
received regarding potential traffic impacts. The first was from Mike Erdmann, a resident,
who expressed concern for the amount of additional traffic, head of household jobs, reducing
the amount of industrial land and the need for job creation. The second was from Dan
Hughes, Director, Real Estate, Security and EHS for Uponor North America, who also
expressed concern for traffic on Johnny Cake Ridge Road. Several Commissioners also
commented on the loss of industrial property and potential head of household jobs that many
times comes with industrial development.
As is the normal procedure, the proposed Comp Plan amendments were sent to adjacent
communities, the two school districts serving Apple Valley, the Metropolitan Council,
representatives of watershed districts in the city, MnDOT, and Dakota County for their
review and comment. A comment was received from the City of Lakeville who expressed
concern about the impact this proposal would have on their street system, in particular
Flagstaff Avenue. They requested that the applicant prepare a traffic study that would
analyze the potential impacts the proposed development would have on the existing and
future roadway system. The applicant prepared a study, which was reviewed by the City
Engineer and Bolton & Menk on behalf of the City. The traffic issues raised during the
public hearing and by the City of Lakeville were addressed in the report.
The City also engaged Bolton & Menk to study the impacts that the proposed development
would have on traffic to Johnny Cake Ridge Road and provide several scenarios for
improvements. Their study concluded that additional turn lanes, roundabouts at 148th and
149th Streets West and a signal at the 147th Street West intersection would be needed to
accommodate Menard's development. These improvements that will impact direct access to
and from property along the east side of the street, include limiting direct driveway access to
the Holiday motor fuel/convenience store, south of 149th Street West; and the Lifetime
Fitness building driveway from a full to a right in/right out only access, were presented to the
Planning Commission at their October 19, 2016, meeting.
Two property owners, who own property directly adjacent to the east of the Menard
site spoke about the proposed Johnny Cake Ridge Road improvements at the October 19,
2016, Planning Commission meeting. James Madsen of James Barton Design Build, Inc.,
expressed his concern about the proposed improvements and the impact to his property. The
City Engineer indicated that the proposed changes are conceptual at this point in time and the
City will go through a detailed design process where Mr. Madsen's issues we will be
addressed.
The second speaker, Dave Edquist, Manager of Real Estate for Holiday Station Stores,
commented that Holiday initially had concerns with the 3/4 -turn access that was originally
proposed but they really appreciated Menard, Inc. and the City's input and time spent with
coming up with a plan that would work and function far better than what they were looking at
initially. He said they believe that the proposed conceptual plan would work and he
appreciated everyone's efforts to look at both sides.
At that October 19, the Planning Commission voted 3-2 to recommend denial of the proposed
Comprehensive Plan amendment and rezoning of the property from "I-2" (General Industrial)
to "PD" (Planned Development). The Commission' s recommendation was forwarded to the
City Council.
The City Council considered the request at their meeting of December 8, 2016, at which time
concerns were raised regarding potential loss of industrial zoned property, potential future
uses of the property, property valuation, infrastructure improvements, as well as other issues.
The City Council also inquired about what assurances the applicant could provide regarding
the reuse of the existing store. It was suggested that preparation of a pre -development
agreement/contract might be an instrument that would address infrastructure improvements,
development phasing and reuse of the existing store. Menard, Inc. asked and was granted a
tabling of the request so that they could explore the pre -development agreement/contract
option.
The applicant submitted information in a letter dated February 2, 2017, that detailed what
their commitment will be with this development. They agreed to language in the planned
development ordinance that will limit the uses on the property they control and that a
landmark corner will be created at the northwest corner of Johnny Cake Ridge Road and
CSAH 42. They also indicated that they would incur the costs associated with public street
and utility improvements with the exception of a southbound left -turn lane at the intersection
of Johnny Cake Ridge Road and CSAH 42 and two-thirds the cost of the signal at 147th
Street West and Johnny Cake Ridge Road. And finally, they have committed that any
redevelopment at the existing store will not include tenants currently located in the City
unless it involves the expansion of an additional location or their employment base in the city.
The request was considered again by the City Council on February 9, 2017. They voted 4-1
to approve submitting to the Metropolitan Council an amendment to the 2030 Land Use Map
of the Comp Plan changing the designation of the south 19 acres of the subject property from
"IND" (Industrial) to "C" (Commercial). The Metropolitan Council reviewed the proposed
amendment and sent a letter of no objection to the City in March 2017.
Since that time, the applicant has been working on their development plans, which culminated
in the revised plans submitted for your review and comment. Included with their revised
plans is a letter that outlines their commitments to the public/private improvements
associated with the proposed development and reuse of the existing store.
BACKGROUND:
Comprehensive Plan: The subject property is currently guided "IND" (Industrial) on the
2030 Comprehensive Plan Land Use Map. This category allows offices, assembly,
warehouse, manufacturing and other similar activities within an enclosed building to limit the
amount of dust, noise, odor and other adverse impacts. The current zoning district categories
that regulate industrial uses include "I-1" (Limited Industrial), "I-2" (General Industrial) and
"BP" (Business Park). A limited percentage of floor space (10% of gross floor area) is
permitted for retail activities accessory to the industrial uses.
The original request identified 16.5 acres of commercial, 14.1 acres of medical office and
8.75 acres of industrial use. The applicant proposed that the 16.5 acres be re -designated "C"
(Commercial) and the 22.85 acres of medical office and industrial be re -designated "MBC"
(Mixed Business Campus). The "C" (Commercial) designation is intended for a wide variety
of retail, office, and service uses that vary in intensity and off-site impacts. Retail uses
typically encompass the traditional community shopping businesses and occupy much of the
downtown area. It is intended to accommodate a wide range of commercial goods and
services. Off-site impacts include activity, light, noise and generally higher traffic generation
rates than other commercial uses. Retail land uses will be zoned "RB" Retail Business),
"SC" (Shopping Center), and "PD" (Planned Development), which allows uses according to
the specific performance standards:
• High quality site and architectural design and building materials are expected to be used
within this land use category to promote pleasing off-site views of the development;
• Development in the downtown area shall adhere to the Downtown Design Guidelines;
• Landscaping shall be installed to provide aesthetic treatment of buildings and to soften
parking lot areas;
• Significant traffic generation during the weekday and weekends is associated with retail
development. Traffic studies may be requested in conjunction with the review of large
developments that have the potential to threaten the integrity of the existing and planned
roadway system. Additionally, developments that lower the level of service on adjacent
roadways or intersections may be required to install traffic improvements to improve
the level of service to its pre -development condition if City approval is granted;
• Driveway access points to the development shall be from non -local streets or those
designed for primarily non-residential traffic. No direct access to County Road #42 and
Cedar Avenue shall be allowed; and
• Lighting is limited to parking lot and building illumination designed for employee safety.
The "MBC" designation is intended to be high quality settings for office campus, office with
light industrial, office with biomedical manufacturing, health care facilities, health care
training, general office, corporate office, and other higher intensity employment uses that will
create job opportunities in the community.
Mixed retail and commercial service uses that serve the campus and adjacent neighborhoods
will be limited to activities that support the employment objectives of the Mixed Business
campus. Examples of supporting uses would include lodging, restaurants, daycare, banking
and other retail uses that may support the campus and adjacent neighborhoods. The mix of
uses in the MBC district includes the following:
• A range of 55% to 65% office, 10% to 20% light industry/manufacturing, 10% office
warehouse/showroom, and
• 5% commercial and retail uses generally supportive of the campus and surrounding
neighborhoods.
The "MBC" land use designation specifically applies to property in the South Central
Planning Area (SCPA). Therefore, the applicant requested a text amendment to that statement
to include "select areas north of County Road 42 adjacent to the South Central Planning
Area ".
2016 Proposal: The applicant revised their site plan in 2016, which proposed 19 acres of
commercial, 9.25 acres of medical office and 8.75 acres of industrial property. The proposed
commercially designated property would be developed for 207,000 -sq. ft. Menard's store on
Parcel 4 and 118,000 sq. ft. of office/medical office uses on Parcels 5 and 6. Parcel 3 would
be reserved for future expansion of the Menard's store or another commercial use(s). Parcel
2 would the future location of the ISD 196 transportation hub facility that was previously
proposed for property at the northeast corner of 147th Street West and Johnny Cake Ridge
Road. Finally, Parcel 1 would be the location of a storm water pond and a section of the
North Creek Greenway.
It did not appear that the applicant's original and revised proposals would meet the criteria
set forth in the "MBC" designation. Therefore, staff recommended that the existing "IND"
designation remain on Parcels 1, 2. 5 and 6 of the 2016 plan. The industrial and business
park zoning districts allow for offices as permitted uses and certainly, a planned development
district would be able to establish uses that would include both industrial and medical office
uses consistent with the designation.
The 2018 submittal package is generally consistent with the 2016 proposal.
Zoning: The property is currently zoned "I-2" (General Industrial). General industrial
districts are designed to serve the smaller "quasi -industrial" uses, such as machine shops,
sign shops, mill -working establishments, and the like.
Two rezoning options were available for the City to consider with the original and the 2016
proposals. The first would be to rezone the properties consistent with the proposed Comp
Plan designations. The second, which is the applicant's and the City's preference, would be
to rezone the property to "PD" (Planned Development). A planned development would
provide the following:
• A more creative and efficient approach to the use of land;
• Allow for a variety in the types of environment available to the people of the city;
• Encourage more efficient allocation and maintenance of privately controlled open space
in residential developments through the distribution of overall density of population and
intensity of the land use where an arrangement is desired and feasible;
• Provide the means for greater creativity and flexibility in environmental design than is
provided under the strict application of the zoning and subdivision chapters while at the
same time preserving the health, safety, order, convenience, prosperity and general
welfare of the city and its inhabitants;
• Encourage an overall design within the natural boundaries for an area; and
• Provide an overall guide for developments that are staged because of the size of an
area.
Staff believes that the planned development rezoning to a planned development is still a
viable option with the 2018 revisions. It allows the City to negotiate with the land
owner/developer on the type of uses, site coverage, area requirements and performance
standards, and development phasing.
Site Plan: The 2018 conceptual site plan shows a one -level 210,000 -sq. ft. Menard's store
and 420 -space parking lot on 20 acres in the southwest corner of site. The plan also shows
potential building footprints and parking areas on the remaining lots in the development. In
the northwest corner of the site is an existing storm water holding pond on five acres. The
pond currently collects storm water generated from the site. It is expected that this pond will
be incorporated into the City's storm water management system and may likely be the
location of a section of the North Creek Greenway, which will run along the west side of the
project area north from CSAH 42 to 147th Street West.
Building Elevations: The applicant has submitted conceptual building elevations for review.
The south elevation of the building will be constructed with precast panels that will be clad
with red brick and tan block. The west elevation will be constructed with a tan split -face
block. The north elevation with have an exterior finish consisting of a combination of tan
colored split -face block, green metal panels and clear polycarbonate panels. Tan colored
split -face block will be the exterior finish of the east elevation. The building elevations will
receive more scrutiny at the time of a formal application.
Street Classifications/Accesses/Circulation: Access to the site will be via CSAH 42, a
principal arterial road, Johnny Cake Ridge Road, a major collector street and 147th Street
West, a minor collector street. The westerly CSAH 42 intersection will be a 3/4 -intersection
(right in/right out/left in only). The easterly CSAH 42 intersection will be a right in/right out
only.
Significant improvements to Johnny Cake Ridge Road will be need to accommodate the
additional traffic generated from development on the subject property. They include:
• A raised median from 147th Street West to CSAH 42;
• Roundabouts at 148th and 149th Streets West;
• A right in/right out only access at the driveway entrances to the Holiday convenience
store and Lifetime Fitness building; and
• Additional turn lanes on Johnny Cake Ridge Road at CSAH 42 and 147th Streets West
intersections.
The dedication of additional road right-of-way to accommodate the suggested improvements,
which will require the relocation of the Great River Energy electrical transmission line
outside of the right-of-way; and Improvements to CSAH 42 would also occur with
development on the subject property.
A right in/right out intersection is proposed an eighth of a mile west of the Johnny Cake
Ridge Road intersection and a 3/4 -intersection one-half mile west of the intersection. All of
these roadway improvements will require the dedication of additional right-of-way for C SAH
42 and Johnny Cake Ridge Road. The two access driveways along CSAH 42 are revisions
from previous plans. Staff does have concern about the right-in/right-out access on CSAH
42 and asked that the applicant submit additional traffic information pertaining to the
proposed changes. Attached is that information and the City's review of the information.
Staff would like to go back to Dakota County to get their input on the impacts the revised
plans will have on CSAH 42.
Pedestrian Access: The applicant has submitted a bike and pedestrian circulation plan,
which identifies the location a section of the North Creek Greenway and sidewalks/pathways
along the south side of 147th Street West, 148th Street West and Johnny Cake Ridge Road.
Sidewalks are shown on both sides of all streets within the proposed development. Sidewalk
connections from to the development sites to the public pedestrian system should be
incorporated into each phase of development.
Phasing Plan: The first phase of development will be the Menard's store, the storm water
ponding area, 149th Street West and a new public street that will intersect with 147th Street
West and the right in/right out only intersection along CSAH 42. The remaining development
is expected to occur in 2020 or later.
BUDGET IMPACT:
It is estimated that over $10 million in infrastructure improvements will be necessary to
accommodate the development as proposed. Those improvements include:
• A traffic signal at 147th Street West and Johnny Cake Ridge Road.
• A regional storm water pond in the northwest corner of the site.
• Roadway improvements to Johnny Cake Ridge Road and CSAH 42.
• Onsite geotechnical corrections.
• Relocation of the transmission lines along the west side of Johnny Cake Ridge Road.
• Street and utility improvements to serve the development.
Menard, Inc. has indicated that they will pay for the CSAH 42 improvements, all the public
street and utility construction improvements within the project area, including a regional
storm water pond; and all Johnny Cake Ridge Road improvements with the exception of a
southbound left -turn lane and a third of the cost for the signal at 147th Street West and
Johnny Cake Ridge Road.
ATTACHMENTS:
Applicant Letter
Background Material
Background Material
Area Map
Comp Plan Map
Comp Plan Map
Zoning Map
Plan Set
Plan Set
Plan Set
Plan Set
Elevations
March 6, 2018
INC..
Mr. Tom Lovelace
City of Apple Valley
7100 147111 Street West
Apple Valley, MN 55124
Via Overnight Mail
Re: Menards Redevelopment of the Former Hanson Concrete Property
Apple Valley, Minnesota
As we discussed, please consider this correspondence and attachments Menard.. Inc. 's
request that the City accept the Metropolitan Council detennination to re -guide a portion of the
former Hanson Concrete Property from -IND- to "C., approve the rezone to Planned Unit
Development District, and move the project along to Site Plan Review Building permit
Authorization. 1 believe the public hearing already occurred on this request. Accordingly, 1
would appreciate placement on the Wednesday, March 21st agenda of the Planning Commission.
We have been diligently working these many months to put together the best plan for the
City of Apple Valley and Menards. HKGi has developed renderings for a number of different
concepts on our behalf. Our concepts evolved further when it was collectively determined that
the economics simply did not work with Scannell and JSD 196 on the proposed transportation
hub at the southwest corner of Johnny Cake Ridge Road and 147th Street. In a further effort to
control initial development costs and provide better flexibility for the for the development of the
property immediately west of 148th Street, we believe it best to initially leave that intersection
with Johnny Cake Ridge Road unimproved in the hopes of attracting a single, larger user to that
property. All of these things have influenced the plans we are submitting to the City today.
The plans are largely in accordance with the site plans reviewed as part of the March 9,
2017 Metropolitan Council re -guidance of the property. In addition, Menard, Inc. is willing to
commit that the redevelopment of the former Hanson Concrete Property is subject to the
following development requirements:
• Phase 1 of the project shall consist of the development of the Menards store in the
southwest corner of the property. As part of Phase 1, Menard, Inc. shall
o pay the City to design and construct the widening ofJohnny Cake Ridge Road
from CR 42 to 149th Street West, including the CR 42 intersection and
signalized traffic control upgrades to the south; excepting, the City shall be
responsible for one (1) southbound -to -eastbound left turning lane from Johnny
Cake Ridge Road to County Road 42.
o pay the City to design and construct the roundabout traffic control located at
Johnny Cake Ridge Road and 149th Street
5101 IVIENARD DRIVE EAU CLAIRE, WI 54703-9625
PHONE (715) 876-5911 FAX (715) 876-2868
o pay the City to design and construct the signalized traffic control at Johnny
Cake Ridge Road and 147th Street West excepting, the City shall apply the
5250,000 Dakota County Redevelopment Project Grant to the overall cost and
the parties shall be responsible for the remaining costs based on the following
split: City two-thirds (2/3) / Menards one-third (1/3) of the signalized traffic
control at 147th Street and Johnny Cake Ridge Road, including that work
necessary to taper back into existing Johnny Cake Ridge Road north of 147h
Street.
o design and construct a regional storm water detention facility sized to a
capacity to meet the overall needs of the redevelopment of the Property , in
accordance with City design guidelines
o reserve a 30Greenway buffer and construct a portion of the North Creek
Greenway Trail from CR 42 to 147th Street.
o pay the City to design and construct the 149th Street extension west of Johnny
Cake Ridge Road, thence meandering north to 147th Street.
o pay the City to design and construct the right turn deceleration lane along
eastbound 147th Street West to the new north -south street
o design and construct the CR 42 left -in / right -in / right -out median crossover
improvements along CR 42 at the 1/4 mile point west ofJohnny Cake Ridge
Road intersection, at the new north -south street connection to CR 42
o design and construct the right -in / right -out improvements along CR 42 at the
1,18 mile point west of the Johnny Cake Ridge Road intersection
o contract with Great River Energy for the design and construction ofthe
towers, poles, and electrical lines located adjacent to Johnny Cake Ridge Road
to the east that are required to be relocated in order to facilitate roadway
improvements set forth above, including the grant of any necessary
easement(s) to Great River Energy
o install all public and private underground utilities necessary to serve the
redevelopment ofthe Property, specifically including water, sanitary, storm,
electrical, telephone, cable television and gas services
o covenant that the initial redevelopment of the existing Menards store located
at 14960 Florence Trail in the City of Apple Valley shall be with tenants not
currently located within the City‘ and may not result in the closure or
consolidation of other location(s) within the City ("No Poaching.'"). These No
Poaching provisions shall not apply to situations in which a user wants to
operate multiple locations within the City or expand their employment base
within the City.
5101 MENARD DRIVE EAU CLAIRE, WI 54703-9625
PHONE (715) 876-5911 FAX (715) 876-2868
INC.
o Covenant that the remainder of the Property shall remain -IND- (Industrial)
from a proposed land use perspective. During the course of the rezoning, the
PUD language specific to the -IND" (industrial) portion of the Property shall
contain text limiting the land uses to medical office and office uses, requiring
multi -story building construction, and creating a landmark comer at the
northwest comer ofJohnny Cake Ridge Road and CR 42; or, the City may
allow the PUD language to be less rigid in order to permit a broader spectrum of
industrial land use development, subject to City Council review and approval.
• Phase 11 of the project shall consist of the development of the office / medical office
land uses on the remainder of the property. If necessary based on the final site plans
to serve Phase 11, the developer of Phase 11 shall:
o pay the City to design and construct the roundabout traffic control located at
Johnny Cake Ridge Road and 148th Street and Johnny Cake Ridge and 149th
Street.
o pay the City to design and construct the 148th Street extension west of Johnny
Cake Ridge Road to the new north -south street connecting CR 42 to 147th
Street.
look forward to discussing this matter further with staff, the Planning Commission, and
the City Council, and as a company we look forward to continuing our longstanding relationship
with the City by constructing our 3rd store in Apple Valley.
1 may he reached at 715-876-2810.
Sincerely,
Thomas O'Neil
Menard, Inc. Real Estate Acquisitions
5101 MENARD DRIVE EAU CLAIRE, WI 54703-9625
PHONE (715) 876-5911 FAX (715) 876-2868
Tar
WENCK
Responsive partner.
Exceptional outcomes.
To: Tom O'Neil - Menard, Inc.
From: Ed Terhaar, P.E.
Date: March 16, 2018
Subject: Supplemental Traffic Forecast Information for the Menards Development in
Apple Valley, MN
BACKGROUND INFORMATION
Updated site plans have been developed for the proposed Menards development in Apple
Valley, MN. The Menards only site plan is shown in Figure 1 and the full development site
plan is shown in Figure 2. The size of the Menards store remains at 210,000 square feet
while the amount of medical office space is reduced from 176,000 square feet to 144,000
square feet. The Menards store has been rotated and now faces CSAH 42.
TRIP GENERATION INFORMATION
Trip generation information included in the November 2017 study was based on the Ninth
Edition of Trip Generation, published by Institute of Transportation Engineers (ITE). Since
the completion of the report, ITE has issued the Tenth Edition of Trip Generation. The
expected number of trips for the updated site plan were calculated based on data presented
in Tenth Edition. A comparison of the previous and current trip generation estimates is
shown in Table 1.
Table 1: Weekday Trio Generation for Proposed Proiect
Land Use
Size
Weekday AM Peak Hour
Weekday PM Peak Hour
Weekday
Daily
In
Out
Total
In
Out
Total
Total
November 2017 Study -Ninth Edition Data
Menards Store
210,000 SF
178
135
313
240
249
489
6455
Medical Office
176,000 SF
332
88
420
176
453
629
6359
Subtotal
510
223
733
416
702
1118
12814
Current Site Plan -Tenth Edition Data
Menards Store
210,000 SF
188
142
330
240
249
489
6455
Medical Office
144,000 SF
312
88
400
139
359
498
5011
Subtotal
500
230
730
379
608
987
11466
Difference
-10
+7
-3
-37
-94
-131
-1348
SF=Square Feet
As shown in Table 1, the current plan generates fewer total trips during the a.m. peak hour,
p.m. peak hour, and weekday daily.
Wenck Associates, Inc. 1 1800 Pioneer Creek Center 1 P.O. Box 249 1 Maple Plain, MN 55359-0249
Toll Free 800-472-2232 Main 763-479-4200 Email wenckmp@wenck.com Web wenck.com
Tom O'Neil
Menard, Inc.
March 16, 2018
TRAFFIC OPERATIONS IMPACTS
v*v
WENCK
R mor civc rrr-rfir.
Extoplior'aI our1orres.
With fewer trip generated by the current plan, the traffic impact will be very similar and
may show less overall impact compared to the results presented in the November 2017
study. Access alternative 2 in the November 2017 study included the same access
configuration shown on the current plan. Trips were assigned to both access points on
CSAH 42 based on the size of the store. The orientation of the Menards store is not
expected to impact the distribution of trips to the surrounding roadway system.
Based on observations at the existing Menards store, the amount of traffic using the
building materials driveway is expected to be a small portion of the overall site traffic. The
proposed access intersection with the internal street system is expected to adequately
accommodate the amount of traffic at this location.
The future use for the property in the northeast corner of the site plan is not known at this
time. The location of the internal street will allow an access for this property at a location
south of 147th Street. The access would be located an adequate distance from 147th Street
and therefore is not expected to impact operations at the 147th Street/internal street
intersection. Further analysis should be completed when the land use for this property is
determined.
N
t47' t. W
l47Tri, ST. 'W.
0
I
1
Office / Medical Office
[Future Development Site]
14.00 Acres
s
1
a
Warehouse
1 Building Materials
Controlle '.. Yard
I 114i
Access
1
i
a
Garden
_Center
Y n
•Ifh e. rY.utl�' ...�� 1
a ;
,Office / Medical Office
-Future Development Site]
4.00 Acres
_Parking
by
•
[Lit
INIMIMr• - • i •
I
Co u ntjr Rd 742
WENCK
"•:,o.: ye, C: - r (.vier,
c ! res•
TRAFFIC INFORMATION
FOR MENARDS
DEVELOPMENT
IN APPLE VALLEY, MN
FIGURE 1
MENARDS ONLY SITE PLAN
N
747 St. W
147TH. ST.
Ic(A H 11( 1/1N107)
r
District
I Stormwater
Treatment
Pond
4,00 Acres
fik
H
&1,1
• ,„0,4 , ..
Office / Medical Office 7,1
[Future Development Re]
3.25 Acres
i.u.1.1i.LitlitlIALI
• 14. 11-1111 a)
1 Z ,
1
. ..,i- Office/ Medical Office
' [Future Development Site]
" 3.00 Acres
Office / PvIedical OfficeM
[Future Development Site]
3.75 Acres
u
Controlled
Access
Building Materials
Yard
One Level Store
+1- 210 000 SF
1-
42O Parking Space
1
kOfficei Medical Office •
[Futae' Development Site]
12,75 Acres
Garden
Center
Office / Medical Office OA
[Future Development Site] t
4.00 Acres
• . —
Add itio nal 25' RIO W
H
HL[]II1I[[]1Ul1[]1
1757,_1•17..,
County Rd. 42
vv
WENCK
Recoonsive Dar Prier.
1:1(.1,1,0rol
TRAFFIC INFORMATION
FOR MENARDS
DEVELOPMENT
IN APPLE VALLEY, MN
FIGURE 2
FULL DEVELOPMENT
SITE PLAN
BOLTON
& MENK
Real People. Real Solutions.
MEMORANDUM
Date: March 23, 2018
To: City of Apple Valley, MN
From: Bryan T. Nemeth, P.E., PTOE
Michael Boex, P.E.
Subject: Traffic Impact Study Review — Supplemental Traffic Forecast
Menards Development
12224 Nicollet Avenue
iisvitte, MN 55337-1649
Ph 1952) 890-0509
Fax: (952) 890-8065
Beticn-Menk, corn
I hereby certify that this report was prepared by me or under my direct supervision and that 1 am a dui\
Registered Profes,,ional Engineer under the laws of the State of Minnesota.
Pt". 43354 March 23, 2018
Bryan T. N meth, P.E., PTOE Reg. N. Date
Introduction
The Supplemental Traffic Forecast Information for the Menards Development in Apple Valley, MN,
dated March 16, 2018 was reviewed to determine if and hoNNthe development and site layout revisions
impacts the traveling public. Overall. the TIS appears to be accurate and the site size changes are not
anticipated to be of concern as compared to the previous Traffic Impact Study submitted on November
17, 2017. However, the site design has been modified and there are some design and acres
considerations that will need to he rectified.
Forecasts
The proposed changes in the size of both the Menards building and the surrounding developments
requires the recalculation of trip generation due for the site. The TIS forecasts are lower than the previous
forecasts provided in the November 17, 2017 Traffic Impact Study for the site.
Public Roadway System Impacts and Operations
It is anticipated that the development traffic would be effectively dispersed throughout the public roadway
sy ,,tem as defined in the November 17, 2017 Traffic impact Study and evaluated in the December 22,
2017 Review. The traffic decrease is anticipated to provide more effective operations and a rerun of
analysis is not anticipated to be needed.
147th Street Access
The new street access to 147th Street is indicated in the site plan as full access. This proposed access is
moved further east than the previous submittal but is properly spaced from the other existing accesses
along 147' Street (minimum 330' access to access). The new alignment does allow for the parcel to the
east to ha% e a full access onto 147th Street. Based on the previous traffic analysis, the east parcel full
access would need to be aligned with the western Abdallah access to ensure that left turn conflicts do not
II:\APVA\_Gerieral \2018\Menards Traffic Impact Study III \2018-03-23_Menards TIS Review 111.doac
ERci„ !aiuititriity
Name: Menards Development Re -Evaluation Update
Date: March 23, 2018
Page: 2
occur and the adequate spacing from Johnny Cake Ridge Road and the eastern Abdallah access is
provided.
As consistent with previous comments, the traffic volumes will require an eastbound right turn lane. This
will have to be shorter than previously identified due to the revised access location and would be deemed
acceptable based on the lower traffic volumes for the site. The existing three lane section of 147th Street
allows for westbound left turning vehicles. The following recommendations for the 147th Street access is:
• Construct a 240' eastbound right turn lane. This includes 180' full width turn lane with a 60'
taper (taper at 5:1)
The future access to the east was determined through a previous study and has the following
recommendation on the turn lane need.
• Construct a 235' eastbound right turn lane. This includes 175' full width turn lane with a 60'
taper (taper at 5:1)
Johnny Cake Ridge Road
The previous work and review of the site provides for adequate access and operations at the accesses and
no changes are anticipated to be needed. Additionally, review of the 147th Street and CSAH 42/150th
Street intersections was also previously completed.
150th Street/County Road 42 Access
Two access points are proposed along 150th Street west of Johnny Cake Ridge Road. This is different than
the previous plan submitted in November 2017 which showed only one access point onto 150th St. The
roadway is currently under the jurisdictional authority of Dakota County and is functionally classified as a
Principal Arterial. A review of Dakota County Access Guidelines indicates that partial movement
intersections would be allowed at 1/4 mile spacing. Partial movement intersections include 3/4 access
configurations. Additionally, a right-in/right-out access may be permitted at is mile spacing if the County
determines the access improves the overall safety and/or efficiency of the transportation system.
The proposed 3/4 access is just under 1/4 mile (1,320 ft.) at 1,260 feet. This would likely meet the County's
access spacing requirement.
The proposed right-in/right-out access is under Vg mile (660 ft.) at 440 feet. While the distance for
stopping sight distance is met, the County's access spacing requirement is not met. The right-in/right-out
access should be moved approximately 150 to 200 feet west of its currently proposed location.
The roadway system for the site should also match into all proposed accesses on CSAH 42 to help justify
the need. As shown, the 3/4 access is primarily for access to one business. It is highly likely that Dakota
County would not approve of an access on CSAH 42 to primarily serve one business. Additionally, it is
likely that Dakota County would approve of only one access to CSAH 42, as has been proposed
previously.
The following recommendations for the 150th Street turn lanes at the 1/4 access are:
• Construct a 480' westbound right turn lane. This includes 300' full width turn lane with a 180'
taper (taper at 15:1). This matches the design of the 3/4 access to the west but could potentially be
reduced to a total of 390' based on Design of Turn Lane Guidelines.
• Construct a 480' eastbound left turn lane. This includes 300' full width turn lane with a 180' taper
(taper at 15:1). This matches the design of the 1/4 access to the west.
The following recommendations for the 150th Street turn lanes at the right-in/right-out access are:
• Construct a 390' westbound right turn lane. This includes 210' full width turn lane with a 180'
taper (taper at 15:1).
equal opporiuliity en".110,
Name: Menards Development Re -Evaluation Update
Date: March 23, 2018
Page: 3
Internal Site Circulation
Review of the internal site circulation was conducted to determine if the circulation patterns would have
any effect on the public roadway system or have any design concerns.
The internal north -south roadway has a number of horizontal curves. As indicated on the attached figure,
the radii of the curves are 210' indicating a design speed of 25 mph assuming normal 2% crown on the
roadway. This is a concern as the roadway needs to be designed for 30 mph. The 200' radius on 148'
Street is also a concern but is at the start of the stopping sight distance from the new N -S street and may
be acceptable. A 30 mph roadway will require a minimum radius of 333 feet.
The minimum driveway setback shall be in accordance with City Code. The setback from Johnny Cake
Ridge Road is appropriate as shown. The setback from CSAH 42 is not appropriate with its designation as
a Principal Arterial. The minimum setback should be 300 feet.
With a 30 mph ',peed on the roadways, the minimum spacing between driveways (centerline to centerline)
is 200 reel to ac,ornmodate stopping sight distance. The driveway shown on the north end should be
moved at least 200 feet from the proposed driveway for the adjacent parcel. All other proposed driveways
do meet this distance.
Conclusions and Recommendations
The primary review conclusions and recommendations are provided below.
Right-in/Right-out Access on CSAH 42
• Inadequate spacing from the intersection of Johnny Cake Ridge Road/CSAH 42 (150111 Street)
based on Dakota County Access Guidelines.
o Move the right-in/right-out access approximately 200west.
• Provide a right turn lane into the right-in/right-out access.
3/4 Access on CSAH 42
• Adequate spacing is provided from the intersection of Johnn\ Cake Ridge Road/CSAH 42 (150(11
Strect)_based on Dakota County Access Management Guideline,,
• Provide a right turn lane and left turn lane into the 3/4 access.
• Connect the public roadway system onsite to both accesses proposed on CSAH 42.
CSAH 42 Accesses
• Based on Dakota County Access Guidelines, a restricted aceesv ould be allowed at 1/4 mile
spacing. While it is believed that an additional access to CSAI I 42 would improve the efficiency
of the transportation system it is not an approved conclusion that Dakota County would grant the
right-in/right-out access in addition to the 3/4 access. It is advised that the 3/4 access be set up as the
primary access from CSAH 42 for the site. The right-in/right-out access should be designed at an
appropriate location as mentioned above and be designed for the possibility of the access not
being approved by Dakota County if they do not agree that it would improve the efficiency of the
transportation system.
147th Street Access
• Adequately located and spaced based on city guidance.
• Provides for adequate spacing to a future full access for the parcel to the east,
• Provide an eastbound right turn lane into the access.
6 1.1ef4.. ;lit equal opportoiliv cmpt:v*,
Name: Menards Development Re -Evaluation Update
Date: March 23, 2018
Page: 4
Johnny Cake Ridge Road Access
• Acceptable. No change from previous plans.
Internal Roadways
• Inadequate horizontal curves rated at 25 mph. A 30 mph design is required.
• Revise with a minimum radius of 333 feet.
• Connect the public roadway system onsite to both accesses proposed on CSAH 42.
• Provide 300' setback to the first driveway from all accesses connecting to CSAH 42.
• Driveways need to be separated by at least 200' to account for stopping sight distance.
opocArhir.ly ermArvei
147TH' ST.
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RECESSED LOADING
•••
••.•
.us.
••*•
•••
Apple
ey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
6.B.
April 4, 2018
Other Business
Description:
2040 Comprehensive Plan Update - Establishing Dates for Open Houses and Public Hearing
Staff Contact:
Bruce Nordquist, Al CP, Community Development Director
ACTION REQUESTED:
Approve dates for open houses and public hearing.
Department / Division:
Community Development Department
SUMMARY:
Dates for open houses and public hearing will be provided at the Planning Commission
meeting on April 4, 2018.
BACKGROUND:
N/A
BUDGET IMPACT:
N/A
Imagine 2040
Apple Valley
APPLE VALLEY COMPREHENSIVE PLAN UPDATE
www.imagineapplevalley2040.com
2040 COMPREHENSIVE PLAN UPDATE
TENTATIVE FINAL REVIEW/DISTRIBUTION SCHEDULE
1. April 12: City Council Comprehensive Plan Update -Housing and Land
Use Policies
2. April 18: Planning Commission Review of Final Draft Plan
3. April 20: Post Draft Plan on City of Apple Valley Website
4. April 21: Share Draft Plan at Home and Garden Show With Information
Announcing the Open Houses
5. April 26: City Council Update on the Draft Plan
6. April 30 Open House at the Municipal Center (6 p.m. to 8 p.m.)
7. May 2: Planning Commission Update on Status of the Final Draft Plan
8. May 7: Open House at the Municipal Center (6 p.m. to 8 p.m.)
9. May 16: Public Hearing Held by Planning Commission
10.May 24: City Council Authorizes Distribution of Draft Plan
11.May 29: Distribute Draft Plan for Six -Month Review
•••
••.•
.us.
••*•
•••
Apple
ey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
6.C.
April 4, 2018
Other Business
Description:
Review of Upcoming Schedule and Other Updates
Staff Contact:
Joan Murphy, Department Assistant
ACTION REQUESTED:
N/A
SUM MARY:
Next Planning Commission Meetings:
Department/ Division:
Community Development Department
Wednesday, April 18, 2018 - 7:00 p.m.
• Public hearing applications due by 9:00 a.m. on Wednesday, March 21, 2018
• Site plan, variance applications due by 9:00 a.m. on Wednesday, April 4, 2018
Wednesday, May 2, 2018 - 7:00 p.m.
• Public hearing applications due by 9:00 a.m. on Wednesday, April 4, 2018
• Site plan, variance applications due by 9:00 a.m. on Wednesday, April 18, 2018
Next City Council Meetings:
Thursday, April 12, 2018 - 7:00 p.m.
Thursday, April 26, 2018 - 7:00 p.m
BACKGROUND:
N/A
BUDGET IMPACT:
N/A